PC Res 3665
RESOLUTION NO. 3665
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2005-39) TO ALLOW THE CONSTRUCTION
OF A NEW TWO-STORY SINGLE-FAMILY RESIDENCE ON
PROPERTY OWNED BY MR. JEFF BAICHER LOCATED AT 1285
BURROWS ROAD IN AN R-1-10 (SINGE FAMILY RESIDENTIAL)
ZONING DISTRICT. APPLICATION OF MR. JEFF BAICHER. FILE
NO. PLN2005-39.
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 PLN2005-39:
1. The density of the proposed project site is 3.0 units per gross, 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-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-1-1 O-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 a new 4,466 square foot two-story single-family residence,
with a building coverage of 23 percent and floor area ratio of 34.5 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 stucco siding
walls and a composition roof. The front elevation includes a wainscoting treatment,
which uses a limestone veneer treatment. Building elevations are accentuated with
paned windows in a variety of shapes that include rectangular and arched windows,
and a variety of hipped and gabled roof elements. Additional architectural features
include a defined entrance and decorative doors. .
Planning Commission Resolution No. 3665
PLN2005-39 -- 1285 Burrows 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 new
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 (PLN2005-39) to allow the construction of a new two-story
single-family residence on property owned by Mr. Jeff Baicher located at 1285 Burrows
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. 3665
PLN2005-39 -- 1285 Burrows Road - Site and Architectural Review Permit
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2005-39) to allow the construction of a first and second-story addition to a
single-family residence located at 1285 Burrows 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 June 5, 2005
including a site plan, floor plans, elevations, and a landscape plan.
b. Color/material board stamped as received by the Planning Division on June 23,
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. 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.
4. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
of the Campbell Municipal Code.
5. Fences:
a. 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.
b. The applicant shall modify the location of the driveway gate. The design and
materials used for it 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. The gate modification shall provide eighteen-feet for
vehicles preparing to enter the driveway to exit the roadway, and waiting vehicles
must not impair vehicular and pedestrian movements and sight lines.
Planning Commission Resolution No. 3665
PLN2005-39 -- 1285 Burrows Road - Site and Architectural Review Permit
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6. 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 Director, prior to
issuance of a building permit.
7. Propertv 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.)
8. On-Site Liqhtinq: 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
Communjty 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 decorative design to be compatible with the residential
development and shall incorporate energy saving features.
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 Postinq: 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.
Buildina Division
11. Permits Required: A building permit application shall be required for each proposed
new structure. The building permit shall include Electrical/Plumbing/Mechanical fees
when such work is part of the permit.
12. Construction Plans: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
13. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
14. Plan Preparation: This project requires portions of plans prepared under the
direction and oversight of a California licensed Engineer or Architect. Plans
Planning Commission Resolution No. 3665
PLN2005-39 -- 1285 Burrows Road - Site and Architectural Review Permit
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submitted for building permits shall be "wet stamped" and signed by the qualifying
professional person.
15. 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.
16. Site Plan: Application for building permit shall include a competent engineered site
plan that identifies property and proposed structures with dimensions and elevations
as appropriate. Site plan shall also include site drainage details.
17. Foundation I nspections: 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
18. 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% X 11 calculations shall
be submitted as well.
19. 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.
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.
20.Approvals Required: 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. School District:
Planning Commission Resolution No. 3665
PLN2005-39 -- 1285 Burrows Road - Site and Architectural Review Permit
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i.
ii.
iii.
iv.
Campbell Union School District (378-3405)
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.
d. Bay Area Air Quality Management District (Demolitions Only)
21. P.G. & 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 P.G. and E. concerning
utility easements, distribution pole locations and required conductor clearances.
22. Intent to OCCUpy durinq 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.
23. Construction Fencinq: 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
24. 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 of ownership
25. Work in the Public-Riqht-of-Wav: 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.
26. Occupancy: Prior to allowing occupancy for any and/or buildings, the applicant shall
have the required pavement restoration installed accepted by the city.
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
Planning Commission Resolution No. 3665
PLN2005-39 -- 1285 Burrows Road - Site and Architectural Review Permit
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additions. Applicant shall comply with all plan submittals, permitting, and fee
requirements of the serving utility companies.
28. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be installed on private property behind the public right-ot-
way line.
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 tor 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.
31. 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.
32. Notice of Improvement Obliaations: Prior to issuance of any grading or building
permits for the suite, the applicant will also pay the required Notice of Improvement
Obligations fee of $4,003.32. The fee for Improvement Obligations is for
construction of street improvements on Burrows Road and is applied to all properties
on burrows Road from Hacienda Avenue to Pollard Road when the property is
developed or improved. The notice of Improvement Obligations for the properties
was recorded on May 4, 2001.
33. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permitting requirements, the California Storm Water
Best Manaqement Practices Handbook prepared by the Storm Water Quality Task
Force, Santa Clara Valley Water District requirements, and the City of Campbell
Municipal Code regarding storm water pollution prevention.
Planning Commission Resolution No. 3665
PLN2005-39 -- 1285 Burrows Road - Site and Architectural Review Permit
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The City will provide the applicant with information to assist in complying with this
condition of approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
FIRE DEPARTMENT
34. 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 1ih day of July, 2005, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley, Ebner, Francois, Gibbons, Rocha
and Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: None
ABST AI N: Commissioners: ::::OVED :~J~ if- £~:J
izab Gibbons, Chair
ATTEST: ~ y~
,
Sharon Fierro, Secretary