PC Res 3705
RESOLUTION NO. 3705
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2005-151) TO ALLOW THE
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE ON
PROPERTY OWNED BY MR. JOE O'BRIEN AND MR. ROGER
O'BRIEN LOCATED AT 1059 AUDREY AVENUE IN AN R-1-10
(SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. JASON MUNDY, ON BEHALF OF MR. JOE
O'BRIEN AND MR. ROGER O'BRIEN. PLN2005-151.
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 PLN2005-151:
1. The density of the residential project will result in a density of 3.3 units per gross
acre, which is consistent with the General Plan land use designation of Low Density
Residential (less than 3.5 units per gross acre).
2. The project is consistent with the R-1-10 (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 Zoning District.
3. The project is consistent with the development standards and design guidelines of
the San Tomas Area Neighborhood Plan.
4. The home consists of a new 3,814 square foot, one-story single-family residence
with a building coverage of 34.8% and Floor Area Ratio of 0.32.
5. The height of the home is 19 feet-9 inches where the maximum height limit is 28
feet.
6. The residence incorporates representative architectural features of the San Tomas
Neighborhood including simple rectangular shaped forms, simple hipped and gabled
rooflines, a front porch, two-car attached garage, composition shingle roofing
material, and an exterior of stucco and horizontal siding.
7. The proposed project is surrounded by single-family residential uses on all sides.
8. The project provides two covered and two uncovered parking spaces where a
minimum of one covered and one uncovered parking space are required.
9. The project qualifies as a Categorically Exempt project per Section 15303, Class 3,
of the California Environmental Quality Act (CEQA).
Planning Commission Resolution No. 3705
PLN2005-151 -- 1059 Audrey Avenue -- 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 City of Campbell General Plan and
Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
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. The proposed project will contribute to the housing stock in the City of Campbell and
serve the housing needs of the community.
7. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
8. 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 (PLN2005-151) to allow the construction of a new single-
family residence on property owned by Mr. Joe O'Brien and Mr. Roger O'Brien located
at 1059 Audrey Avenue 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. 3705
PLN2005-151 -- 1059 Audrey Avenue -- 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
(PLN2005-151) to allow the construction of a new single-family residence located at
1059 Audrey 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 November 23,
2005 including a site plan, floor plans, and elevations.
b. Color/material board stamped as received by the Planning Division on October
25, 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 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.
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. 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. 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 landscape plan shall substantially conform to the
approved site plan and the City's Water Efficient Landscaping Standards (WELS).
The six required trees shall be installed prior to the issuance of a Certificate of
Building Occupancy.
7. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
of the Campbell Municipal Code.
Planning Commission Resolution No. 3705
PLN2005-151 -- 1059 Audrey Avenue -- Site and Architectural Review Permit
Page 4
8. On-Site Liqhtinq: On-site lighting shall be shielded away from adjacent properties
and directed on site in compliance with Section 21.18.090 of the Campbell Municipal
Code. 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 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.
10. Roof Vents: The applicant shall coordinate mechanical and equipment improvement
plans to minimize the number of roof vents that are visible from the street frontage.
The applicant shall submit detailed mechanical plans demonstrating the clustering of
mechanical venting and the routing of ventilation systems within the building when
possible to the satisfaction of the Community Development Director, prior to the
issuance of building permits.
11. 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.
Building Division:
12. Permits Required: A building permit application shall be required for the proposed
new single-family dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
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 size of construction plans submitted for building permits shall be
24 inches by 36 inches.
15. 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.
16. Soils Report: The applicant shall submit two copies of a current soils report
containing foundation and retaining wall design recommendations, prepared to the
satisfaction of the Building Official, 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.
Planning Commission Resolution No. 3705
PLN2005-151 -- 1059 Audrey Avenue -- Site and Architectural Review Permit
Page 5
18. Foundation Inspection: 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 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 as well.
20. 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.
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 inches by 36 inches) is available
at the Building Division service counter.
22. 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.
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.
24. Proiect 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)
d. School Districts:
Planning Commission Resolution No. 3705
PLN2005-151 -- 1059 Audrey Avenue -- Site and Architectural Review Permit
Page 6
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.
PUBLIC WORKS DEPARTMENT
25. Work in the Public-Riqht-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, and provide insurance.
26. 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.
27. 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.
28. 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.
Audrey Avenue has not been resurfaced 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.
29. 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.
30. 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 per net
acre, which is $530.
Planning Commission Resolution No. 3705
PLN2005-151 -- 1059 Audrey Avenue -- Site and Architectural Review Permit
Page 7
PASSED AND ADOPTED this 10th day of January, 2006, 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
APPR~ED:~~
Bob Alderete, Chair
ATTEST: