PC Res 3689
RESOLUTION NO. 3689
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED
DEVELOPMENT PERMIT (PLN2004-111) TO ALLOW THE
CONSTRUCTION OF TWO NEW SINGLE-FAMILY RESIDENCES ON
PROPRETY OWNED BY MR. JACK BATES LOCATED AT 1819 W.
HACIENDA AVENUE IN A P-D (PLANNED DEVELOPMENT) ZONING
DISTRICT. APPLICATION OF MR. HAMID ADLPARVAR, ON BEHALF
OF MR. JACK BATES. FILE NO. PLN2004-111.
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 PLN2004-111:
1. The density of the proposed project site is four units per gross acre, which is
consistent with the General Plan land use designation of Low-Medium Density
Residential (6-13 units per gross acre).
2. The proposed project is consistent with the Planned Development Zoning
Ordinance.
3. The project site is located on the north side of West Hacienda Avenue between Harriet
Avenue and Del Loma Drive.
4. The subject property is located on the San Jose/Campbell city border and is
surrounded by townhomes to the east and south and single-family homes to the north
and west. The townhomes to the south and single-family homes to the west are in the
City of San Jose.
5. The site plan proposes the construction of two single-family homes, one on each
proposed lot.
6. The proposed home on Lot A is a single-story home with an attached two-car garage
and the proposed home on Lot B is a two-story home with an attached two-car
garage.
7. Both homes have a traditional design with well-articulated architectural features. The
elevations incorporate representative architectural features of the San Tomas
Neighborhood including simple rectangular shaped forms, simple hipped and gabled
rooflines, and tile roof.
8. The project provides four spaces per home, two covered spaces in the garages and
two uncovered in the driveways. The parking is adequate to meet the needs of the
proposed development.
Planning Commission Resolution No. 3689
PLN2004-111 - 1819 W. Hacienda Avenue
Recommending Approval of a Planned Development Permit
Page 2
9. Standard street improvements will be installed as part of the project including curbs,
gutters, sidewalks, and lighting.
10. The project qualifies as a Categorically Exempt project per Section 15303, Class 3
(New Construction or Conversion of Small Structure) of the California Environmental
Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed development will result in a more desirable environment and use of
the land than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in
the harmonious development of the immediate area.
3. The proposed development will not result in allowing more residential units than
would be allowed by other residential zoning districts, which are consistent with the
General Plan designation of the property.
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 and a rough proportionality between the
conditions of approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
7. 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.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends
approval of a Planned Development Permit (PLN2004-111) to allow the construction of
two single-family homes on property owned by Mr. Jack Bates located at 1819 W.
Hacienda Avenue in a P-D (Planned Development) 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
Planning Commission Resolution No. 3689
PLN2004-111 -1819 W. Hacienda Avenue
Recommending Approval of a Planned Development Permit
Page 3
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
Planning Division:
1. Approved Proiect: Approval is granted for a Planned Development Permit to allow
the construction of two new single-family homes located at 1819 West Hacienda
Avenue. The building designs 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 September 22,
2005.
b. Colored elevation and material board stamped as received by the Planning
Division on September 22, 2005.
2. Permit Expiration: The Planned Development Permit is valid for a period of two
years from the date of final City Council approval. A building permit must be
obtained within this two-year period or the Planned Development Permit shall be
void.
3. Recordation of Parcel Map: The Planned Development Permit approval is
contingent upon recordation of the Parcel Map to divide the subject property. The
Parcel Map shall be recorded prior to the issuance of building permits.
4. Landscape and Irriqation Plan: The applicant shall submit a final landscape and
irrigation plan to the Planning Division for review and approval, prior to the issuance
of building permits. The landscape and irrigation plan shall substantially conform to
the approved conceptual landscape plan and the City's Water Efficient Landscaping
Standards (WELS) and shall include all replacement trees as required for the Tree
Removal Permit.
5. Tree Protection Plan: The applicant shall submit a tree protection plan for all
protected trees to be retained on site or on adjacent lots that are impacted by the
project, and shall contain specific information about the preservation of the trees
during any grading or building on site. 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.
The tree protection plan shall be submitted to the Planning Division for review and
Planning Commission Resolution No. 3689
PLN2004-111 - 1819 W. Hacienda Avenue
Recommending Approval of a Planned Development Permit
Page 4
approval by the Community Development Director prior to the issuance of building
permits.
6. Park Impact Fee: A park impact fee, based on a density range of less than six units
per gross acre, is due upon development of the site. Credit shall be given for any
existing single-family residence if the residence is demolished less than two years
prior to the payment of the required fee. Prior to recordation of the Parcel Map, 75%
of this fee is due. The remaining 25% is due prior to issuance of a certificate of
building occupancy.
7. Fences: All new fencing shall comply with all the provisions of Section 21.18.060 of
the Campbell Municipal Code. The design and location of all fences shall be
reviewed and approved by the Community Development Director prior to issuance of
any building permits for the project. Fencing along the property lines shall be
replaced at the expense of the applicant, unless it is determined to be in good
condition by the Community Development Director.
8. Property Maintenance: The property is to be maintained free of any combustible
trash, debris, and weeds until the time that actual construction commences. Any
vacant 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).
9. On-Site Liqhtinq: Any proposed on-site lighting shall be shielded away from adjacent
properties and directed on site. The design, type, lighting intensity, and location of
any exterior lighting fixtures shall be reviewed and approved by the Community
Development Director prior to issuance of a building permit for such lighting.
Lighting fixtures shall be of a decorative design to be compatible with the
development and shall incorporate energy saving features.
10. 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. The applicant shall provide a decorative paving treatment
within the walkways and driveways for the homes. 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.
11. 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.
12. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
(Undergrounding of Utilities) of the Campbell Municipal Code.
Planning Commission Resolution No. 3689
PLN2004-111 -1819 W. Hacienda Avenue
Recommending Approval of a Planned Development Permit
Page 5
13. 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 building permits.
14. 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 City Holidays unless an exception is granted by the
Building Official.
Building Division:
15. Permits Required: A building permit application shall be required for each new
detached dwelling. The building permit shall include Electrical/Plumbing/Mechanical
fees when such work is part of the permit.
16. Plan Preparation: This project requires 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.
17. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
18. Size of Plans: The size of construction plans submitted for building permits shall be
24 inches by 36 inches.
19. 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.
20. 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.
21. 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
Planning Commission Resolution No. 3689
PLN2004-111 -1819 W. Hacienda Avenue
Recommending Approval of a Planned Development Permit
Page 6
b.
c.
finish floor elevation (first floor)
foundation corner locations
22. Title 24 Enerqy Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue-lined on the construction plans. 8Y:z X 11 calculations shall
be submitted to the Building Division.
23. 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.
24. 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" X 36") is available at the Building
Division service counter.
25. 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.
26. 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.
27. 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. 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.
Planning Commission Resolution No. 3689
PLN2004-111 -1819 W. Hacienda Avenue
Recommending Approval of a Planned Development Permit
Page 7
FIRE DEPARTMENT
28. Formal Plan Review: Review of this development proposal is limited to accessibility
of site access and water supply as they pertain to fire department operations, and
shall not be construed as a substitute for formal plan review to determine
compliance with adopted model codes. Prior to performing any work the applicant
shall make application to, and receive from, the Building Division all applicable
construction permits.
29. Required Fire Flow: The required fire flow for this project is 1,750 gpm at 20 psi
residual pressure. The required fire flow is available from area water mains and fire
hydrant(s), which are located at the required spacing.
30. Fire Apparatus (Enqine) Access Driveway Required: Provide an access driveway
with a paved all weather surface, a minimum unobstructed width of 12-feet, vertical
clearance of 13 feet, six inches. Installations shall conform to Fire Department
Standard Details and Specifications Sheet D-1.
31. Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their background.
PUBLIC WORKS DEPARTMENT
32. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a parcel map for recordation upon approval by the City, pay
various fees/deposits and submit the map in a digital format acceptable to the City.
33. Preliminary Title Report: Upon submittal of the parcel map, the applicant shall
provide a current (within the past 6 months) Preliminary Title Report.
34. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant
shall provide a cash deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal Code.
35. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City, and
the design engineer shall submit as-built drawings to the City.
36. Maintenance of Landscapinq: Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells in the public right of way. This includes, but
is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
Planning Commission Resolution No. 3689
PLN2004-111 -1819 W. Hacienda Avenue
Recommending Approval of a Planned Development Permit
Page 8
37. 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.
38. Soils Report: Prior to issuance of any grading or building permits for the site,
applicant shall provide a soils report prepared by a registered geotechnical or civil
engineer.
39. 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.
40. 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.
41. 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. West Hacienda Avenue has not been reconstructed or overlaid in the
last 5 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.
42. Gradinq and Drainaqe Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-year storm
frequency, prepare an engineered grading and drainage plan, and pay fees required
to obtain necessary grading permits. The plans shall comply with the 1998 edition of
the California Building Code including Chapters 10, 11, 18, 33, and Appendix
Chapter 33.
43. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall
pay the most current Storm Drain Area fee, currently set at $2,120.00 per net acre,
which is $954.00.
44. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
Planning Commission Resolution No. 3689
PLN2004-111 - 1819 W. Hacienda Avenue
Recommending Approval of a Planned Development Permit
Page 9
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. The primary objectives are to improve the quality and reduce the
quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
45. Demolition: Prior to recording of the parcel map the applicant shall obtain a
demolition permit and remove any nonconforming structures.
46. Street Improvements: Prior to recordation of the parcel map, 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.
Show location of all existing utilities within the new and existing public right of
way.
Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the
sidewalk area.
Removal of existing pavement structural street section to centerline.
Installation of City approved street trees at 30 feet on center and landscaping
turf.
b.
c.
d.
e.
Installation of City standard curb, gutter, sidewalk and ADA compliant
driveway approaches.
Installation of new engineered pavement structural section to centerline, as
required by the City Engineer.
I nstallation of asphalt concrete overlay per street pavement restoration plan
for utility installation and/or abandonment, as required by the City Engineer.
Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
Installation of traffic control, stripes and signs.
f.
g.
h.
1.
Planning Commission Resolution No. 3689
PLN2004-111 -1819 W. Hacienda Avenue
Recommending Approval of a Planned Development Permit
Page 10
J.
Construction of conforms to existing public and private improvements, as
necessary.
PASSED AND ADOPTED this 25th day of October, 2005, by the following roll call vote:
AYES: Commissioners: Alderete, Doorley, Ebner, Francois, Gibbons, Rocha
and Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
APPROVED:
ATTEST: ~ Y ~
..-/ Sharon Fierro, Secretary