PC Res 3369RESOLUTION NO. 3369
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (PLN2001-73) TO ALLOW THE
CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE ON
PROPERTY LOCATED AT 1240 ABBOTT AVENUE IN AN R-l-9
(SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. DAN WINKLEBLECK, ON BEHALF OF
BRAD AND DEBBIE JOHNSON. FILE NO. PLN2001-73.
After notification and public heating, 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 PLN2001-73:
The Planning Commission finds as follows with regard to File No. PLN 2001-31:
1. The development of the proposed project will result in a use that is consistent with the
General Plan land use of low-density residential uses for this area.
2. The proposed project involves the demolition of the existing house and the construction of a
new 3,209 square foot building located on a net lot area of 11,573 square feet.
o
The completed project would consist of a 3,209 square foot building with a 472 square foot
detached garage covering 21.2% of the lot; with 19.7% covered by paving and 59.1%
covered by landscaping.
4. The project would have a floor area ratio of .32.
5. The proposed project is consistent with other development in the surrounding area and is
consistent with the development standards for low-density residential uses.
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.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed development and use is compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area and allows for the adaptive reuse
of an older residential structure.
Planning Commission Resolution No. 3369
PLN2001-73 - 1240 Abbott Avenue- Site & Architectural Approval
Page 2
2. The proposed development is consistent with the City's Zoning Ordinance.
3. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development proj eot.
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. Project Approval: Approval is granted for a Site and Architectural Permit (PLN2001-73)
allowing the development of a 3,209 square foot residence on property located at 1240
Abbott 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. Set of plans received by Dan Winklebleck on June 4, 2001, including building elevations
and site plan, with the following revisions:
i. Lower front porch roof element to be flush with rest of first story roofline.
b. Color and material board submitted by Dan Winklebleck, on June 4, 2001.
Site and Architectural Permit Approval: The Site and Architectural Permit shall expire and
be void one year from the date of final approval unless a building permit is obtained.
Construction must be completed one year thereafter or the Site and Architectural Permit shall
be void.
3. Architectural Details: Prior to issuance of building permits, the applicant shall provide
details of the building materials including a window and door schedule.
4. Fences: Any new or existing fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code.
Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. Any temporary
structures on the property shall be removed and any vacant existing structures shall be
Planning Commission Resolution No. 3369
PLN2001-73 - 1240 Abbott Avenue- Site & Architectural Approval
Page 3
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. 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.
o
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 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.
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:
Permits Required: Building permit applications shall be required for the proposed demolition
of the existing structure and also for the proposed new structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
11. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. by 36 in.
12. 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.
13. Site Plan: Application for building permit shall include a site plan that identifies property
and proposed structures with dimensions and elevations as appropriate. Site plan shall also
include site drainage details.
14. 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
Planning Commission Resolution No. 3369
PLN2001-73 - 1240 Abbott Avenue- Site & Architectural Approval
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15. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
1R shall be blue-lined on the construction plans. 8V2 X 11 calculations shall be submitted as
well.
16. 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.
17. 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.
18. 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.
d. Bay Area Air Quality Management District (demolitions only)
PUBLIC WORKS DEPARTMENT
19. 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.
20. Unsecured Deferred Street Improvement Agreement: Prior to issuance of any grading,
drainage, or building permits for the site, the owner shall execute an unsecured deferred
street improvement agreement for construction of standard street improvements for Hacienda
Avenue and the curb return at Abbott Avenue.
21. 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.
Planning Commission Resolution No. 3369
PLN2001-73 - 1240 Abbott Avenue- Site & Architectural Approval
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22. 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
that have been resurfaced within the previous 5 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.
23. 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 that is $2,000 per acre.
24. 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.
PASSED AND ADOPTED this 24th day of July, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Jones and Lowe
None
Doorley, Hernandez and Lindstrom
None
Toi'h Francoi~ Acting~hair
ATTEST:
Sharon Fierro, Secretary