PC Res 3367RESOLUTION NO. 3367
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING THREE SITE AND
ARCHITECTURAL APPROVALS (PLN2001-20/21/22) TO ALLOW
AN THE CONSTRUCTION OF THREE NEW SINGLE-FAMILY
RESIDENCES ON PROPERTY LOCATED AT 1555, 1561 AND
1573 VAN DUSEN LANE IN AN R-l-9 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR.
MICHAEL COSTA. FILE NOS. PLN2001-20/21/22.
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 PLN2001-20/21/22:
1. The proposed project is consistent with the R-l-9 (Single-family Residential, 9,000 square
foot minimum lot size) zoning district.
2. The proposed project is consistent with the San Tomas Area Neighborhood Plan and
complies with the San Tomas Area Neighborhood Plan design guidelines.
3. The development project consists of three new single-family residences on parcels that
received approval through a Tentative Subdivision Map in June 1999.
The proposed residences each have a distinctive design and well-articulated features. The
three elevations incorporate representative architectural features of the San Tomas Area
Neighborhood. Although two of the floor plans are very similar and one is a mirror image of
this floor plan, the exterior elevations have varied rooflines, front entry treatments, window
styles, and exterior materials and colors.
o
The proposed residences are consistent with the zoning designation and meet the minimum
setbacks, height restriction of 28 feet, maximum lot coverage of 35 percent, maximum floor
area ratio of .45, and parking requirements of the R-l-9 Zoning District.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and the San Tomas Area Neighborhood.
7. The density of the proposed project site is three units per gross acre, which is consistent with
the General Plan land use designation.
o
The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Planning Commission Resolution No. 3367
PLN2001-20/21/22 - 1555, 1561 & 1573 Van Dusen Lane- Site & Architectural Approvals
Page 2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
4. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
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 three new one-story, single-family residences at 1555, 1561 & 1573 Van
Dusen Avenue. The building designs and site design shall substantially conform to the
project exhibits listed below, except as may be modified by the Conditions of Approval
herein:
a. Set of plans prepared by Kirk Miller Affiliates received on July 2, 2001, including
colored building elevations and a site plan.
b. Paint and roofing samples submitted by Kirk Miller Affiliates on June 4, 2001.
Architectural Details: Prior to issuance of building permits, the applicant shall provide:
a. Details of the building materials including a window and door schedule.
b. Details of the stamped concrete to be used in the front yard patio and walkway and
interior courtyard.
o
Site and Architectural Review Permits Approval Expiration: Within one year from the date
of approval, a building permit must be obtained and construction completed one year
thereafter or the Site and Architectural Review Permit approvals shall be void.
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. A fencing plan depicting fencing type and height shall be submitted, prior
to the issuance of building permits.
Planning Commission Resolution No. 3367
PLN2001-20/21/22 - 1555, 1561 & 1573 Van Dusen Lane- Site & Architectural Approvals
Page 3
o
Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. Any remaining debris
from the demolition of structures shall be removed from the property.
6. 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.
Oak Preservation Requirements: A certified arborist shall be retained to develop Tree
Protection Specifications to be utilized during construction, prior to the issuance of building
permits for the project. The consulting arborist shall be on-site to supervise any excavation or
construction within a 35-foot radius of the trunk of the coast live oak tree. All underground
utility/drainage lines shall be located outside the 35-foot radius of the trunk of the oak tree,
unless otherwise approved by the consulting arborist. Landscaping within the 35-foot radius
dripline area shall consist of the tree's natural leaf litter mulch and no other plantings (e.g.
turf, shrubs, etc.) or irrigation. The oak shall be not be pruned without approval of the
consulting arborist.
°
Landscaping: The applicant shall submit four sets of detailed landscape and irrigation plans
to the Planning Division, prior to the issuance of building permits, for review and approval
by the Community Development Director for compliance with all applicable conditions of
approval, ordinances, laws and regulations. The plans must meet the following requirements:
a. Landscape and irrigation plans shall be consistent with the City's Water Efficient
Landscaping Standards (WELS).
b. Each lot shall have a total of six (6) trees within the net lot area of the subject property.
Existing trees in good health shall count towards this requirement. The size and species
shall be noted on the plans and shall be located to minimize privacy impacts on adjacent
properties.
c. In addition to the six trees required at 1573 Van Dusen Lane, four (4) 36-inch box trees
shall be required as a replacement for the 30-inch diameter Blue Atlas Cedar tree that was
removed without a Tree Removal Permit.
Park Impact Fee: Prior to issuance of a certificate of building occupancy, the applicant shall
pay a park impact fee of $2,747.50 per unit. This fee is in addition to the Park In-Lieu Fee
that is required at the time of Final Subdivision.
Building Division
10. 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.
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
Planning Commission Resolution No. 3367
PLN2001-20/21/22 - 1555, 1561 & 1573 Van Dusen Lane- Site & Architectural Approvals
Page 4
12. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
13. 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.
14. 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.
15. 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
16. Title 24 Energy compliance: California Title 24 Energy Compliance forms CF-IR and MF-
1R shall be blue-lined on the construction plans. 8~ by 11 calculations shall be submitted as
well.
17. 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.
18. 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.
19. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
School District:
Planning Commission Resolution No. 3367
PLN2001-20/21/22 - 1555, 1561 & 1573 Van Dusen Lane- Site & Architectural Approvals
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
20. Parcel Map: Prior to issuance of any building permits, the applicant shall record a Final
Parcel Map and provide evidence that all the Conditions of Approval of the Tentative
Subdivision Map have been met.
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.
22. Grading and Drainage Plan: Prior to issuance of a grading or building permit for each site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18,
33, and Appendix Chapter 33. Should the development require hauling of soil or other
demolition materials on or off site, the applicant shall request and obtain approval of a haul
route from the City Engineer.
23. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street
improvements required by the street improvement agreement and the encroachment permit
must be completed and accepted by the City and the applicant must provide a one-year
Maintenance Security in an amount of 25% of the Faithful Performance Bond.
24. 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.
25. 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.
26. 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
Planning Commission Resolution No. 3367
PLN2001-20/21/22 - 1555, 1561 & 1573 Van Dusen Lane- Site & Architectural Approvals
Page 6
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.
27. 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 per acre.
28. 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.
FIRE DEPARTMENT
29. Required Fire Flow: The required fire flow for this project has been calculated at 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.
30. Final Parcel Map Approval: The applicant shall provide a copy of the recorded final parcel
map prior to the issuance of building permits for the project.
31. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background
PASSED AND ADOPTED this l0th day of July, 2001, by the following roll call vote:
AYES: Commissioners: Doofley, Francois,
Lowe
NOES: Commissioners: None
ABSENT: Commissioners: Jones
ABSTAIN: Commissioners: None
Gibbons, Hemandez,
Lindstrom and
ATTEST:
APPROVED:
Sharon Fierro, Secretary