PC Res 3447RESOLUTION NO. 3447
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCH/TECTURAL REVIEW PERMIT (PLN2002-71) TO AIJ.OW
THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE
AND A TREE REMOVAL PERMIT (PLN2002-83) TO ALLOW THE
REMOVAL OF THREE TREES (PINE, BLACK WALNUT AND
PRUNE) ON PROPERTY OWNED BY STEVEN AND SAIJ~Y
RHODES LOCATED AT 1556 WALTERS AVENUE IN AN R-l-9
(SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. DALE DRUMM. FILE NO. PLN2002-
71/83.
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 PLN2002-71/83:
1. The density of the proposed project site is 3.7 units per gross acre, which is consistent with
the General Plan land use designation.
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- 1-9 Zoning District.
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The proposed project is consistent with the consistent with the policies and the design
guidelines of the San Tomas Area Neighborhood Plan.
The development project consists of a new 3,637 square foot single-family residence at 1556
Walters Avenue.
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 shingle
roofing.
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.
Planning Commission Reso~,don No. 3447
PLN2002-71/83 - 1556 Walters Avenue
Site and Architectural Review and Tree Removal Permit/New Residence
Page 2
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The applicant has submitted a conceptual landscape plan that provides for the replace of the
three trees proposed for removal. The central location of the pine tree and the condition of
the other trees justifies their removal.
9. The proposed tree replacement requirement of two 24-inch box size trees and six 15-gallon
size trees is consistent with the requirements of the Tree Protection Ordinance.
10. The proposed replacement trees will be a sufficient replacement for the trees to be removed
and will continue the diversity of tree species found in the community.
11. 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).
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 Site and
Architectural Review Permit (PLN2002-71) and Tree Removal Permit (PLN2002-83) to allow
the construction of a new single-family residence and removal of three trees (pine, black walnut
and prune) on property owned by Steven and Sally Rhodes at 1556 Walters 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
Planning Commission Reso~,,don No. 3447
PLN2002-71/83 - 1556 Walters Avenue
Site and Architectural Review and Tree Removal Permit/New Residence
Page 3
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 Proiect: Approval is granted for a Site and Architectural Review Permit and a
Tree Removal Permit to allow the construction of a new 3,637 square foot single-family
residence at 1556 Walters Avenue. 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 Greg Benton, Architect, including colored building elevations
dated June 11, 2002.
b. Paint, roofing and building material samples submitted by Greg Benton.
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).
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.
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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 include two 24" boxed trees and six 15 gallon trees. The plans
shall be submitted to the Community Development Department for review and approval prior
to the issuance of a building permit.
Planning Commission Resolm~on No. 3447
PLN2002-71/83 - 1556 Walters Avenue
Site and Architectural Review and Tree Removal Permit/New Residence
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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
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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.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
11. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
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. 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.
14. 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.
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:
Planning Commission Resomdon No. 3447
PLN2002-71/83 - 1556 Walters Avenue
Site and Architectural Review and Tree Removal Permit/New Residence
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pad elevation
finish floor elevation (first floor)
foundation corner 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. 81/2 by 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. 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.
19. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
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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.
PUBLIC WORKS DEPARTMENT
20. Preliminary_ Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
21. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause additional fight-of-way to be granted for public
street purposes along the Walters Avenue frontage as necessary to accommodate a forty foot
Planning Commission Resomdon No. 3447
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half street right-of-way. 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.
22. Public Service Easement and Sidewalk Easement: Prior to issuance of any grading or
building permits for the site, the applicant shall grant a ten foot (10') public service easement
and sidewalk easement on private property contiguous with the public right-of-way along the
Walters 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.
23. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement, 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 $260.00. The plans
shall include the following:
a. Reconstruction of existing pavement along Walters Avenue to street centerline;
b. Construction of concrete rolled curb along the property frontage (17 feet wide from back
of curb to center line);
c. Relocation of the existing wood power pole at the northeasterly comer of the property,
and appurtenances;
d. Construction of conforms to existing public and private improvements, as necessary.
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 Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility 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 Resm,,don No. 3447
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Site and Architectural Review and Tree Removal Permit/New Residence
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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 $2,000.00 per acre.
28. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for grading,
landscaping, or building, the applicant shall obtain a clearance from the SCVWD.
29. 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 23ra day of July, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners: Alderete, Doofley, Francois, Gibbons and Hernandez
Commissioners: None
Commissioners: Jones
Commissioners: None ~
APPROVEE~~~ ~(~__~~~4~'' ~
( To~m Frandois, ~'hair
Sharon Fierro, Secretary