PC Res 3414RESOLUTION NO. 3414
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING SITE AND
ARCHITECTURAL REVIEW PERMITS (PLN2001-110 & PLN2001-
111) TO ALLOW THE CONSTRUCTION OF TWO NEW SINGLE-
FAMILY RESIDENCES ON PROPERTY OWNED BY DEB-MAR
INVESTMENTS LOCATED AT 1601 & 1603 VAN DUSEN LANE
IN AN R-i-9 (SINGLE FAMILY RESIDENTIAL) ZONING
DISTRICT. APPLICATION OF MR. KENNETH LEE, ON BEHALF
OF DEB-MAR INVESTMENTS. FILE NO. PLN2001-110/111.
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 PLN2001-110/111:
1. The proposed project is consistent with the R-l-9 (Single-family Residential, 9,000 square
foot minimum lot size) zoning district.
2. The proposed project is consistent with the San Tomas Area Neighborhood Plan and
complies with the San Tomas Area Neighborhood Plan design guidelines.
3. The development project consists of two new single-family residences on parcels that
received approval through a Tentative Subdivision Map in January 2001.
The proposed residences each have a distinctive design and well-articulated features. The
elevations incorporate representative architectural features of the San Tomas Area
Neighborhood. The two floor plans are unique and the exteriors consist of different materials
and colors.
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The proposed residences are consistent with the zoning designation and meet the minimum
setbacks, height restriction of 28 feet, maximum lot coverage of 35 percent, maximum floor
area ratio of .45, and parking requirements of the R-l-9 Zoning District.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and the San Tomas Area Neighborhood.
7. The density of the proposed project site is three units per gross acre, which is consistent with
the General Plan land use designation.
The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Planning Commission Resolution No. 3414
PLN2001-110/PLN2001-111 - 1601 & 1603 Van Dusen Lane
Site and Architectural Review Permits for Two New Single-Family Residences
Page 2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. 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.
2. 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.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
4. 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 approves a Site and
Architectural Review Permits (PLN2001-110/PLN2001-111) to allow the construction of two
new single-family residences on property owned by Deb-Mar Investments at 1601 & 1603 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
Planning Division
1. Approved Project: Approval is granted for two Site and Architectural Review Permits to
allow the construction of two new two-story, single-family residences at 1601 and 1603 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. Set of plans prepared by Bruce Johnson, AIA, received on January 23, 2002, including
colored building elevations.
b. Paint and roofing samples submitted by Bruce Johnson, AIA on January 23, 2002.
Site and Architectural Review Permits Approval Expiration: Within one year from the date
of approval, a building permit must be obtained and construction completed one year
thereafter or the Site and Architectural Review Permit approvals shall be void.
Planning Commission Resolution No. 3414
PLN2001-110/PLN2001-111 - 1601 & 1603 Van Dusen Lane
Site and Architectural Review Permits for Two New Single-Family Residences
Page 3
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Fences: Any existing or 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.
Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. Any remaining debris
from the demolition of structures shall be removed from the property.
5. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
Landscaping: The applicant shall submit detailed landscape and irrigation plans to the
Building Division in conjunction with the Building Permit submittal 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. Each lot shall have a total of one tree per 2,000 net square feet.
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, or the fee in effect at the time of payment. This
fee is in addition to the Park In-Lieu Fee that is required at the time of Final Subdivision.
Building Division
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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.
9. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
10. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
11. 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.
12. 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
civil engineer specializing in soils mechanics.
Planning Commission Resolution No. 3414
PLN2001-110/PLN2001-111 - 1601 & 1603 Van Dusen Lane
Site and Architectural Review Permits for Two New Single-Family Residences
Page 4
13. Site Plan: Application for building permits shall include an accurate site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. The site
plan shall also include site drainage details.
14. 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 corner locations
15. Title 24 Energy compliance: California Title 24 Energy Compliance forms CF-IR and MF-
1R shall be blue-lined on the construction plans. 8V2 by 11 calculations shall be submitted as
well.
16. 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.
17. 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.
18. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
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. 3414
PLN2001-110/PLN2001-111 - 1601 & 1603 Van Dusen Lane
Site and Architectural Review Permits for Two New Single-Family Residences
Page 5
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
19. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall
submit a Parcel Map for recordation upon approval by the City. The current plan check fee is
$1,215.00 plus $25 per parcel.
20. Public Service Easement: Upon recordation of the Parcel Map, the applicant shall grant a 10-
foot Public Service Easement on private property contiguous with the public right-of-way
along the Van Dusen Lane 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.
21. Monumentation for Parcel Map: Prior to recordation of the Parcel Map, the applicant shall
provide security for setting all Monuments shown on the map.
22. Street Improvements: Prior to issuance of any grading or building permits for the site, 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 street
trees, irrigation, and any standard public street improvements, constructed in the P.S.E., as
required by the City Engineer. The City fee for a non-utility encroachment permit is
$255.00. An encroachment permit must be obtained from CalTrans for all work in the State
of California right-of-way. Plans shall include the following:
a. Removal of existing driveway approach(es) (CalTrans encroachment permit),
b. Construction of ADA compliant driveway approach(es) (CalTrans encroachment permit),
c. Construction of street trees and irrigation at 40 feet on center (City encroachment permit),
d. Installation of public street surface treatment (CalTrans encroachment permit),
e. Construction of conforms to existing public and private improvements, as necessary.
(CalTrans encroachment permit).
23. 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.
24. 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.
Planning Commission Resolution No. 3414
PLN2001-110/PLN2001-111 - 1601 & 1603 Van Dusen Lane
Site and Architectural Review Permits for Two New Single-Family Residences
Page 6
25. 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 five 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.
26. 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.
27. 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 which is $2,000 per acre.
28. 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.
FIRE DEPARTMENT
29. 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.
30. Flag Lots: Flag lots shall conform with all access and water supply requirements in
accordance with Fire Code Article 9. Contact Fire Department for applicable means of
compliance.
31. Premises Identification: Approved numbers or addresses shall be placed on all new and
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.
32. 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.
The applicant shall install an approved fire sprinkler system throughout all portions of the
building.
Planning Commission Resolution No. 3414
PLN2001-110/PLN2001-111 - 1601 & 1603 Van Dusen Lane
Site and Architectural Review Permits for Two New Single-Family Residences
Page 7
PASSED AND ADOPTED this 26th day of February, 2002, by the following roll call vote:
AYES: Commissioners: Alderete, Doorley, Francois, Gibbons and Hemandez
NOES: Commissioners: None
ABSENT: Commissioners: Jones and Leonard
ABSTAIN: Commissioners: None ~~ '~'/~dY'f ~ '~
APPROVED: -G''/~'g~f'/
~orr[ Francois~ Chai~ '~
ATTE S T: ~~,~'~~,~
'/ Sharon Fierro, Secretary