PC Res 3637
RESOLUTION NO. 3637
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2005-04) TO ALLOW THE CONSTRUCTION OF
A NEW TWO-STORY SINGLE-FAMILY RESIDENCE ON PROPERTY
OWNED BY GREG AND SUE JONES LOCATED AT 1396
WESTMONT AVENUE IN AN R-1-9 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. DALE
LINEBURGER. FILE NO. PLN2005-04.
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 PLN2005-04:
1. The density of the proposed project site is 4.0 units per gross acre, which is consistent with
the General Plan land use designation of Low Density Residential (less than 4.5 units per
gross acre).
2. The proposed project is consistent with the R-I-9 (SingIe-Family Residential, 9,000 square
foot minimwn lot size) Zoning District and meets the minimwn setbacks, height restriction,
bUildjng coverage, floor area ratio, and parking requirements oflbe R-i-9 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 new 3,954 square foot, two-story, single-family residence with a
building coverage of 29% and Floor Area of 0.44.
5. The project provides two covered and two uncovered Parking spaces where a minimum of
one covered and one uncovered parking spaces are required for each residence.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
7. The proposed residence incorporates representative architectural featnres of other homes in
the San Tomas Neighborhood including simple rectangular shaped building fonns, gabled
and hipped roof fonns, a two-car garage door, and a horizontal siding and stucco exterior.
8. The subject property is located on the south side of Westmont Avenue, between Haniett
Avenue and South San Tomas Aquino Road and is slUTOunded by single-family homes to the
north, south, and west, and Smith Creek to the east.
9. There are existing Prolecled trees on sile thaI have heen incOI]Jorated into the site design and
will be protected during site preparation and construction.
Planning Commission Resolution No. 3637
PLN2005-04 -1396 Westmont Avenue - New Single-Family Residence
Page 2
10. 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 in a residential zone.
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 will aid in the harmonious development of the immediate area.
3. The proposed project is consistent with applicable adopted design guidelines.
4. 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.
5. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
6. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
7. 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 (PLN2005-04) to allow the construction of a new two-story single-
family residence on property owned by Greg and Sue Jones located at 1396 Westmont Avenue
in an R-I-9 (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
Plannini! Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new two-story single-family residence located at 1396 Westmont
Planning Commission Resolution No. 3637
PLN2005-04 -1396 Westmont Avenue - New Single-Family Residence
Page 3
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 stamped as received by the Planning Division on February 4, 2005,
including a site plan, floor plans, elevations, and preliminary landscape plan.
b. Color/material board received by the Planning Division on February 4,2005.
2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a
period of one year from the date of final approva1. 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. Landscape Plan: The applicant shall submit a final landscape plan, prior to the issuance of
building permits, for review and approval by the Community Development Director. The five
required trees and landscaping shall be installed prior to the issuance of a Certificate of
Building Occupancy. The landscape and irrigation plan shall substantially conform to the
approved conceptual landscape plan and the City's Water Efficient Landscaping Standards
(WELS).
4. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees
to be retained on site and shall contain specific information about the preservation of the
trees during any grading or building on site. The tree protection plan shall be submitted to
the Planning Division for review and approval by the Community Development Director
prior to the issuance of building permits. Such tree protection measures shall be installed
prior to any demolition, grading, or building on the project site. No construction or trenching
shall take place within the drip line of trees and a fence constructed of temporary cyclone
fencing or wire mesh securely attached to poles driven into the ground shall be installed
around the dripline of the tree. All trimming or branch removal from protected trees shall be
completed by a certified arborist.
5. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All existing structures
shall be secured by having windows boarded up and doors sealed shut, or demolished or
removed from the property.
6. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code and the
approved project plans.
7. Fences: Any existing or new fencing shall comply with Section 21.18.060 (Fences, Walls,
Lattice, and Screens) of the Campbell Municipal Code.
8. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the
Campbell Municipal Code.
Planning Commission Resolution No. 3637
PLN2005-04 -1396 Westmont Avenue - New Single-Family Residence
Page 4
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 issuance of any building pennits for the project. Lighting
fixtures shall be of a decorative design to be compatible with the development and shall
incorporate energy saving features.
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.
BuildiDl! Division:
12. Permits Required: A building pennit 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.
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
pennits 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 pennits shall
be 24 inches by 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 report and the building pad
elevation and on-site retaining wall locations and elevations are prepared
Planning Commission Resolution No. 3637
PLN2005-04 -1396 Westmont Avenue - New Single-Family Residence
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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 comer locations
19. Title 24 Energv 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.
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. 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" by 36") is available at the Building Division
service counter.
22. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
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.
23. PG&E: Applicant is advised to contact Pacific Gas and Electric Company 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.
Applicant should also consult with PG&E concerning utility easements, distribution pole
locations and required conductor clearances.
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
Planning Commission Resolution No. 3637
PLN2005-04 -1396 Westmont Avenue - New Single-Family Residence
Page 6
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
25. 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.
26. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of-way
line.
27. Utilities: All 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
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 reconstructed or overlaid within the previous five years
will require boring and jacking for all new utility installations. Westmont Avenue was
reconstructed/overlaid in 2004. 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.
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, currently set at $2,060.00 per net acre,
which is $453.00.
31. Reimbursements: Prior to issuance of any grading or building permits for the site, reimburse
the City for previously constructed public improvements. The amount will be determined by
Public Works staff.
Planning Commission Resolution No. 3637
PLN2005-04 -1396 Westmont Avenue - New Single-Family Residence
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SANT A CLARA VALLEY WATER D ISTRI CT
32. Clearance Required: The applicant shall obtain written clearance from the Santa Clara
Valley Water District (SCVWD) for construction of this project. Evidence of this clearance
shall be provided to the Planning Division prior to the issuance of building pennits.
PASSED AND ADOPTED this 22nd day of March, 2005, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN :
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Ebner, Francois and Rocha
None
Alderete and Gibbons
Roseberry
APPROVED:
--p Ge
ATTES~ ~
Sharon FIerro, Secretary