PC Res 3473RESOLUTION NO. 3473
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2002-114) TO ALLOW THE CONSTRUCTION
OF A NEW TWO-STORY SINGLE-FAMILY RESIDENCE ON
PROPERTY OWNED BY MS. GINA P. DeVOLL LOCATED AT 1171
PEGGY AVENUE IN AN R-l-8 (SINGLE FAMILY RESIDENTIAL)
ZONING DISTRICT. APPLICATION OF MR. WILLIAM DUQUETTE,
ON BEHALF OF MS. GINA P. DeVOLL. FILE NO. PLN2002-114.
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 PLN2002-114:
1. The density of the proposed residential project is 4.3 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-8 (Single-Family Residential, 8,000 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-1-8 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 3,627 square foot single-family residence with a building
coverage of 31% and Floor Area Ratio of 45%.
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 on all sides by single-family residential uses.
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 Resolution No. 3473
PLN2002-114 - 1171 Peggy Avenue - Site and Architectural Review Permit
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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.
The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
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 (PLN2002-114) to allow a the construction of a new two-story
single-family residence on property owned by Ms. Gina P. DeVoll located at 1171 Peggy
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 two-story, single-family residence located at 1171 Peggy Avenue.
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:
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Project plans prepared by William Duquette and received by the Planning Division on
November 6, 2002, including a site plan, floor plans and elevations.
Color/material board and colored elevation received by the Planning Division on
November 8, 2002.
Planning Commission Resolution No. 3473
PLN2002-114 - 1171 Peggy Avenue - Site and Architectural Review Permit
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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.
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Landscape Plan: The applicant shall submit a landscape plan indicating the four required
trees, in conformance with the City's Water Efficient Landscaping Standards (WELS.) The
landscape plan shall be submitted to the Planning Division for review and approval by the
Community Development Director prior to the issuance of building permits. The required
trees shall be installed prior to the issuance of a Certificate of Building Occupancy.
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Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Standards (WELS) for all protected trees to be retained
on site, and shall contain specific information about the preservation of the trees during any
grading or building on site. The tree protection plan shall be submitted to the Planning
Division for review and approval by the Community Development Director prior to the
issuance of building permits. The tree protection measures shall be installed prior to any
demolition, grading, or building on the project site.
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Window Trim Detail: The applicant shall indicate on the building plan submittal window
trim around all the windows that encompass only the perimeter of the window. The plan
shall be reviewed and approved by the Community Development Director prior to the
issuance of building permits.
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Front Porch Pillars: The applicant shall indicate on the building plan submittal square front
porch pillars that are proportional to the size of the building. The plan shall be reviewed and
approved by the Community Development Director prior to the issuance of building permits.
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 new fence at the
expense of the applicant, unless it is determined to be in good condition by the Community
Development Director.
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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.
10. 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
Planning Commission Resolution No. 3473
PLN2002-114 - 1171 Peggy Avenue - Site and Architectural Review Permit
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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.
11. 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.
12. 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.
Buildine Division:
13. 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.
14. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
15. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
16. 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.
17. 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.
18. 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.
19. 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
Planning Commission Resolution No. 3473
PLN2002-114 - 1171 Peggy Avenue - Site and Architectural Review Permit
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finish floor elevation (first floor)
foundation comer locations
20. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 81/2 by 11 calculations shall be submitted as
well.
21. 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.
22. 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.
23. Pacific Gas and Electric Company: The applicant is advised to contact PG&E as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval process.
The applicant should also consult with P.G.&E. concerning utility easements, distribution
pole locations and required conductor clearances.
24. 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)
Bay Area Air Quality Management District (Demolitions Only)
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
25. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
Planning Commission Resolution No. 3473
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26. 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 Peggy 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.
27. 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. Construction of sidewalk, curb and gutter, and ADA compliant driveway approach;
b. Installation of street light, street tree, and irrigation;
c. Construction of pavement section to centerline;
d. Protection and relocation of utilities as necessary;
e. Construction of conforms to existing public and private improvements, as necessary.
28. 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.
29. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a soils report prepared by a registered geotechnical or civil engineer.
30. 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.
31. 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 and/or abandonment of all utilities. Streets, which have been resurfaced within
the previous five 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.
32. 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 $370.00.
33. 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, the California Storm Water Best Management
Planning Commission Resolution No. 3473
PLN2002-114 - 1171 Peggy Avenue - Site and Architectural Review Permit
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Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District requirements, and the City of Campbell Municipal Code regarding storm
water pollution prevention.
COUNTY FIRE DEPARTMENT
34. Preliminary Review: Review of this development proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work, the applicant shall make application to, and receive
from, the Building Division all applicable construction permits.
35. Required Fire Flow: The required fire flow for this project 1,750 gpm at 20 psi residual
pressure. The required fire flow is available from area water mains and fire hydrant(s), which
are located at the required spacing.
PASSED AND ADOPTED this 26th day of November, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois, Hernandez, Jones and Rocha
None
Gibbons
None ~ .~.~~__~ ~
APPROVE /~"~,,~ ~
~--~ Tom Francois, Chair
ATTEST:
Sharon Fierro, Secretary