PC Res 3597
RESOLUTION NO. 3597
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2004-113) TO ALLOW A SECOND STORY
ADDITION AND FLOOR AREA RATIO OF .5 ON PROPERTY OWNED
BY MR. MEHRAN ZARGARI LOCATED AT 281 VIRGINIA AVENUE
IN AN R-1-6 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR MEHRAN ZARGARI. FILE NO. PLN2004-113.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2004-113
1. The density of the proposed project site is 5.58 units per gross acre, which is consistent with
the General Plan land use designation of Low Density Residential (less than 6 units per gross
acre).
2. The proposed project is consistent with the R-I-6 (Single-Family Residential, 6,000 square
foot minimum lot size) Zoning District in that it meets the minimum setbacks, height
restriction, building coverage, floor area ratio and parking requirements of the R-I-6 Zoning
District.
3. The perceived scale and mass of the home is compatible with adjacent homes and homes in
the surrounding area.
4. The home minimizes the use of design features that make it appear significantly larger than
the adjacent homes and the homes in the surrounding area.
5. The project consists of a new 2,996 square foot single-family residence with a building
coverage of 38% and Floor Area Ratio of .49%.
6. The project provides four parking spaces where two parking spaces are required.
7. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
8. The proposed project is surrounded by single-family residences to the north, south, west and
quasi-public facility uses to the east.
9. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of one single-family
residence.
Planning Commission Resolution No. 3597
PLN2004-113 -- 281 Virginia Avenue-Site and Architectural Review Permit
Page 2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
I. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a Site and
Architectural Review Permit (PLN2004-113) to allow a second story addition and floor area
ratio of.5 on property owned by Mr. Mehran Zargari located at 281 Virginia Avenue, subject to
the following conditions:
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a single-family residential addition located at 281 Virginia Avenue. The
building design and site design shall substantially conform to the project exhibits listed
below, except as may be modified by the conditions of approval herein:
a. Project plans prepared by applicant received October 18,2004 including a site plan, floor
plans and elevations.
Planning Commission Resolution No. 3597
PLN2004-113 -- 281 Virginia Avenue-Site and Architectural Review Permit
Page 3
2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a
period of one year from the date of final approval. Within this one-year period, a building
permit must be obtained and construction completed one year thereafter or the Site and
Architectural Review Permit shall be void.
3. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a new fence at the
expense of the applicant, unless it is determined to be in good condition by the Community
Development Director.
4. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. (Section 11.201 and 11.414,
1985 Ed. Uniform Fire Code.)
5. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell
Municipal Code
6. Construction Hours: Construction activities will be limited to the hours of 8:00 a.m. to 5:00
p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays
and Holidays unless an exception is granted by the Building Official.
7. 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.
Building Division:
8. Permits Required: A building permit application shall be required for the proposed complete
remodeling and addition to the existing structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
9. Project Description: This project is proposed as a "remodel and addition to an existing
dwelling." The scope of work proposed under this project more closely reflects the
construction of a new single-family dwelling. The Building Inspection Division will
consider this project as new construction and fees will be calculated based on the
comparative similarities to new construction.
10. 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.
11. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
Planning Commission Resolution No. 3597
PLN2004-113 -- 281 Virginia Avenue-Site and Architectural Review Permit
Page 4
12. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
13. 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.
14. 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
civil engineer specializing in soils mechanics.
15. Site Plan: Application for building permits shall include an accurate site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. The site
plan shall also include site drainage details.
16. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. 8Y:z by 11 calculations shall be submitted as
well.
17. Special Inspections: When a special inspection is required by UB.c. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building
18. Official for approval prior to issuance of the building permits, in accordance with UB.C
Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building
Inspection Division Counter.
19. 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 inches by 36 inches) is available at the Building
Division service counter.
20. Approvals Required: The project requires the following agency approvals prior to issuance of
the building permit:
a.
b.
c.
d.
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
Bay Area Air Quality Management District (Demolitions Only)
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)
Planning Commission Resolution No. 3597
PLN2004-113 -- 281 Virginia Avenue-Site and Architectural Review Permit
Page 5
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. Pacific Gas and Electric Company: The applicant is advised to contact PG&E 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.
The applicant should also consult with P.G. &E. concerning utility easements, distribution
pole locations and required conductor clearances.
22. Intention to OCCUPY During Construction: Owners shall declare their intent to occupy the
dwelling during construction. The Building Inspection Division may require the premises to
be vacated during portions of construction because of substandard and unsafe living
conditions created by construction.
23. 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.
PUBLIC WORKS DEPARTMENT
24. Plan Lines: Prior to issuance of any grading or building permits for the site, the applicant
shall provide a plan layout showing the correct distance from the street centerline to the
property line.
25. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer cleanout(s) shall
be installed on private property behind the public right-of-way line.
26. Utilities: All new 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.
27. 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
the 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.
Planning Commission Resolution No. 3597
PLN2004-113 -- 281 Virginia Avenue-Site and Architectural Review Permit
Page 6
28. 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 resurfaced within the previous five years will require
boring and jacking for all new utility installations. Virginia Avenue was last resurfaced in
1998. 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.
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 of $2,060.00 per net acre, which is
$284.00.
PASSED AND ADOPTED this 26th day of October, 2004, by the following roll call vote:
AYES: Commissioners: Doorley, Francois, Gibbons, Hernandez, Rocha and
Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: Alderete
APPROVED:
ATTEST~ ~
Sharon Fierro, Secretary