PC Res 3337RESOLUTION NO. 3337
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL, GRANTING A SITE AND
ARCHITECTURAL APPROVAL (PLN2001-31) TO ALLOW THE
CONSTRUCTION OF A NEW TWO-STORY SINGLE-FAMILY
RESIDENCE ON PROPERTY LOCATED AT 1099 W. PARR
AVENUE IN AN R-l-10 (SINGLE FAMILY RESIDENTIAL)
ZONING DISTRICT. APPLICATION OF MARK & TYRA LAMAR.
FILE NO. PLN2001-31.
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 PLN2001-31:
1. The proposed project is consistent with the R-l-10 (Single-Family Residential) Zoning
District, as required per the Zoning Ordinance.
The development of the property will result in an average density of 2.8 dwelling units per
gross acre, which is lower than the General Plan density of 3.5 dwelling units per gross acre
for this area.
The building is well designed and architecturally compatible with other homes in the
surrounding area and is consistent with the development standards for single family homes as
stated in the San Tomas Area Neighborhood Plan.
4. The proposed project is compatible with the adjacent community and residential uses.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
Planning Commission Res61ution No. 3337
PLN2001-31 - 1099 W. Pan' Avenue- New Single-Family Residence
Page 2
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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 Permit to allow the
construction of a new two-story single-family residence located at 1099 W. Parr Avenue.
Project approval shall substantially comply with project plans that were received by the
Planning Department on April 3, 2001, except as modified by the Conditions of Approval
herein.
2. Architectural Details: Prior to issuance of building permits, the applicant shall provide
details of the building materials including a window and door schedule.
3. Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2001-
31) 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.
4. Accessory Structure:
a. Deed Restriction: The applicant shall provide evidence of a recorded deed restriction,
which states that no portion of the house, including any portion of the accessory
structure, will be converted to an additional living unit. (Additional Living Unit
requirements are listed in Chapter 21.61.030 of the Campbell Municipal Code). This
shall be provided prior to issuance of building permits.
b. Home Occupation Permit: The applicant has an approved home occupation permit
for a home office associated with La Mar and Associates Construction, Inc. The
Campbell Municipal Code states that any home occupation shall be conducted
entirely within a dwelling and not within the yard surrounding the dwelling or in any
accessory building. Therefore, the accessory structure shall not be used for the
approved home occupation.
5. Evidence of Adequate Lot Size: At the time of this application, the applicant was resolving a
lot line question with regards to an abandoned pedestrian access walkway adjacent to the
subject property. Proof of ownership of the 5-foot strip of property in question is required for
Planning Commission Resotution No. 3337
PLN2001-31 - 1099 W. Pan' Avenue- New Single-Family Residence
Page 3
this Site and Architectural approval to be valid. The applicant shall provide evidence to the
satisfaction of the City Attorney that this access easement has been abandon prior to the
issuance of any building permits.
6. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code.
7. 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).
8. 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.
9. 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 trees within the net lot area of the
subject property, including a 30-inch oak, a 24-inch pine, and a 12-inch willow, shall be
retained and included in the total. All new trees shall be planted within the net lot area and
shall be planted prior to issuance of a Certificate of Occupancy.
10. Tree Protection Plan: 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 trees to be retained on site will be protected during construction,
prior to issuance of building permits.
Building Division:
11. 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. Plans submitted to the Building Division shall include the
following revisions:
· Site Plan shall be revised to show change in the eastern side yard setback from 10 fi. to
12 ft. (greater of 10 ft. or 60% the height of the adjacent building wall).
· Site Plan shall be revised to show change in the western side yard setback from 10 ft. to 8
ft. (greater of 8 fi. or 60% the height of the adjacent building wall).
· Civil Site Plan, Site Plan, and First Floor Plan sheets shall be revised to show change in
the lot width from 88 ft. to 83 fi.
· Title sheet shall be revised to show garage as 317 sq. ft. in the FAR and Building
Coverage calculations.
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. X 36 in.
Planning Commission Resotution No. 3337
PLN2001-31 - 1099 W. Pan' Avenue- New Single-Family Residence
Page 4
14. 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
engineer specializing in soils mechanics.
15. 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.
16. 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
17. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 8V2 X 11 calculations shall be submitted as
well.
18. 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.
19. Storm Water: 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.
20. 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:
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. 3337
PLN2001-31 - 1099 W. Parr Avenue - New Single-Family Residence
Page 5
d. Bay Area Air Quality Management District (demolitions only)
PUBLIC WORKS DEPARTMENT
21. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report. Provide information showing
vested rights to use a 5 foot easement as shown on the site plan.
22. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay fees, 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 is $245.00. The plans shall include the following:
· Removal and replacement of the existing curb, gutter, sidewalk, and driveway approach
to effect the relocation of the approach, the repair of subsided gutter at the east end, and
the repair of any damage to public improvements caused by the house removal or on-site
construction. (It is anticipated that little, if any, of the existing concrete improvements
will be able to be salvaged.)
· Construction of the curb, gutter, and sidewalk to five feet west of the existing
improvements to the southerly extension of the centerline of the former ten-foot-wide
easement.
· Temporary removal of the existing street trees in the way of the house removal.
Replanting of the trees and, if they do not survive for 90 days, replace them.
· Construction of standard streetlight in accordance with Street Lighting Policies
· Installation of surface treatment or reconstruction of one-half street pavement as
determined by City Engineer after review of applicant-provided field testing.
· Construction of conforms to existing public and private improvements as necessary.
23. 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 as required by
the City Engineer.
24. 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.
25. 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.
Planning Commission Resolution No. 3337
PLN2001-31 - 1099 W. Parr Avenue -New Single-Family Residence
Page 6
26. 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.
27. 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.
28. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation 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 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.
PASSED AND ADOPTED this l0th day April, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Francois, Gibbons, Hernandez, Jones, Lindstrom,
Lowe
None
None
None
Mel L~/~rom, Chair
ATTEST: ~ ~ Sharon Ficrro, Secretary