PC Res 3724
RESOLUTION NO. 3724
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2006-22) TO ALLOW
THE CONSTRUCTION A NEW SINGLE FAMILY RESIDENCE ON
PROPERTY OWNED BY MARKO AND BOZANA DUCHICH
LOCATED AT 855 EMORY AVENUE IN AN R-1-16 (SINGLE
FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF
MS. LYNNE BIRCH BRYAN, ARCHITECT, ON BEHALF OF MARKO
AND BOZANA DUCHICH. FILE NO.: PLN2006-22.
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 PLN2006-22:
1. The density of the residential project will result in a density of 1.9 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).
2. The project is consistent with the R-1-16 (Single-Family Residential, 16,000 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-
16 Zoning District.
3. The project is consistent with the development standards and design guidelines of
the San Tomas Area Neighborhood Plan.
4. The home consists of a new 4,652 square foot, one-story single-family residence
with a building coverage of 22.4% and Floor Area of 22.1 %.
5. The height of the home is 24 feet where the maximum height limit is 28 feet.
6. The residence incorporates representative architectural features of the San Tomas
Neighborhood including simple rectangular shaped forms, simple hipped rooflines, a
front porch, three-car attached garage, composition shingle roofing material, and an
exterior of stucco siding.
7. The proposed project is surrounded by single-family residential uses on the north,
south, and west and the Santa Clara Valley Water District property to the west.
8. The project provides three covered and three uncovered parking spaces where a
minimum of one covered and one uncovered parking space are required.
9. The project qualifies as a Categorically Exempt project per Section 15303, Class 3,
of the California Environmental Quality Act (CEQA).
Planning Commission Resolution No. 3724
PLN2006-22 -- 855 Emory Avenue
Site and Architectural Review Permit- Single-Family Residences
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 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.
8. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2006-22) to allow the construction of a new single-
family residence on property owned by Marko and Bozana Duchich located at 855
Emory Avenue in an R-1-16 (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.
Planning Commission Resolution No. 3724
PLN2006-22 -- 855 Emory Avenue
Site and Architectural Review Permit- Single-Family Residences
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2006-22) to allow the construction of a new single-family residence located at
855 Emory 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. Revised project plans stamped as received by the Planning Division on April 24,
2006 including a site plan, floor plan, and elevations.
b. Color/material board stamped as received by the Planning Division on April 24,
2006.
2. 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 or the Site and Architectural Review
Permit shall be void.
3. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the
Campbell Municipal Code.
4. 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.)
5. Parkinq and Driveways:
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.
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.
6. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
of the Campbell Municipal Code.
7. 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
Planning Commission Resolution No. 3724
PLN2006-22 -- 855 Emory Avenue
Site and Architectural Review Permit- Single-Family Residences
Page 4
Code. Lighting fixtures shall be of a decorative design to be compatible with the
residential development and shall incorporate energy saving features.
8. Construction Hours: Construction activitjes 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.
9. 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
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.
10. 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:
11. 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.
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 size of construction plans submitted for building permits shall be
24 inches by 36 inches.
14. 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.
15. 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.
16. 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.
Planning Commission Resolution No. 3724
PLN2006-22 -- 855 Emory Avenue
Site and Architectural Review Permit- Single-Family Residences
Page 5
17. 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:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
18. Title 24 Enerqy Compliance: California Title 24 Energy Compliance forms CF-1R
and MF-1 R shall be blue-lined on the construction plans. 8~ X 11 calculations shall
be submitted as well.
19. 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.
20. 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.
21. 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.
22. 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.
23. 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)
Planning Commission Resolution No. 3724
PLN2006-22 -- 855 Emory Avenue
Site and Architectural Review Permit- Single-Family Residences
Page 6
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.
PUBLIC WORKS DEPARTMENT
24. Work in the Public-RiQht-of-Way: Prior to doing any work in the public right-of-way,
the applicant shall obtain an encroachment permit, provide plans, pay fees and
deposits, post security, and provide insurance.
25. 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.
26. 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.
27. 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
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
28. 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 resurfaced within the
previous five years will require boring and jacking for all new utility installations.
Emory Avenue has not been reconstructed or overlaid in the last 5 years. 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.
29. Additional Street Improvements: Should any new utility main lines or other work
required to service the development that affects any street improvements, the City
may add conditions to the developmenUproject, at the discretion of the City
Planning Commission Resolution No. 3724
PLN2006-22 -- 855 Emory Avenue
Site and Architectural Review Permit- Single-Family Residences
Page 7
Engineer, to restore pavement or other street improvements to the satisfaction of the
City.
30. 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.
31. 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 of $2,120 per net
acre.
32. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for
grading, landscaping, or building the applicant shall obtain a clearance from the
SCVWD,
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) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding storm water pollution
prevention. The primary objectives are to improve the quality and reduce the
quantity of storm water runoff to the bay.
Resources to achieve these objectives include Storm water Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Storm water Quality Association (CASQA), 2003; Start
at the source: A Design Guidance Manual for Storm water Quality Protection ("Start
at the Source") by the Bay Area Storm water Management Agencies Association
(BASMAA), 1999; and Using Site design Techniques to Meet Development
Standards for Storm water Quality: A Companion Document to Start at the
Source("Using Site Design Techniques") by BASMAA, 2003.
COUNTY FIRE DEPARTMENT
34. 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.
35. Required Fire Flow: The fire flow for this project is 1750 gpm at 20 psi residual
pressure. The required fire flow is not available from area water mains and fire
hydrant(s) which are spaced at the required spacing.
Planning Commission Resolution No. 3724
PLN2006-22 -- 855 Emory Avenue
Site and Architectural Review Permit- Single-Family Residences
Page 8
36. Required Fire flow Option (Sinqle Familv Dwellinqs): Provide the required fire flow
from fire hydrants spaced at a maximum of 500 feet OR, provide an approved fire
sprinkler system throughout all portions of the building, designed per National Fire
Protection Association (NFPA) Standard #13D and local ordinances.
37. Revise drawings in writing to indicate that a sprinkler system or a hydrant will be
installed.
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
~_J/D-~3:J
Bob Alderete, Chair
APPROVED:
ATTES~~ t~
aron Fierro, Secretary