PC Res 3621
RESOLUTION NO. 3621
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2004-164) TO ALLOW THE CONSTRUCTION
OF A NEW SINGLE-F AMIL Y RESIDENCE ON PROPERTY OWNED
BY MR. MARTIN STAUE LOCATED AT 1105 AUDREY AVENUE IN
AN R-1-10 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. MARTIN STALIE. FILE NO. PLN2004-164.
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 PLN2004-164:
1. The density of the proposed project site is 3.2 per gross acre which is consistent with the
General Plan land use designation of Low Density Residential (less than 3.5 units per gross
acre.)
2. The proposed project is consistent with the R-1-10 (Single-Family Residential, 10,000 square
foot minimum lot size) Zoning District and meets the minimum setbacks, height restriction,
building coverage, floor area ratio, and parking requirements of the R-1-10 Zoning District.
3. The project is consistent with the development standards and design guidelines of the San
Tomas Area Neighborhood Plan.
4. The project consists of a 5,320 square foot residence (including a 2,367 first floor, a 1,644
second floor, a 568 square foot garage, a 741 square foot covered patio) with a building
coverage of 32% and Floor Area Ratio of 40%. An eight-foot setback is provided from the
eastern side property line and a twelve and one-half foot setback is provided from the
western side property line. A twenty-five foot setback is provided from the front and rear
property lines.
5. The project provides two covered and two uncovered parking spaces for the proposed
residence thus satisfying the parking requirements of two spaces per unit.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
7. The proposed new residence incorporate representative architectural features of homes in the
San Tomas Neighborhood including hipped forms, a two-car garage, tile roofing, and stucco
siding.
8. The proposed project is surrounded by single-family residential uses to the north, south, east
and west.
Planning Commission Resolution No. 3621
PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence
Page 2
9. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of single-family
residences in an urbanized area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. 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 approves a Site and
Architectural Review Permit (PLN2004-164) to allow the construction of a new single-family
residence on property owned by Mr. Martin Stalie located at 1105 Audrey Avenue in an R-1-10
(Single Family Residential) Zoning District, 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
Plannin2: Division:
1. Project Approval: Approval is granted for a Site and Architectural Review Permit (PLN2004-
164) allowing the construction of a new two-story single-family residence on property
located at 1105 Audrey Avenue. The project shall substantially conform to the project
Planning Commission Resolution No. 3621
PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence
Page 3
exhibits listed below; except as may be modified by the conditions of approval contained
herein.
a.
Project plans prepared by Lou Costanzo dated August 18, 2004 and November 1 & 3
2004 received by the Planning Division on December 1, 2004, including a site plan,
floor plans, roof plan, conceptuallandscape plan and elevations.
Color/material board received by the Planning Division on December 1, 2004.
b.
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. PorchlPatio Areas and Balconies: The proposed plans include covered patio and porch areas
of approximately 741 square feet. These areas shall not be converted into conditioned living
spaces without subsequent Planning Commission approval.
The rear balcony area on the second floor shall incorporate a solid railing design to provide
additional privacy to adjacent properties. Plans submitted to the Building Division shall
reflect a revised railing design to the satisfaction of the Community Development Director.
4. Roof Venting: The applicant shall coordinate mechanical and equipment improvement plans
to minimize the number of roof vents that are visible from the street frontage. The applicant
shall submit detailed mechanical plans demonstrating the clustering of mechanical venting
and the routing of ventilation systems within the building when possible to the satisfaction of
the Community Development Director, prior to the issuance of building permits.
5. Prominence of Garage Door: The applicant shall propose a decorative single car garage door
design to reduce the scale of the garage door due to its prominence on the front elevation to
the satisfaction of the Community Development Director.
6. Landscaping: The applicant shall submit a landscape plan to the Planning Division, prior to
the issuance of building permits, which shows the required one (1) tree per 2,000 square feet
of net lot area of the subject property. Existing trees within the net lot area of the subject
property may be included in the total. All new trees shall be planted within the net lot area
and shall be planted prior to issuance of a Certificate of Occupancy.
7. Property Maintenance: The property is to be maintained free of any combustible trash,
debris, and weeds until the time that actual construction commences. Any vacant existing
structures shall be secured, by having windows boarded up and doors sealed shut, or be
demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform
Fire Code.)
Planning Commission Resolution No. 3621
PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence
Page 4
8. 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.
9. 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.
10. Construction Hours: Construction activities shall 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.
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.
Buildin2: Division:
12. Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrical/P1umbing/Mechanical fees when such
work is part of the permit.
13. 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.
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 size of construction plans submitted for building permits shall be 24
inches X 36 inches.
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.
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
Planning Commission Resolution No. 3621
PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence
Page 5
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.
b.
pad elevation
finish floor elevation (first floor)
foundation corner locations
c.
19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 8W' X 11" calculations shall be submitted
as well.
20. Special Inspections: When a special inspection is required by U.B.c. Section 1701, 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 U.B.c. Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
21. Pollution Prevention: 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.
22. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a.
b.
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)
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.
c.
d.
23. P.G. & E.: The applicant is advised to contact P.G. &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.
Planning Commission Resolution No. 3621
PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence
Page 6
24. Intent 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.
25. 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
26. Work in the Public-Right-of-Way: Prior to doing any work in the public right-of-way, the
applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post
security, and provide insurance.
27. 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.
28. 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.
29. 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. Audrey Avenue has not been resurfaced
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
proj ect.
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 of $2,060.00 per net acre, which is
$517.00.
Planning Commission Resolution No. 3621
PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence
Page 7
COUNTY FIRE DEPARTMENT
31. Preliminary 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 Division all applicable construction permits.
32. Required Fire Flow: The required fire flow for this project 1,750 gpm at 20 psi residual
pressure. The required fire flow is not available from area water mains and fire hydrant(s)
which are not spaced at the required spacing.
33. Required Fire Flow Option (Single family Dwellings): Provide the required fire flow from
hydrants spaced at a maximum of 500 feet or, provide an approved fire sprinkler system
throughout all portions of the building, designed per National Fire Protection Association
(NFP A) Standard #13 and local ordinances. The fire sprinkler system supply valving shall be
installed per Fire Department Standard Detail & Specifications W-1/SP-6.
34. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background.
35. Fire Protection Notes: Add fire protection notes to the plans reflecting compliance with
require fire flow option in the form of one public fire hydrant or a sprinkler system
throughout all portions of the building.
PASSED AND ADOPTED this 11 th day of January, 2005, by the following roll call vote:
AYES:
Commissioners:
and
Alderete, Doorley, Francois, Gibbons, Rocha
Roseberry
None
None
None
APPROVED: (~ ~.L_7r!t {j~
~ h Gibbons, Chair
ATTEST: /d~ 'T~
....
Sharon Fierro, Secretary
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners: