PC Res 3450RESOLUTION NO. 3450
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2002-80) TO ALLOW
THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE
ON PROPERTY OWNED BY ADRIAN AND MARIANA
MUNTEANU LOCATED AT 1146 STEINWAY AVENUE IN AN
R-l-10 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. ADRIAN MUNTEANU. FILE NO.
PLN2002-80.
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 PLN2002-80:
1. The subject property on which the proposed two-story single-family residence is to be
constructed is substandard in net lot area (9,392 square feet) and has a substandard lot width
of less than 60 feet.
2. The proposed project is consistent with the San Tomas Area Neighborhood Plan (STANP).
o
The proposed project is consistent with the development standards for an existing non-
conforming lot in an R-l-10 (Single family residential, 10,000 square foot minimum lot size)
zoning district with a substandard lot width of less than 60 feet; the proposed project meets
the side yard setback requirements for an R-l-6 zoning district, rear yard setbacks and lot
coverage requirements for an R-1-9 zoning district and front yard setback and floor area ratio
requirements of an R-l-10 zoning district in the San Tomas Area Neighborhood Plan.
4. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and with the San Tomas Area.
o
The development of the property will result in a density of 3.9 dwelling units per gross acre
and is an existing non-conforming lot of record consistent with the General Plan policies for
development within the area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the policies of the City's General Plan.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
Planning Commission Resolution No. 3450
PLN2002-80 - 1146 Steinway Avenue - Site and Architectural Review Permit/New Residence
Page 2
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a new Site and
Architectural Review Permit (PLN2002-80) to allow the construction of a new single-family
residence on property owned by Adrian and Mariana Munteanu at 1146 Steinway 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
Approved Proiect: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new 3,564 square foot two-story, single-family residence with an
attached 462 square foot two-car garage and a 198 square foot one-car garage/workshop
located at 1146 Steinway Avenue. Project approval shall substantially comply with project
plans prepared by Adrian Munteanu, dated on January 10, 2000, except as modified by the
Conditions of Approval herein.
Site and Architectural Approval Expiration: The Site and Architectural Permit approval
(PLN2002-80) for this project is valid for a period of one (1) year from the Planning
Commission approval. All conditions of approval specified herein must be completed within
one year from the date of approval, or the permit shall be void.
3. Building Division Requirements: The applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
o
Fences: Any newly 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. All perimeter fencing shall be found to be in good
condition as determined 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. 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).
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.
Planning Commission Resolution No. 3450
PLN2002-80 - 1146 Steinway Avenue - Site and Architectural Review Permit/New Residence
Page 3
Tree Protection Plan: Prior to issuance of building permits, the applicant shall submit a tree
protection plan in accordance with the City's Water Efficient Landscape Guidelines (WELS)
and the Tree Preservation Ordinance to indicate how the existing tree to be retained on site
will be protected during construction.
Landscaping: The applicant shall be required to provide a minimum of one (1) tree per 2,000
square feet of net lot area of the subject property. Existing tree(s) within the net lot area of
the subject property shall be included in the total. The location, type and size of additional
trees to be planted on site in conformance with the San Tomas Area Neighborhood Plan shall
be noted on plans to be submitted to the Community Development Department prior to
issuance of building permits. The required new trees shall be planted within the net lot area
prior to issuance of an occupancy permit for the residence. Three of the new trees shall be
located at the rear of the lot to provide privacy to the rear flag lot.
9. San Tomas Area Neighborhood Plan: The approved project shall comply with all
requirements of the City's San Tomas Area Neighborhood Plan.
PUBLIC WORKS DEPARTMENT
10. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
11.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause additional right-of-way to be granted for public
street purposes along the Steinway Avenue frontage to accommodate a 30 foot half-street.
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.
12.
Street Improvements: Prior to issuance of any grading, drainage, 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. Construction of rolled curb and gutter including transition of 6 inch straight faced curb to the
east;
b. Reconstruction of street pavement to centerline;
c. Construction of asphalt driveway approach from the rolled curb to the property line;
d. Existing fire hydrant may have to be adjusted as determined by the San Jose Water
Company;
e. Construction of conforms to existing public and private improvements, as necessary.
Planning Commission Resolution No. 3450
PLN2002-80 - 1146 Steinway Avenue - Site and Architectural Review Permit/New Residence
Page 4
13. 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.
14.
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.
15.
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.
16. 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 $431.00.
BUILDING DIVISION
17. 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.
18. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
19. Size of Plans: The maximum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
20.
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.
21.
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.
22.
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.
Planning Commission ResoLution No. 3450
PLN2002-80 - 1146 Steinway Avenue - Site and Architectural Review Permit/New Residence
Page 5
23.
24.
25.
26.
27.
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
Title 24 Energy compliance: California Title 24 Energy Compliance forms CF-1R and
MF-1R shall be blue-lined on the construction plans. 8~& by 11 calculations shall be
submitted as well.
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.
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.
Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
ao
i)
ii)
iii)
iv)
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
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.
Planning Commission Resolution No. 3450
PLN2002-80 - 1146 Steinway Avenue - Site and Architectural Review Permit/New Residence
Page 6
PASSED AND ADOPTED this 27th day of August, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners: Alderete, Doorley, Gibbons and Jones
Commissioners: None
Commissioners: Francois and Hernandez
Commissioners: None
APPROVED: F"-'~'~,/~~
Ge~ D°orley, Acting Chair
Sharon Fierro, Secretary