PC Res 3663
RESOLUTION NO. 3663
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2005-54) TO ALLOW A RESIDENTIAL
ADDITION THAT EXCEEDS THE .45 MAXIMUM ALLOWABLE FAR
ON PROPERTY OWNED BY SAM AND VIRGINIA STAFFORD
LOCATED AT 28 HUNT WAY IN AN R-1-6 (SINGE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR.
WILLIAM JUSTI, ON BEHALF OF SAM AND VIRGINIA STAFFORD.
FILE NO. PLN2005-54.
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 PLN2005-54:
The Planning Commission finds as follows with regard to File No. PLN2005-54:
1. The density of the proposed project site is 3.5 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-1-6 (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-1-6 Zoning District with approval by the Planning Commission.
3. The perceived scale and mass of the addition is compatible with adjacent homes
and homes in the surrounding area and is not visible from the street.
4. The project consists of an accessory building addition of 638 square feet for a
secondary living unit with a building coverage of 39% and Floor Area Ratio of .47.
5. The project provides four parking spaces where four parking spaces are required.
6. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
7. The proposed project is surrounded by single-family residences to the north, south,
west and the east.
8. 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. 3663
PLN2005-54 -- 28 Hunt Way - Site and Architectural Review Permit
Page 2
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 project is consistent with applicable design guidelines:
. The perceived scale and mass of the home addition is compatible with the
adjacent homes and the homes in the surrounding area;
. 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.
3. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
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.\
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2005-54) to allow a residential addition that exceeds
the .45 maximum allowable FAR on property owned by Sam and Virginia Stafford
located at 28 Hunt Way in an R-1-6 (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. 3663
PLN2005-54 -- 28 Hunt Way - Site and Architectural Review Permit
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit to
allow the construction of an accessory building addition to accommodate a
secondary living unit and a project floor area ratio of .47 on property located at 28
Hunt Way. 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 William Justi Assoc. dated April 26, 2005 including a
site plan, floor plans and elevations.
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. Propertv 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. Parkinq 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. Deed Restriction: The applicant shall record a deed restriction that stipulates that
not more than one dwelling unit on the parcel shall be rented or leased and that one
of the dwelling units shall be owner occupied at all times.
7. Park Impact Fee: The applicant shall pay a park impact fee of $5,635 for the second
living unit prior to the issuance of a certificate of building occupancy.
8. 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.
Planning Commission Resolution No. 3663
PLN2005-54 -- 28 Hunt Way - Site and Architectural Review Permit
Page 4
9. Contractor Contact Information Postinq: 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:
10. 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.
11. Proiect 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.
12. 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.
13. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
14. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
15. 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.
16. 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.
17. Title 24 EnerQV Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue-lined on the construction plans. 8% by 11 calculations
shall be submitted as well.
18. 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
Planning Commission Resolution No. 3663
PLN2005-54 -- 28 Hunt Way - Site and Architectural Review Permit
Page 5
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.
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)
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.
FIRE DEPARTMENT
22. Required Fire Flow: The fire flow for this project is 1000 gpm at 20 psi residual
pressure. The required fire flow is available from area water mains and fire
hydrant(s) which are a spaced at the required spacing.
Planning Commission Resolution No. 3663
PLN2005-54 -- 28 Hunt Way - Site and Architectural Review Permit
Page 6
PASSED AND ADOPTED this 28th day of June, 2005, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley, Ebner, Francois, Gibbons, Rocha
and Roseberry
None
None
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
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