PC Res 3452RESOLUTION NO. 3452
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2002-81) TO AIJ.OW
THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE
ON PROPERTY OWNED BY A.W. AND HELEN PEGG LOCATED
AT 1490 VAN DUSEN LANE IN AN R-l-9 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. JON
NELSON. FILE NO. PLN2002-81.
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 PLN2002-81:
1. The density of the proposed project site is 3.3 units per gross acre, which is consistent with
the General Plan land use designation of Low Density Residential (less than 4.5 units per
gross acre.)
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,
building coverage, floor area ratio, and parking requirements of the R-1-9 Zoning District.
3. The project is consistent with the development standards and design guidelines of the San
Tomas Area Neighborhood Plan.
4. The project consists of a new 2,930 square foot single-family residence and 748 square foot
attached garage with a building coverage of 25% and Floor Area Ratio of 32%.
5. The project provides five parking spaces where two parking spaces are required.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
7. The proposed project is surrounded by residential uses to the north, south, and east and
Highway 85 to the west.
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The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of one single-family
residence.
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.
Planning Commission Resomtion No. 3452
PLN2002-81 - 1490 Van Dusen Lane - Site and Architectural Review Permit/New Residence
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2. 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.
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 (PLN2002-81) to allow the construction of a new single-family
residence on property owned by A.W. and Helen Pegg at 1490 Van Dusen Lane, 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 Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new single-family residence located at 1490 Van Dusen Lane. The
building design and site design shall substantially conform to the project exhibits listed
below, except as may be modified by the Conditions of Approval herein:
a. Project plans prepared by Robinson Architects and received by the Planning Division on
July 26, 2002, including a site plan, floor plans, elevations, and landscape plan.
b. Color/material board and colored elevation received by the Planning Division on July 9,
2002.
Planning Commission Resolution No. 3452
PLN2002-81 - 1490 Van Dusen Lane - Site and Architectural Review Permit/New Residence
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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.
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.
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.
Construction Hours: Construction activities will be limited to the hours of 8:00 a.m. 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.
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.
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PLN2002-81 - 1490 Van Dusen Lane - Site and Architectural Review Permit/New Residence
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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:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer 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. 8~& 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:
Planning Commission Resomtion No. 3452
PLN2002-81 - 1490 Van Dusen Lane - Site and Architectural Review Permit/New Residence
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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.
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. 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. Removal of existing improvements as necessary to construct a driveway approach.
b. Installation of street tree(s) and irrigation.
c. Construction of conforms to existing public and private improvements, as necessary.
22. 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.
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 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.
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PLN2002-81 - 1490 Van Dusen Lane - Site and Architectural Review Permit/New Residence
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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 $2,000.00 per acre.
26. 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 27th day of August, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Gibbons and Jones
None
Francois and Hemandez
None
APPROVED:- .~~f~~
~e~ Doorl¢¥, Acting Chair
Sharon Fierro, Secretary