PC Res 3482RESOLUTION NO. 3482
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2002-120) TO ALLOW THE CONSTRUCTION
OF THREE SINGLE-STORY SINGLE-FAMILY RESIDENCES ON
PROPERTY OWNED BY MR. JAMES KENNEDY LOCATED AT 1555,
1561 AND 1573 VAN DUSEN LANE IN A R-l-9 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. JAMES
KENNEDY. FILE NO. PLN2002-120.
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 PLN2002-120:
The average density of the proposed project site is three units per gross acre, which is
consistent with the General Plan land use designation of Low Density Residential (less than
4.5 units per gross acre.)
The proposed project is consistent with the R-l-9 (Single-Family Residential, 9,000 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-l-9 Zoning District.
3. The project is consistent with the development standards and design guidelines of the San
Tomas Area Neighborhood Plan.
The project consists of three single-story single-family residences ranging in size from 3,555
to 3,854 square feet with detached garages ranging in size from 462 to 607 square feet. The
building coverage ranges from 33.5% to 34.9% and Floor Area Ratio of 0.34 to 0.35.
5. The project provides two to three covered parking spaces per unit where two parking spaces
are required.
The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood. The single-story design minimizes the perceived scale and mass of the
residences.
The three elevations incorporate representative architectural features of the San Tomas
Neighborhood including simple rectangular shaped forms, simple gabled roof lines, shingle
roofs, wood siding exteriors, and detached garages. Other notable design elements include
divided windows, corbel braces and attractive front porches. Per the STANP, the exterior
elevations have significant variations with different rooflines, front entry treatments, window
styles, and exterior materials and colors.
Planning Commission Resolution No. 3482
PLN2002-120 - 1555, 1561 and 1573 Van Dusen Lane - Site and Architectural Review Permit
Page 2
8. The proposed project is surrounded by single-family residential uses to the north, east and
west.
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The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of up to three single-
family residences in urbanized areas.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The development and uses will be compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
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There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a Site and
Architectural Review Permit (PLN2002-120) to allow the construction of three single-story
single-family residences on property owned by Mr. James Kennedy located at 1555, 1561 and
1573 Van Dusen Lane, 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.
COMMUNITY DEVELOPMENT DEPARTMENT
Plannin~ Division
1. Approved Project: Approval is granted for a Site and Architectural Review Permit (PLN
2002-120) to allow the construction of three single-story single-family residences at 1555,
1561 & 1573 Van Dusen Lane. 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 prepared by AD Building Designers and stamped as received by the
Planning Division on March 4, 2003, including a site plan, floor plans, and elevations.
b. Color/material board and colored elevation received by AD Building Designers on
October 1, 2002.
Planning Commission Resolution No. 3482
PLN2002-120 - 1555, 1561 and 1573 Van Dusen Lane - Site and Architectural Review Permit
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Site and Architectural Review Permits 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.
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. A fencing plan depicting fencing type and height shall be submitted, prior
to the issuance of building permits. Fencing along the property lines shall be replaced with a
six-foot high "good neighbor" wood fence at the expense of the applicant, unless it is
determined to be in good condition by the Community Development Director.
Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. The entire property shall
be fenced and inaccessible to the public before and during construction.
Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code. The driveways and parking courts shall consist entirely of concrete.
Oak Preservation Requirements: A certified arborist shall be retained to develop Tree
Protection Specifications to be utilized during construction, prior to the issuance of building
permits for the project. Specific requirements shall include, but are not limited to:
a. Prior to on-site construction activity, the tree must be fertilized, as a mean of fortification.
b. The oak shall be pruned before construction, by qualified professional, upon approval of
the consulting arborist to allow adequate clearance for the home.
c. The consulting arborist shall be on-site to supervise any excavation or construction
(including paving) within a 45-foot radius of the trunk of the coast live oak tree.
d. All underground utility/drainage lines shall be located outside the 45-foot radius of the
trunk of the oak tree, unless otherwise approved by the consulting arborist.
e. A Tree Protection Zone shall be fenced off in order to physically protect as much of the
root zone as possible, as identified by the certified arborist on the site plan. The fencing
shall consist of chain link fencing that is tightly secured and posted as a Tree Protection
Zone. Signage is available from the Planning Division.
Landscaping: The applicant shall submit four sets of detailed landscape and irrigation plans
to the Planning Division, prior to the issuance of building permits, for review and approval
by the Community Development Director for compliance with all applicable conditions of
approval, ordinances, laws and regulations. The plans must meet the following requirements:
a. Landscape and irrigation plans shall be consistent with the City's Water Efficient
Landscaping Standards (WELS).
b. Lots No. 1 and 2 shall have a total of six (6) trees within the net lot area of the subject
property and Lot No. 3 shall have a total of seven (7) trees within the net lot area of the
subject property. Existing trees in good health shall count towards this requirement. The
size and species shall be noted on the Landscape Plan and shall be located to minimize
privacy impacts on adjacent properties.
Planning Commission Resolution No. 3482
PLN2002-120 - 1555, 1561 and 1573 Van Dusen Lane - Site and Architectural Review Permit
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c. Four (4) 36-inch box trees shall be planted on Lot #3 as a replacement for the 30-inch
diameter Blue Atlas Cedar tree that was removed in 2001 without a Tree Removal
Permit. The size and species shall be noted on the Landscape Plan.
d. Landscaping within the 45-foot radius dripline area of the Coast Live Oak shall consist of
the tree's natural leaf litter mulch and no other plantings (e.g. turf, shrubs, etc.) or
irrigation.
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Park Impact Fee: Prior to issuance of a certificate of building occupancy, the applicant shall
pay a park impact fee of $2,747.50 per unit. This fee is 25% of the Park In-Lieu Fee that was
required as a Condition of Approval of the Tentative Parcel Map.
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
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
10. Contractor Contact Information Posting: 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
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 maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
14. 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.
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.
Planning Commission Resolution No. 3482
PLN2002-120 - 1555, 1561 and 1573 Van Dusen Lane - Site and Architectural Review Permit
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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. 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
b. finish floor elevation (first floor)
c. foundation comer locations
18. Title 24 Energy compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 8~ by 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.
20. 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" by 36") is available at the Building Division
service counter.
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. & E. concerning utility easements, distribution pole
locations and required conductor clearances.
22. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
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West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
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)
Planning Commission Resolution No. 3482
PLN2002-120 - 1555, 1561 and 1573 Van Dusen Lane - Site and Architectural Review Permit
Page 6
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. Street Improvements: Upon 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(s) from the City of Campbell and/or the State of
California, as appropriate, for construction of the standard public street improvements,
required by the City Engineer. The fee for a non-utility encroachment permit application is
currently $255.00. The plans shall include the following:
a. Removal of the existing curb, gutter, sidewalk and driveway approaches, as necessary, to
construct a new sidewalk and ADA compliant driveway approaches for each lot,
b. Installation of street trees and irrigation systems at approximately 40 feet on center,
c. Construction of conforms to existing public and private improvements, as necessary.
24. 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-of-way line.
25. 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.
26. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 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 Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a utility installation coordination plan and schedule for approval by the City Engineer
for installation of street improvements and/or abandonment of all utilities. Streets, which
have been resurfaced within the previous 5 years, will require boring and jacking for all new
utility installations. Applicant shall also prepare pavement restoration plans for approval by
the City Engineer prior to any utility installation or abandonment.
28. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 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.
29. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall pay the
required Storm Drain Area fee, which is $2,000 per acre.
Planning Commission Resolution No. 3482
PLN2002-120 - 1555, 1561 and 1573 Van Dusen Lane - Site and Architectural Review Permit
Page 7
30. 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 and the California Storm Water Best Management
Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding storm water pollution
prevention.
The City will provide the applicant with information to assist
condition of approval. The primary objective is to improve the
quantity of storm water runoff to the Bay.
in complying with this
quality and reduce the
FIRE DEPARTMENT
31. Required Fire Flow: The required fire flow for this project has been calculated at 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.
32. Final Parcel Map Approval: The applicant shall provide a copy of the recorded final parcel
map prior to the issuance of building permits for the project.
33. 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
PASSED AND ADOPTED this 25th day of March, 2003, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners: Alderete, Doorley, Francois, Gibbons, Hernandez, Jones
and Rocha
Commissioners: None
Commissioners: None
Commissioners: None
APPROVED: Jo~seph~Hern~nde~, Ch~
Sharon Fierro, Secretary