PC Res 3444RESOLUTION NO. 3444
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE C1TY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2002-34) TO ALLOW
THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE
ON PROPERTY OWNED BY RANDY AND VIRGINIA MILBANK
LOCATED AT 1224 ABBOTT AVENUE IN AN R-l-9 (SINGLE
FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF
RANDY AND VIRGINIA MILBANK. FILE NO. PLN2002-34.
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 PLN2002-34:
1. The density of the proposed project site is 3.4 units per gross acre, which is consistent with
the General Plan land use designation.
2. The proposed project is consistent with the R-l-9 (Single-family Residential, 9,000 square
foot minimum lot size) zoning district and meets 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.
3. The proposed project is consistent with the consistent with the policies and the design
guidelines of the San Tomas Area Neighborhood Plan.
4. The development project consists of a new 4,898 square foot single-family residence at 1224
Abbott Avenue.
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The proposed residence has incorporated design features as required by the San Tomas Area
Neighborhood Plan, including simple rectangular-shaped forms, simple rooflines, simple and
shallow window fenestration, stucco exterior, and high-definition composition tile roofing.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and the San Tomas Area Neighborhood.
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.
The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (a),
pertaining to new construction of small structures, of the California Environmental Quality
Act (CEQA).
Planning Commission Resmution No. 3444
PLN2002-34 - 1224 Abbott Avenue - Site and Architectural Review Permit/New Residence
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.
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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.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. 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 grants a new Site and
Architectural Review Permit (PLN2002-34) to allow the construction of a new single-family
residence on property owned by Randy and Virginia Milbank at 1224 Abbott Avenue, 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 a Site and Architectural Review Permit to allow
the construction of a new 4,898 square foot single-family residence at 1224 Abbott Avenue.
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 Mono Space Designs, including colored building elevations.
b. Paint, roofing and rock samples submitted by Randy and Virginia Milbank.
Planning Commission Resomdon No. 3444
PLN2002-34 - 1224 Abbott Avenue - Site and Architectural Review Permit/New Residence
Page 3
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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 approval shall be void.
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Fences: Any existing or new fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a six-foot high
"good neighbor" wood fence at the expense of the applicant, unless it is determined to be in
good condition by the Community Development Director.
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).
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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 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.
6. Garage Door Color: The garage door shall be painted to match the color of the house.
Landscaping: The applicant shall submit four (4) sets of a landscape plan which shows a
total of one tree per 2,000 net square feet (existing trees shall count towards this
requirement). The plans shall be submitted to the Community Development Department for
review and approval prior to the issuance of a building permit.
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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.
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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.
Building Division
10. 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. 3444
PLN2002-34 - 1224 Abbott Avenue - Site and Architectural Review PermiffNew Residence
Page 4
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 maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
13. 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.
14. 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.
15. 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.
16. 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
17. Title 24 Energy compliance: California Title 24 Energy Compliance forms CF-IR and MF-
1R shall be blue-lined on the construction plans. 8~/~ by 11 calculations shall be submitted as
well.
18. 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.
19. 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.
Planning Commission Reso, udon No. 3444
PLN2002-34 - 1224 Abbott Avenue - Site and Architectural Review Permit/New Residence
Page 5
20. 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)
ii)
iii)
iv)
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.
PUBLIC WORKS DEPARTMENT
21. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current preliminary title report, grant deed, or other
satisfactory proof of ownership.
22. 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. The driveway approach in the street shall not exceed 25 feet
in width excluding the side flares (tapers).
23. 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.
24. 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.
25. 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.
26. 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
Planning Commission Reso,~,don No. 3444
PLN2002-34 - 1224 Abbott Avenue - Site and Architectural Review Permit/New Residence
Page 6
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.
27. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
PASSED AND ADOPTED this 9th day of July, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners: Alderete, Doorley, Francois, Hemandez and Jones
Commissioners: None
Commissioners: None
Commissioners: GibbonsAPPROVE D~~O0~I ~~ /
k'--To~ Francois?'Cha~r _....J
Sharon Fierro, Secretary