PC Res 3427RESOLUTION NO. 3427
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2001-142) TO ALLOW
THE CONSTRUCTION OF THREE NEW SINGLE-FAMILY
RESIDENCES ON PROPERTY OWNED BY MR. FRED NOURZAD
AT 1274 WALNUT DRIVE IN AN R-l-10 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR.
OMID SHAKERI, ON BEHALF OF THE RIDGECREST GROUP.
FILE NO. PLN2001-142.
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 PLN2001-142:
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The proposed residential project is consistent with the R-l-10 (Single-Family Residential,
10,000 square foot minimum lot size) Zoning District, as required per the Zoning Ordinance
and the San Tomas Area Neighborhood Plan.
The proposed project has a density range between 2.7 and 2.9 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).
The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
The project provides 16 on-site parking spaces, where 6 spaces are required.
The proposed homes have a front yard setback between 25 feet 6 inches and 35 feet 6 inches,
to emulate the existing varied block pattern, and large rear yard setbacks between 48 feet 5
inches and 58 feet 5 inches.
The proposed project will contribute to the housing stock in the City of Campbell and serve
the housing needs of the community.
The proposed project is consistent with the San Tomas Area Neighborhood Plan.
The proposed project is surrounded by other residential uses to the north, south, and west and
a commercial office building to the east.
The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (New
Construction or Conversion of Small Structures) of the California Environmental Quality Act
(CEQA).
Planning Commission Resolution No. 3427
PLN2001-142 - 1274 Walnut Drive
Site and Architectural Review Permit - Three New Single-Family Residences
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 General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
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. 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 Permit (PLN2001-142) to allow the construction of three new single-
family residences on property owned by Mr. Fred Nourzad at 1274 Walnut Drive, 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
Approved Permit: Approval is granted for a Site and Architectural Review Permit to
construct three new single-family homes on property located at 1274 Walnut Drive. The
project shall substantially conform to the project exhibits listed below, except as may be
modified by the Conditions of Approval contained herein:
a. Project plans prepared by Memarie Associates Inc. and received by the Planning
Division on April 16, 2002, including a site plan, floor plans, roof plans, and elevations.
b. Color samples and roof samples received by the Planning Division on April 18, 2002.
Planning Commission Resolution No. 3427
PLN2001-142 - 1274 Walnut Drive
Site and Architectural Review Permit - Three New Single-Family Residences
Page 3
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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.
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Park Impact Fee: A park impact fee of $10,990 per unit 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.
Property Maintenance: The property is to be maintained free of any combustible trash,
debris, and weeds until the time that actual construction commences. Any vacant 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).
Final Parcel Map: The Site and Architectural Review Permit approval is contingent upon
recordation of the Final Parcel Map to divide the subject property. The Final Parcel Map
shall be recorded prior to the issuance of building permits.
6. Parking and Driveways:
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a) All parking and driveway areas shall be developed in compliance with the standards in
Chapter 21.50 of the Campbell Municipal Code.
b)
The applicant shall provide decorative pavement within the driveways and walkways.
The design and materials used for the decorative pavement shall be reviewed and
approved by the Community Development Director prior to the issuance of building
permits.
c)
The applicant shall re-configure the driveway on Lot 1 to allow the retention of the 14-
inch diameter Oak tree along the right side of the driveway. The revised configuration
shall be reviewed and approved by the Community Development Director prior to the
issuance of building permits.
Fences: Fencing along the property lines shall be replaced at the expense of the applicant,
unless it is determined to be in good condition by the Community Development Director.
Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code.
Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan to the Planning
Division 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 review and approval by the Community Development Director.
Planning Commission Resolution No. 3427
PLN2001-142 - 1274 Walnut Drive
Site and Architectural Review Permit - Three New Single-Family Residences
Page 4
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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. Building Elevations Details: The applicant shall submit detailed building elevations
depicting architectural details. Detailed elevations shall be reviewed and approved by the
Community Development Director prior to the issuance of building permits and shall include
the following:
a) Provision of building elevations and details illustrating architectural features such as
porches and railings, window boxes, veneers, tile, or brick details.
b) Composition roof materials shall be 40-year quality.
c)
Windows shall have significant insets (4-inches minimum) to create shadow lines and
shall be detailed with trim and sill details. The applicant shall submit elevations with
window schedules depicting high quality windows.
d) Garage doors shall have automatic opening devices and shall have decorative features
such as windows and panels.
e) Architectural details shall be camed throughout all four elevations of the homes.
11. Elevation Detail: The applicant shall indicate on the building plan submittal a brick veneer
detail along the base of the front elevation on the residence on Parcel 2. The plan shall be
reviewed and approved by the Community Development Director prior to the issuance of
building permits.
12. Landscaping: The applicant shall submit four sets of a landscape and irrigation plan
indicating type and size of plant material and details regarding the automatic irrigation
system to the Planning Division for review and approval by the Community Development
Director prior to the issuance of building permits and shall include:
a) Three 24-inch box replacement trees for the three protected trees removed.
b) A minimum of one tree per each 2,000 square feet of net lot area, as required by the
STANP.
c) A combination of trees, shrubs, and groundcover to effectively landscape the front yard
and side yard areas.
d) Landscape and irrigation plans shall be consistent with the City's Water Efficient
Landscaping Standards (WELS).
13. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Standards (WELS) for all protected trees to be retained
Planning Commission ResoLution No. 3427
PLN2001-142 - 1274 Walnut Drive
Site and Architectural Review Permit - Three New Single-Family Residences
Page 5
on site, and shall contain specific information about the preservation of the trees during any
grading or building on site. The tree protection plan shall be submitted to the Planning
Division for review and approval by the Community Development Director prior to the
issuance of building permits.
14. 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.
15. Construction Mitigation Measures: The applicant shall implement the following construction
mitigation measures:
a)
Construction activities will be limited to daytime hours of 8:00 am 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.
b) No pile driving is allowed for construction of the project.
c) All internal combustion engines for construction equipment used on the site will be
properly muffled and maintained.
d)
All stationary noise generating construction equipment, such as air compressors and
portable power generator, will be located as far as practical from the existing residences
and businesses.
e) All active construction areas shall be watered at least twice daily.
f) Cover all trucks hauling soil and other loose materials stationed or prior to leaving the
site.
g) Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and
staging areas at the construction site.
Building Division
16. 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 Resolution No. 3427
PLN2001-142 - 1274 Walnut Drive
Site and Architectural Review Permit - Three New Single-Family Residences
Page 6
17. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit. Each detached structure shall be submitted
separately.
18. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
19. 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.
20. 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.
21. 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.
22. 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) finished floor elevation (first floor).
c) foundation comer locations.
23. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-iR and MF-1R shall
be blue-lined on the construction plans. 8V2 X 11 calculations shall be submitted as well.
24. 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.
25. Water Pollution Prevention: 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.
Planning Commission Resolution No. 3427
PLN2001-142 - 1274 Walnut Drive
Site and Architectural Review Permit - Three New Single-Family Residences
Page 7
26. 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) Bay Area Air Quality Management District (Demolitions Only)
d) School District:
· 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.
27. Water Pollution Prevention: 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.
PUBLIC WORKS DEPARTMENT
28. 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 various fees and
deposits, 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.
The fee for a non-utility encroachment permit application is currently $255.00. The plans
shall include the following:
a) Installation of storm drain improvements on Walnut Drive as determined by the City
Engineer.
b) Construction of conforms to existing public and private improvements, as necessary.
29. Work in the Public Right-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.
Planning Commission Resolution No. 3427
PLN2001-142 - 1274 Walnut Drive
Site and Architectural Review Permit - Three New Single-Family Residences
Page 8
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 issuance of any grading or building permits for the site, the 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 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.
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. 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 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 23rd day of April, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners: Alderete, Doorley, Francois, Gibbons, Hemandez, Jones
and Leonard
Commissioners: None
Commissioners: None
Commissioners: None ~~~/c/,~,O_.!
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