PC Res 3651
RESOLUTION NO. 3651
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2005-25) TO ALLOW A SECOND STORY
ADDITION TO AN EXISTING SINGLE-F AMIL Y RESIDENCE ON
PROPRETY OWNED BY MEREK AND ANGRA JEZ LOCATED AT 895
OLD ORCHARD ROAD IN AN R-1-10 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. MEREK
JEZ. FILE NO. PLN2005-25.
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 PLN2005-25:
1. The density of the proposed project site is 3.65 units per gross, which is not consistent with
the General Plan land use designation of Low Density Residential (less than 3.5 units per
gross acre.) The project's inconsistency is the result of a legal non-conforming lot, which is
below the minimum lot size of 10,000 square feet.
2. The proposed project is consistent with the R-1-10-S (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-S
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 an addition to the first and second floor, which results in a 4,230
square foot two-story single-family residence, with a building coverage of 33% and Floor
Area of 45 percent.
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 elevations depict a contemporary residential design with wood siding walls and
a composition roof. Building elevations are accentuated with gabled dormers, paned
windows and a variety of hipped and gabled roof elements. It must be noted, the design
incorporates a major portion of the second-story addition into the roofline. Additional
architectural features include a defined entrance and decorative doors.
Planning Commission Resolution No. 3651
PLN2005-25 -- 895 Old Orchard Road - Site and Architectural Review Permit
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8. The proposed project is surrounded by single-family residential uses to the north, south, east
and west.
9. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of two 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.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2005-25) to allow a second story addition to an existing
single-family residence on property owned by Merek and Angra Jez located at 895 Old Orchard
Road 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.
Planning Commission Resolution No. 3651
PLN2005-25 -- 895 Old Orchard Road - Site and Architectural Review Permit
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planninl! Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2005-25) to allow the construction of a first and second-story addition to a single-
family residence located at 895 Old Orchard Road. 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 April 29, 2005 including a
site plan, floor plans, elevations, and a landscape plan.
b. Color/material board stamped ~s received by the Planning Division on April 14, 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. 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. All 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.)
5. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to minimize the
number of roof vents that are visible from the street frontage. The applicant shall provide the
location of such vents on the building plan elevations and roof plans, to the satisfaction of the
Community Development DirectoF, prior to issuance of a building permit.
6. 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.
7. 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
Planning Commission Resolution No. 3651
PLN2005-25 -- 895 Old Orchard Road - Site and Architectural Review Permit
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decorative design to be compatible with the residential development and shall incorporate
energy saving features.
8. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the
Campbell Municipal Code.
9. 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.
10. Contractor Contact Information Posting: Prior to the issuance of building permits, the project
site shall be posted with the name and contact number of the lead contractor in a location
visible from the public street.
Dundin!! 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/PlumbinglMechanical fees when such work is part of the permit.
12. Project Description: This project is proposed as a "removal 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.
13. Planned 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.
15. Size of Plans: The size of construction plans submitted for building permits shall be 24
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.
17. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 8~ X 11 calculations shall be submitted as
well.
18. 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
Planning Commission Resolution No. 3651
PLN2005-25 -- 895 Old Orchard Road - Site and Architectural Review Permit
Page 5
with U.B.C Section 106.3.5. Plea~e 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. 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.
21. 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.
22. Project Approvals: The project requires the following agency approval 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)
c. 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.
PUBLIC WORKS DEPARTMENT
23. 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, provide insurance.
24. 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.
Planning Commission Resolution No. 3651
PLN2005-25 -- 895 Old Orchard Road - Site and Architectural Review Permit
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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. Utility Coordination PIan: 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.
27. 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.
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 of $2,060.00 per net acre, which is
$284.00.
FIRE DEPARTMENT
29. Required Fire Flow: The fire flow for this project is 1750 gpm at 20 psi residual pressure.
The required fire flow is available from area water mains and fire hydrant(s) which are
spaced at the required spacing.
PASSED AND ADOPTED this 10th day of May, 2005, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Ebner, Francois, Gibbons, Rocha and Roseberry
None
Doorley
None
ATTEST:
4tj~