PC Res 3720
RESOLUTION NO. 3720
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING SITE AND
ARCHITECTURAL REVIEW PERMITS (PLN2006-03 & PLN2006-
04) TO ALLOW THE CONSTRUCTION TWO NEW TWO-STORY
SINGLE FAMILY RESIDENCES ON PROPERTY OWNED BY MR.
BASHEER AHMED LOCATED AT 1690 & 1692 WESTMONT
AVENUE IN AN R-1-9 (SINGLE FAMILY RESIDENTIAL) ZONING
DISTRICT. APPLICATION OF MR. BASHEER AHMED. FILE NO.:
PLN2006-03 & PLN2006-04.
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 PLN2006-03 & PLN2006-04:
1. The density of the residential project will result in a density of 3.5 units per gross
acre for the front lot and 3.2 units per gross acre for the rear lot, which is consistent
with the General Plan land use designation of Low Density Residential (less than 3.5
units per gross acre).
2. The project is consistent with the R-1-9 (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 residence on the front parcel consists of a new 4,842 square foot, two-story
single-family residence with a building coverage of 33%, and a Floor Area of 44.6%.
5. The residence on the rear parcel consists of a new 5,144 square foot, two-story
single-family residence with a building coverage of 31 %, and a Floor Area of 42.2%.
6. The height of the residence on the front parcel is 24 feet, 8 inches where the
maximum height limit is 28 feet.
7. The height of the residence on the rear parcel is 27 feet where the maximum height
limit is 28 feet.
8. The residence on the front parcel incorporates representative architectural features
of the San Tomas Neighborhood including simple rectangular shaped forms, simple
hipped roofJines, front porch, three-car attached garage, composition shingle roofing
material, and an exterior of horizontal siding and brick veneer wainscoting.
Planning Commission Resolution No. 3720
PLN2006-03 & PLN2006-04 -- 1690 & 1692 Westmont Avenue
Site and Architectural Review Permits - Two New Two-Story Single-Family Residences
Page 2
9. The residence on the rear parcel incorporates representative architectural features
of the San Tomas Neighborhood including simple rectangular shaped forms, simple
hipped and gabled roofJines, front porch, three-car attached garage, composition
shingle roofing material, and exterior of stucco siding and cultured stone
wainscoting.
10. The proposed project is surrounded by single-family residential uses on the north,
south, east, and west.
11. The project provides three covered and two uncovered parking spaces on the front
parcel and three covered and three uncovered on the rear parcel where a minimum
of one covered and one uncovered parking space is required on each parcel.
12. The project qualifies as a Categorically Exempt project per Section 15303, Class 3,
of the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed project is consistent with the City of Campbell General Plan and
Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
4. 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.
5. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
6. The proposed project will contribute to the housing stock in the City of Campbell and
serve the housing needs of the community.
7. 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.
Planning Commission Resolution No. 3720
PLN2006-03 & PLN2006-04 -- 1690 & 1692 Westmont Avenue
Site and Architectural Review Permits - Two New Two-Story Single-Family Residences
Page 3
THEREFORE, BE IT RESOLVED that the Planning Commission approves Site and
Architectural Review Permits (PLN2006-03 & PLN2006-04) to allow the construction of
two new two-story single-family residences on property owned by Mr. Basheer Ahmed
located at 1690 & 1692 Westmont Avenue in an R-1-9 (Single Family Residential)
Zoning District, 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 Proiect: Approval is granted for a Site and Architectural Review Permit
(PLN2006-03 & 04) to allow the construction of a two new two-story single-family
residences located at 1690 & 1692 Westmont 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:
a. Project plans stamped as received by the Planning Division on May 1, 2006
including a site plan, floor plan, and elevations.
b. Color/material board stamped as received by the Planning Division on May 1,
2006.
c. Color front elevations stamped as received by the Planning Division on May 15,
2006.
2. Architectural Details: Prior to issuance of building permits, the applicant shall
provide details of the building materials including, but not limited to, a decorative
garage door to the Community Development Director for review and approval.
Additional architectural details include:
a. The applicant shall reduce the size of the second floor deck on the front parcel
(1690 Westmont Avenue) to eliminate privacy impacts on the adjacent
properties. The revised deck design shall be indicated on the building permit
plans and shall be reviewed and approved by the Community Development
Director prior to the issuance of building permits.
b. The applicant shall increase the diameter of the front porch columns on the front
parcel (1690 Westmont Avenue). The design shall be indicated on the building
Planning Commission Resolution No. 3720
PLN2006-03 & PLN2006-04 -- 1690 & 1692 Westmont Avenue
Site and Architectural Review Permits - Two New Two-Story Single-Family Residences
Page 4
permit plans and shall be reviewed and approved by the Community
Development Director prior to the issuance of building permits.
c. The applicant shall eliminate the small arched window above the garage on the
rear parcel (1692 Westmont Avenue) and provide a small arched attic vent. The
attic vent shall be indicated on the building permit plans and shall be reviewed
and approved by the Community Development Director prior to the issuance of
building permits.
d. The applicant shall modify the large window on the left elevation proposed for a
second-floor closet so it does not offer views onto the adjacent residence in order
to preserve that neighbor's privacy.
3. 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 for each new residence or the Site and
Architectural Review Permit shall be void.
4. Fences: Any existing or new fencing shall comply with Section 21.18.060 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.
5. 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.)
6. Parkinq and Drivewavs:
a. All parking and driveway areas shall be developed in compliance with the
approved plans and Chapter 21.28 (Parking and Loading) of the Campbell
Municipal Code.
b. The applicant shall provide a decorative paving treatment within the driveway for
the front parcel and within the flag lot stem and driveway for the rear parcel. The
design and materials used for the decorative pavement shall be indicated on the
building permit plans and shall be reviewed and approved by the Community
Development Director prior to the issuance of building permits.
7. Final Parcel Map: The Site and Architectural Review Permit approval is contingent
upon recordation of the Final Parcel Map to divide the subject property. The Final
Parcel Map shall be recorded prior to the issuance of building permits.
Planning Commission Resolution No. 3720
PLN2006-03 & PLN2006-04 -- 1690 & 1692 Westmont Avenue
Site and Architectural Review Permits - Two New Two-Story Single-Family Residences
Page 5
8. Park Impact Fee: A park impact fee, based on a density range of less than six units
per gross acre, is due upon development of the site. Credit shall be given for any
existing single-family residence to be demolished. Prior to recordation of the Parcel
Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a
certificate of building occupancy.
9. Landscape Plan: Prior to the issuance of building permits, the applicant shall submit
a final detailed landscape and irrigation plan to the Planning Division for review and
approval by the Community Development Director. The landscape and irrigation plan
shall substantially conform to the approved conceptual landscape plan and the City's
Water Efficient Landscaping Standards (WELS) and shall include the replacement
tree as required for the Tree Removal Permit (PLN2006-32). All landscaping and
trees shall be installed prior to the issuance of a Certificate of Occupancy for the
homes.
10. Tree Protection Plan: The applicant shall submit a tree protection plan for all
protected trees to be retained on site and shall contain specific information about the
preservation of the trees during and grading or building on site. Such tree protection
measures shall be installed prior to any demolition, grading, or building on the
project site. No construction or trenching shall take place within the drip line of trees
and a fence constructed of temporary cyclone fencing or wire mesh securely
attached to poles driven into the ground shall be installed around the dripline of the
tree. All trimming or branch removal from protect trees shall be completed by a
certified arborist. 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.
11. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
of the Campbell Municipal Code.
12. On-Site Liqhtinq: On-site lighting shall be shielded away from adjacent properties
and directed on site in compliance with Section 21.18.090 of the Campbell Municipal
Code. Lighting fixtures shall be of a decorative design to be compatible with the
residential development and shall incorporate energy saving features.
13. Construction Hours: Construction activities shall 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.
14. Roof Vents: The applicant shall coordinate mechanical and equipment improvement
plans to minimize the number of roof vents that are visible from the street frontage.
The applicant shall submit detailed mechanical plans demonstrating the clustering of
Planning Commission Resolution No. 3720
PLN2006-03 & PLN2006-04 -- 1690 & 1692 Westmont Avenue
Site and Architectural Review Permits - Two New Two-Story Single-Family Residences
Page 6
mechanical venting and the routing of ventilation systems within the building when
possible to the satisfaction of the Community Development Director, prior to the
issuance of building permits.
15. Contractor Contact Information Postinq: Prior to the issuance of building permits,
the project site shall be posted with the name and contact number of the lead
contractor in a location visible from the public street.
Building Division:
16. Permits Required: A building permit application shall be required for the proposed
new single-family dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
17. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
18. Size of Plans: The size of construction plans submitted for building permits shall be
24 inches by 36 inches.
19. 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.
20. Soils Report: The applicant shall submit two copies of a current soils report
containing foundation and retaining wall design recommendations, prepared to the
satisfaction of the Building Official, with the building permit application. This report
shall be prepared by a licensed engineer specializing in soils mechanics.
21. 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.
22. Foundation Inspection: 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:
e. pad elevation
f. finish floor elevation (first floor)
g. foundation corner locations
Planning Commission Resolution No. 3720
PLN2006-03 & PLN2006-04 -- 1690 & 1692 Westmont Avenue
Site and Architectural Review Permits - Two New Two-Story Single-Family Residences
Page 7
23. Title 24 Enerav Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue-lined on the construction plans. 8Yz X 11 calculations shall
be submitted as well.
24. 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.
25. 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 inches by 36 inches) is available
at the Building Division service counter.
26. P.G.&E.: The applicant is advised to contact P.G.&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.
27. Construction Fencinq: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The
construction site shall be secured to prevent vandalism and/or theft during hours
when no work is being done. All protected trees shall be fenced to prevent damage
to root systems.
28. Proiect Approvals: 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. Bay Area Air Quality Management District (demolitions only)
d. School Districts:
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.
Planning Commission Resolution No. 3720
PLN2006-03 & PLN2006-04 -- 1690 & 1692 Westmont Avenue
Site and Architectural Review Permits - Two New Two-Story Single-Family Residences
Page 8
PUBLIC WORKS DEPARTMENT
29. Previouslv Conditioned Parcel Map: This site has an existing approval for a
tentative parcel map (PLN 2005-050). Prior to issuance of any grading or building
permits for either site, the applicant shall have complied with all conditions of
approval set with the existing approval (PLN 2005-050) and all of the conditions set
forth with this application.
30. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits
for the site, the applicant shall provide a current Preliminary Title Report, grant deed,
or other satisfactory proof of ownership.
31. 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 plans shall include the following:
a. Removal of 2.5" of existing asphalt concrete via grinding over entire frontage to
centerline, or as required by the City Engineer.
b. Installation of asphalt concrete overlay per street pavement restoration plan for utility
installation and/or abandonment, as required by the City Engineer.
c. Installation of traffic control, stripes and signs.
d. Construction of conforms to existing public and private improvements, as necessary.
32. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required pavement restoration installed and accepted by the City, and
the design engineer shall submit as-built drawings to the City.
33. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer c1eanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
34. Utilities: All new on-site utilities shall be installed underground per Section
21.18.140 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.
35. 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 the installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
Planning Commission Resolution No. 3720
PLN2006-03 & PLN2006-04 -- 1690 & 1692 Westmont Avenue
Site and Architectural Review Permits - Two New Two-Story Single-Family Residences
Page 9
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
36. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Westmont Avenue was overlaid in 2003. The pavement restoration plan
shall indicate how the street pavement shall be restored following the installation or
abandonment of all utilities necessary for the project.
COUNTY FIRE DEPARTMENT
37. Formal Plan Review: Review of this Developmental 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 received from, the Building Department all
applicable construction permits.
38. Required Fire Flow: The fire flow for this project is 1750 gpm at 20 psi residual
pressure. The required fire flow is available from area water mains and fire
hydrant(s) which are spaced at the required spacing.
39. Rear Parcel: Fire Apparatus (Enqine) Access Drivewav Required: Provide an
access driveway with a paved all weather surface, a minimum unobstructed width of
12 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of
35 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall
conform to Fire Department Standard Details and Specifications sheet D-1.
40. Rear Parcel: Timinq of Required Drivewav Installations: Required driveway
installations shall be constructed and accepted by the fire Department, prior to the
start of combustible construction.
Planning Commission Resolution No. 3720
PLN2006-03 & PLN2006-04 -- 1690 & 1692 Westmont Avenue
Site and Architectural Review Permits - Two New Two-Story Single-Family Residences
Page 10
PASSED AND ADOPTED this 23rd day of May, 2006, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Ebner, Francois, Rocha and Roseberry
None
Doorley and Gibbons
None
APPROVED:~~q r~
~ /? BobAde7ete, Chair
ATTEST: j ~
Sharon Fierro, Secretary
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