PC Res 3407RESOLUTION NO. 3407
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PLN2001-139) TO ALLOW
THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE
ON PROPERTY LOCATED AT 132 SUNNYSIDE AVENUE IN A
PD (PLANNED DEVELOPMENT) ZONING DISTRICT.
APPLICATION OF MR. TOM BLACK. FILE NO. PLN2001-139.
After notification and public hearing, as specified by law, and after presentation by
Community Development Director, proponents and opponents, the hearing was closed.
the
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2001-139:
The proposed density of 7.4 units per gross acre is within the density allowance of 6-13 units
per gross acre permitted in the Low-Medium Density Residential General Plan land use
designation.
2. The proposed project is consistent with the General Plan.
3. The proposed project is consistent with the Planned Development Zoning Ordinance.
The site plan proposes the construction of a second detached residence on an individual lot.
The proposed residence takes vehicular access by a 12-foot wide driveway along the western
property line. Each of the units has a private rear yard with a depth ranging from five feet to
thirty feet. Proposed landscaping will occupy approximately 52% of the project site.
5. The project provides 7 on-site parking spaces, where 7 spaces are required.
6. The completed project would consist of two residences covering 30.8% of the lot with
buildings, 16.8 % with paving, and 52.4% with landscaping.
7. The project will have a floor area ratio of.46.
8. The proposed project is surrounded by other residential uses, with single-family residential
and townhomes to the north, west and east, and a vacant parcel to the south.
9. The proposed massing and design is consistent with other developments in the surrounding
area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. 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.
Planning Commission Resotudon No. 3407
PLN2001-139 - 132 Sunnyside Avenue - Planned Development Permit -Residence
Page 2
2. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
3. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval m~d the impacts of the project.
4. The proposed development or uses clearly would result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
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.
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
Planning Division
Approved Project: Approval is granted to construct a second residence on the project site.
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 plans prepared by Mission Engineering received on November 29, 2001, including
building elevations, and a site plan.
a. Color elevations and materials board submitted by the applicant on November 29, 2001.
b. Tentative Parcel Map prepared by Mission Engineering submitted on January 10, 2002.
c. The Planned Development Permit approval shall expire and be void one year from the
date of final approval, unless, a building permit is obtained. Construction must be
completed one year thereafter or the Planned Development Permit shall be void.
Landscaping: The applicant shall submit four sets of 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.
a. Landscape and irrigation plans shall be consistent with the Conceptual Landscape Plan
already submitted and the City's Water Efficient Landscaping Standards (WELS).
b. All trees shall be 24-inch box size and all shrubs shall be a minimum 5 gallon size.
Planning Commission Resotution No. 3407
PLN2001-139 - 132 Sunnyside Avenue - Planned Development Permit -Residence
Page 3
c. Landscaping plan to include a combination of trees, shrubs and ground cover to provide a
traditional residential landscape concept. Plantings to be installed along the proposed
driveway and to be provided in private yard spaces to ensure privacy and screening to
adjacent uses.
Parking and Driveways:
a. Parking and driveway areas shall be developed in compliance with Chapter 21.50 of the
Campbell Municipal Code. Driveway to be bordered with turf blocks.
b. The applicant shall provide colored concrete within the driveway and uncovered parking
spaces. The pavement design shall be reviewed and approved by the Community
Development Director prior to issuance of building permits for the project.
Park Impact Fee: A park impact fee of $7,035 per unit or the fee in effect at the time of
occupancy is due upon development of the site. Credit in the amount of $10,990 will be
given for the existing single-family residence. Prior to recordation of the final parcel map,
75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of
building occupancy.
5. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code.
o
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).
Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow
preventers, indicating the location of the boxes and screening (if the boxes are above ground)
for approval by the Community Development Director.
o
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.
Building Division:
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.
Planning Commission Resomtion No. 3407
PLN2001-139 - 132 Sunnyside Avenue - Planned Development Permit -Residence
Page 4
10. 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.
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
12. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. x 36 in.
13. 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.
14. 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.
15. 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
16. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
1R shall be blue-lined on the construction plans. 8½ X 11 calculations shall be submitted as
well.
17. 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.
18. 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.
19 Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
Planning Commission Resomtion No. 3407
PLN2001-139 - 132 Sunnyside Avenue - Planned Development Permit -Residence
Page 5
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)
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
20. Required Fire Flow: The required fire flow for this project has been calculated at 1,000
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.
21. Required Access to Water Supply (Hydrants): Portions of the structure(s) are greater than
150 feet of travel distance from the centerline of the roadway containing public fire hydrants.
Provide an approved fire sprinkler system throughout all portions of the building. Note:
Either a full width complying driveway is to be provided OR, the residence shall be provided
with an approved residential fire sprinkler system.
22. Fire Apparatus(Engine) 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 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%. Installation shall conform to Fire Department Standard Details and
Specifications sheet D-1.
23. 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
24. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Final Parcel Map for review by the City and recordation, upon
approval by the City. The current plan check fee is $1,215.00 plus $25 per lot.
25. Preliminary Title Report: Prior to issuance of any grading, drainage, or building permit, for
the site, recordation of the Final Parcel Map, the applicant shall provide a current Preliminary
Title Report, grant deed, or other satisfactory proof of ownership.
26. Public Service Easement and Sidewalk Easement: Prior to issuance of any grading or
building permits for the site and recordation of the Final Parcel Map, the applicant shall grant
Planning Commission Resol~,tion No. 3407
PLN2001-139 - 132 Sunnyside Avenue - Planned Development Permit -Residence
Page 6
a five (5) foot Public Service Easement and Sidewalk Easement on private property
contiguous with the public right-of-way along the Sunnyside Avenue frontage. The applicant
shall cause all documents to be prepared by a registered civil engineer/land surveyor, as
necessary, for the City's review and recordation.
27. Easements: Upon recordation of the Final Parcel Map, the applicant shall cause Easements
to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
28. Monumentation for Final Parcel Map: Prior to recordation of the Final Parcel Map, the
applicant shall provide security guaranteeing the cost of setting all Monuments shown on the
map, as determined by the City Engineer.
29. Street Improvements: Prior to issuance of any grading or building permits for the site and
recordation of the Final Parcel Map, the applicant shall execute a street improvement
agreement and shall cause plans for public Street Improvements to be prepared by a
registered civil engineer, pay fees, 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 in accordance with all applicable conditions of approval, ordinances,
laws and regulations and accepted engineering practices. The fee for a non-utility
encroachment permit is $245.00. The plans shall include the following:
a. Removal of the existing driveway approach and construction of a new ADA compliant
approach for proposed Parcel 1;
b. Construction of new ADA compliant driveway approach for Parcel 2;
c. Removal of existing curb, gutter, sidewalk and construction of new curb, gutter, sidewalk
as required by the City Engineer;
d. Installation of street trees and irrigation in the public right of way at about 40' on center.
e. Construction of conforms to existing public and private improvements, as necessary.
30.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.
31. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
32. 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.
33. 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.
Planning Commission Resolution No. 3407
PLN2001-139 - 132 Sunnyside Avenue - Planned Development Permit -Residence
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34. 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.
35. Stc~rm 1-)mln Are_~ Feet Prior to recordation of the Final Parcel Map, the applicant shall pay
the required Storm Drain Area fee of $2,250/acre.
36. Storm Water Pollution Prevention iMeamwe~: 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 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.
PASSED AND ADOPTED this 22na day of January, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
ATTEST:
Alderete, Francois, Hemandez and Leonard
Doorley and Gibbons
Jones
None
AeP ov 4--
--Q--Tomb' Francois, Chair~--~
Sharon Fierro, Secretary