PC Res 3458RESOLUTION NO. 3458
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2002-77) TO ALLOW
A SECOND STORY RESIDENTIAL ADDITION TO AN EXISTING
SINGLE-FAMILY RESIDENCE ON PROPERTY OWNED BY
CELESTE AND BILL BATTRELL LOCATED AT 909 ROBIN
LANE IN AN R-l-10 (SINGLE FAMILY RESIDENTIAL) ZONING
DISTRICT. APPLICATION OF MR. WIESLAWA BEDNARSKI,
ON BEHALF OF CELESTE AND BILL BATTRELL. FILE NO.
PLN2002-77.
After notification and public heating, 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 PLN2002-77:
The density of the proposed project site is 4.3 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.) The project site is an existing single-family lot.
The proposed project is consistent with the R-I-10 (Single-Family Residential, 10,000 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-l-10 Zoning District
with the exception of the existing substandard lot size of 8,040 square feet.
3. The project is consistent with the development standards and design guidelines of the San
Tomas Area Neighborhood Plan.
The project consists of a residential addition accommodating a 3,596 square foot single-
family residence with an 429 square foot attached garage with a building coverage of 30%
and Floor Area Ratio of 44%.
5. The project provides four 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 west.
o
The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of single-family
residential addition.
Planning Commission Resolution No. 3458
PLN2002-77 - 909 Robin Lane
Site and Architectural Review Permit - Second Story Addition
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.
o
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 approves a Site and
Architectural Review Permit (PLN2002-77) to allow a second story residential addition to an
existing single-family residence on property owned by Celeste and Bill Battrell located at 909
Robin 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 single-family residential addition located at 909 Robin 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:
Planning Commission Resolution No. 3458
PLN2002-77 - 909 Robin Lane
Site and Architectural Review Permit - Second Story Addition
Page 3
Project plans prepared by AV&V Design Studio and received by the Planning Division
on August 27, 2002, including a site plan, floor plans, elevations, and landscape plan.
b. Color/material and colored elevation received by the Planning Division
o
o
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 existing fencing 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.
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.
Planning Commission Resolution No. 3458
PLN2002-77 - 909 Robin Lane
Site and Architectural Review Permit - Second Story Addition
Page 4
Building Division:
9. Permits Required: A building permit application shall be required for the proposed complete
remodeling and addition to the existing structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
10. Project Description: This project is proposed as a "remodel and addition to an existing dwelling".
The scope of work proposed under this project more closely reflects the construction of a new
single-family dwelling. The Building Inspection Division will consider this project as new
construction, and fees will be calculated based on the comparative similarities to new construction.
11.
Plan Preparation: Portions of this project require 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.
12. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
13. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in.
× 36 in.
14. 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.
15. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-iR and MF-1R shall
be blue-lined on the construction plans. 8V2 X 11 calculations shall be submitted as well.
16. 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.
17. Non-point Source Provisions: 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.
18. Approvals Required: The project requires the following agency approval prior to issuance of the
building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
Planning Commission Resolution No. 3458
PLN2002-77 - 909 Robin Lane
Site and Architectural Review Permit - Second Story Addition
Page 5
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
19. Street Improvements Pursuant to a R-1 Encroachment Permit: The applicant shall obtain an
R-1 encroachment permit for all work in the public right-of-way.
20. 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.
21. 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.
22.
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.
23. 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.
PASSED AND ADOPTED this 24th day of September, 2002, by the following roll call vote:
AYES: Commissioners: Alderete, Francois, Gibbons, Hemandez, Jones and Rocha
NOES: Commissioners: None
Doorley
ABSENT: Commissioners: None ~
ABSTAIN: Commissioners: APPROVED(.
ATTEST: ,~iI~,4~Y'Wt[ ~~%~.T~mFrancois,(~fhair
Sharon Fierro, Secretary