PC Res 3429RESOLUTION NO. 3429
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2001-133) TO ALLOW
THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE
ON PROPERTY OWNED BY ROY AND ADRIENNE DIVITFORIO
AT 1512 WALNUT DRIVE IN AN R-l-10 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF ROY
AND ADRIENNE DIVITTORIO. FILE NO. PLN2001-133.
After notification and public hearing, as specified by law, and after presentation
Community Development Director, proponents and opponents, the hearing was closed.
by the
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2001-133:
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 density of the proposed project site is 2.6 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.)
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
4. The proposed project is surrounded by other residential uses to the north, south, and west and
a commercial use to the east.
5. The proposed project is consistent with the San Tomas Area Neighborhood Plan.
6. The project provides four parking spaces where two parking spaces are required.
7. The completed project would consist of a 5,305.6 square foot residence with a building
coverage of 31% and a floor area ratio of 39%.
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).
Based on 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.
Planning Commission Resomdon No. 3429
PLN2001-133 - 1512 Walnut Drive
Site and Architectural Review Permit -New Single-Family Residence
Page 2
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The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
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.
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There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
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 (PLN2001-133
) to allow the construction of a new single-family residence on property owned by Roy and
Adrienne Divittorio at 1512 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
Project Approval: Approval is granted for a Site and Architectural Review Permit (PLN2001-
133) allowing the construction of a new single-family residence on property located at 1512
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 Design Tech Associates and received by the Planning Division
on May 3, 2002, including a site plan, floor plans, and elevations.
b. Color/material board and colored elevation received by the Planning Division on
November 13,2001.
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.
Planning Commission Resomtion No. 3429
PLN2001-133 - 1512 Walnut Drive
Site and Architectural Review Permit -New Single-Family Residence
Page 3
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Accessory Structures: The applicant shall obtain a building permit for the existing illegal
detached accessory structures. The detached structures shall meet all current requirements of
the Campbell Municipal Code, the San Tomas Area Neighborhood Plan, and the California
Building Code.
Landscaping: The applicant shall submit a landscape plan to the Planning Division, prior to
the issuance of building permits, which shows the required one (1) tree per 2,000 square feet
of net lot area of the subject property. Existing trees within the net lot area of the subject
property may be included in the total. All new trees shall be planted within the net lot area
and shall be planted prior to issuance of a Certificate of Occupancy.
Tree Protection Plan: The applicant shall submit a tree protection plan to the Planning
Division for review and approval by the Community Development Director prior to the
issuance of building permits, to show how protected trees to be retained on site will be
protected during construction, in accordance with the City's Water Efficient Landscape
Guidelines (WELS).
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.)
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.
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Construction Hours: Construction activities will be limited to the 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.
9. 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.
10. Fences: Any existing or proposed fencing shall comply with Section 21.59.090 of the
Campbell Municipal Code.
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.
Planning Commission Resomtion No. 3429
PLN2001-133 - 1512 Walnut Drive
Site and Architectural Review Permit -New Single-Family Residence
Page 4
12. 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.
13. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
14. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
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.
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-IR and MF-
1R shall be blue-lined on the construction plans. 81/2 X 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. 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 Resomtion No. 3429
PLN2001-133 - 1512 Walnut Drive
Site and Architectural Review Permit -New Single-Family Residence
Page 5
21. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
Bay Area Air Quality Management District (Demolitions Only)
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.
22. Accessory_ Buildings: All proposed accessory buildings shall be properly described and
detailed to allow for plan check and issuance of separate permits.
PUBLIC WORKS DEPARTMENT
23. 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.
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. 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.
26. 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 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.
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 $624.00.
28. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
Planning Commission Resolution No. 3429
PLN2001-133 - 1512 Walnut Drive
Site and Architectural Review Permit -New Single-Family Residence
Page 6
and accurate Site Plan in accordance with the Planning Division's checklist.
FIRE DEPARTMENT
29. Preliminary Review: Review of this development proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work, the applicant shall make application to, and receive
from, the Building Division all applicable construction permits.
30. Required Fire Flow: The required fire flow for this project 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.
PASSED AND ADOPTED this 14th day of May, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
ATTEST: ~ ~
- S'~'aron Fierro, Secretary
Alderete, Doorley, Francois, Gibbons, Hernandez, Jones
and Leonard
None
None
None
APPROV
Tom Francois, Chair