PC Res 3639
RESOLUTION NO. 3639
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2004-142) TO ALLOW THE CONSTRUCTION
OF A NEW SINGLE-FAMILY RESIDENCE ON PROPERTY OWNED
BY MS. CANDIDA QUIROGA LOCATED AT 1377 YORK AVENUE IN
AN R-I-9 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. GUILLERMO PRADO, ON BEHALF OF MS.
CANDIDA QUIROGA. FILE NO. PLN2004-142.
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 PLN2004-142:
1. The General Plan land use designation for the project site is Low Density Residential (less
than 4.5 units per gross acre.) The density of the proposed project is 5.5 units per gross acre.
The applicant is proposing the redevelopment of an existing lot that is substandard in area
and width which results in a density calculation that exceeds the General Plan density range
of less than 4.5 units per gross acre. No change in residential density is proposed with this
project.
2. The zoning designation for the project site is R-I-9 (Single-Family Residential, 9,000 square
foot minimum lot size). Property owners of legally created lots that do not meet the minimum
lot size requirement for which they are located (e.g. a 6,000 square foot lot located in an R-l-
9 zoning district) is permitted an exception with regard to the side and rear setbacks and lot
coverage requirement. The proposed project is consistent with the R-1-9 zoning designation
for a substandard lot in this zoning district and meets the required side yard setback, rear yard
setback, and building coverage requirements for the R-I-6 zoning district and the front yard
setback, floor area ratio, height and parking requirements of the 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 proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
5. The project consists of a new 2,553 square foot, one-story, single-family residence with a
building coverage of 40% and Floor Area of 0.39.
6. The project provides two covered and two uncovered parking spaces where a minimum of
one covered and one uncovered parking spaces is required.
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Planning Commission Resolution No. 3639
PLN2004-142 - 1377 York Avenue - New Single-Family Residence
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7. The proposed Spanish-style residence incorporates representative architectural features of
homes in the San Tomas Neighborhood including simple rectangular shaped building forms,
hipped and gabled roof forms, a two-car garage door, and smooth stucco siding.
8. The property is located on the west side of York Avenue, between Walters Avenue and Van
Dusen Lane, and is surrounded on all sides by single-family homes.
9. The property line currently goes to the centerline of York Avenue and the proposed
development requires additional right-of-way to be granted to the City for public street
purposes along the York Avenue frontage accommodate a 20- foot half street.
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 ofthe 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 ofthe project.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2004-142) to allow the construction of a new single-family
residence on property owned by Ms. Candida Quiroga located at 1377 York 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
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Planning Commission Resolution No. 3639
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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
Plannine Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction ofa new single-family residence located at 1377 York 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 17, 2005.
b. Color/material board received by the Planning Division on January 6,2005.
2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a
period of one year from the date of final 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. 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
four required trees and landscaping shall be installed prior to the issuance of a Certificate of
Building Occupancy. The landscape plan shall substantially conform to the approved
conceptual landscape/site plan and the City's Water Efficient Landscaping Standards
(WELS).
4. 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.
5. Parking and Driveways:
a. 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.
b. The applicant shall provide a decorative paving treatment within the driveway for the
home. The design and materials used for the decorative pavement shall be indicated on
the building permit plans and shall be reviewed and approved by the Community
Development Director prior to the issuance of building permits.
Planning Commission Resolution No. 3639
PLN2004-142 - 1377 York Avenue - New Single-Family Residence
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6. 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 six-foot high
"good neighbor" wood fence by the applicant, unless it is determined to be in good condition
by the Community Development Director.
7. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the
Campbell Municipal Code.
8. Building Elevations. Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details on the building permit plans. The
elevations and exhibits shall be reviewed and approved by the Community Development
Director prior to the issuance of building permits and shall include the following change:
a. The large arched windows on the front elevation shall be lowered approximately six-
inches so that the top of the window is not obscured by the eaves of the home.
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 permits 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.
Buildine Division:
12. 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/PlumbinglMechanical 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.
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Planning Commission Resolution No. 3639
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15- Size of Plans: The minimum size of construction plans submitted for building permits 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 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. 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.
20. Special Inspections: When a special inspection is required by D.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 D.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)
Planning Commission Resolution No. 3639
PLN2004-142 - 1377 York Avenue - New Single-Family Residence
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ii)
iii)
iv)
Campbell Union High School District (371-0960)
Moreland School District (379-1370)
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: The 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
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. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current Preliminary Title Report, grant deed, or other
satisfactory proof of ownership.
26. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the process to cause additional right-of-
way to be granted for public street purposes along the York Avenue frontage to
accommodate a 20 foot half street. The applicant shall submit the necessary documents for
approval by the City Engineer, process the submittal with City staffs comments and fully
complete the right-of-way process. The applicant shall cause all documents to be prepared by
a registered civil engineer/land surveyor, as necessary, for the City's review and recordation.
27. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and deposits,
post security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City Engineer.
The plans shall include the following:
a. Installation of rolled curb.
b. Installation or replacement of the storm drain facilities as needed.
c. Removal of existing pavement and construction of new pavement to centerline or as
required by the City Engineer.
d. Construction of conforms to existing public and private improvements, as necessary.
Planning Commission Resolution No. 3639
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28. 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.
29. 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.
30. 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. York Avenue has not been resurfaced in
the last five 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.
31. Water Meter and Sewer Cleanouts: Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way.
32. 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
$370.00.
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, Rocha and Roseberry
None
Alderete and Gibbons
None
ATTEST:
APPROVED.
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Sharon Fierro, Secretary