PC Res 3495RESOLUTION NO. 3495
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PLN2000-174) TO ALLOW
THE CONSTRUCTION OF TWO SINGLE FAMILY RESIDENCES ON
TWO EXISTING LOTS ON PROPERTY OWNED BY MR. TERRY
McELROY AND MR. STEPHEN GUZZETTI LOCATED AT 41 & 51
MISSION WAY IN A P-D (PLANNED DEVELOPMENT) ZONING
DISTRICT. APPLICATION OF MR. TERRY McELROY AND MR.
STEPHEN GUZZETTI. FILE NO. PLN2000-174.
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 PLN2000-174:
1. The development of the proposed project will result in a residential use that is consistent with
the General Plan Land Use Designation of Medium Density Residential for the project site.
The density of the proposed project is 5.7 units per gross acre for 41 Mission Way and 8.2
units per gross acre for 51 Mission Way, which falls below the maximum permitted density
for the site.
The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
The proposed project is consistent with the Planned Development Zoning Ordinance. The
proposed residences meets the height limitation, building coverage, side, rear and front
setbacks, and parking requirements of the R-l-6 (Single-family Residential) Zoning District.
The site plans propose the construction of two single-family residences on individual lots.
The residence at 41 Mission Way would be 2,202 square feet with a 450 square-foot
detached garage, resulting in a building coverage of 27.7% and an FAR of 0.43. The
residence proposed at 51 Mission Way consists of 2,029 square feet of living space and a 430
square-foot attached garage, resulting in a building coverage of 36.9% and an FAR of 0.52
The proposed residences each have distinctive craftsman style designs and well-articulated
features. The designs include simple rectangular shaped forms, simple gabled roof lines,
wood window trim, divided double-hung windows, and attractive front porches. The exterior
elevations have significant variations with different rooflines, front entry treatments, window
styles, and exterior materials and colors.
Planning Commission Resolution No. 3495
PLN2000-174 - 41 & 51 Mission Way- Planned Development Permit
Page 2
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The project qualifies as a Categorically Exempt project per Section 15303(a), Class 3 (New
Construction or Conversion of Small Structures) of the California Environmental Quality Act
(CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
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.
o
The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
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.
o
There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
o
There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
o
No substantial evidence has been presented which 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 (PLN2000-174) to allow the construction of two new single-
family residences on two existing lots on property owned by Mr. Terry McElroy and Mr.
Stephen Guzzetti located at 41 & 51 Mission Way, 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. 3495
PLN2000-174 - 41 & 51 Mission Way- Planned Development Permit
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Project: Approval is granted approval to construct two single-family residences
at 41 & 51 Mission Way. The building and site design shall substantially conform to the
project exhibits listed below, except as may be modified by the Conditions of Approval
herein:
a. Set of architectural plans prepared by Britt Rowe received on May 1, 2003, including
building elevations, floor plans and a site plan.
b. Set of landscaping plans prepared by David R. Fox and Company received on May 1,
2003, including fencing plans.
c. Color elevations and materials board submitted by the applicant on May 1, 2003.
Landscaping: The applicant shall submit four sets of detailed landscape and irrigation
plans prepared by a registered Landscape Architect 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.
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 driveway shall consist of bomanite or other decorative paving
material. The pavement design shall be reviewed and approved by the Community
Development Director prior to issuance of building permits for the project.
Fences: All fencing shall comply with Section 21.59.090 of the Campbell Municipal Code
unless otherwise approved under a Fence Exception.
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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, and be demolished
or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
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.
Planning Commission Resolution No. 3495
PLN2000-174 - 41 & 51 Mission Way- Planned Development Permit
Page 4
Sanitary_ Sewer: A sanitary sewer system shall be installed to serve 41 & 51 Mission Way
in conformance with the standards of the West Valley Sanitation District.
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Planned Development Permit Expiration: The Planned Development Permit approval shall
be valid for a period of one year from the date of final City Council approval. Within this
one-year period, a building permit must be obtained and construction completed one year
thereafter or the Planned Development Permit shall be void.
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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.
10.
Architectural Details: Prior to issuance of building permits, the applicant shall provide
details of the building materials including garage doors, window trim, and exterior door
schedules.
11.
Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Guidelines (WELS) and the Tree Preservation
Ordinance to indicate how trees to be retained on site will be protected during construction,
prior to issuance of building permits.
12. Paint Colors: Final color approval shall be subject to field review and approval by the
Community Development Director.
13.
Mission Way Improvements: Subject to receiving permission from the applicable property
owner of Mission Way, the applicant shall complete the following improvements prior to
the issuance of a Certificate of Occupancy for the last dwelling unit. The improvements
shall include the following:
a. Repair potholes and cracks in the roadway surface to create a smooth asphaultic
roadway surface;
b. Construction of new ADA compliant driveway approach on South Winchester Blvd;
and,
c. Relocation, installation, and removal of private and public utilities, as deemed
necessary by the Community Development Director and Public Works Director.
Building Division:
14.
Permits Required: A building permit application shall be required for each proposed new
single-family dwelling unit. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
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.
Planning Commission Resolution No. 3495
PLN2000-174 - 41 & 51 Mission Way- Planned Development Permit
Page 5
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Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. x 36 in.
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.
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. Basis for determining elevations shall be clearly
noted.
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
Title 24 Energy Compliance: Califomia Title 24 Energy Compliance forms CF-1R and
MF-1R shall be blue-lined on the construction plans. Calculations on 8V2 by 11 size paper
shall also be submitted.
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.
Water Pollution: 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.
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.
Planning Commission Resolution No. 3495
PLN2000-174 - 41 & 51 Mission Way- Planned Development Permit
Page 6
25.
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:
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.
FIRE DEPARTMENT
26.
Parking Along Roadways: The required width of fire access roadways shall not be
obstructed in any manner. Parking shall not be allowed along roadways less than 28 feet in
width.
27.
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 27th day of May, 2003, by the following roll call vote:
AYES: Commissioners: Alderete,
and Rocha
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
ATTEST:
APPROVED:
Sharon Fierro, Secretary
Doorley, Francois, Gibbons, Hemandez, Jones