CC Resolution 10734
RESOLUTION NO. 10734
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL DENYING AN APPEAL AND UPHOLDING THE
PLANNING COMMISSION'S APPROVAL OF A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2006-86) TO ALLOW A
RESIDENTIAL ADDITION WITH A FLOOR AREA RATIO OVER.45
IN THE SAN TOMAS AREA NEIGHBORHOOD ON PROPERTY
OWNED BY MR. JOHN HAMLIN LOCATED AT 1550 ARCHER
COURT IN AN R-1-6 (SINGLE FAMILY RESIDENTIAL) ZONING
DISTRICT. APPLICATION OF MR. JOHN HAMLIN. FILE NO.:
PLN2006-86.
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 City Council did find as follows
with respect to application PLN2006-86:
1. The density of the residential project will result in a density of 5.5 units per gross
acre, which is consistent with the General Plan land use designation of Low Density
Residential (less than 6 units per gross acre).
2. The project is consistent with the R-1-6 (Single-Family Residential, 6,000 square
foot minimum lot size) zoning district and meets the minimum setbacks, height
restriction, building coverage, and parking requirements of the R-1-6 Zoning District.
3. The project is consistent with the development standards and design guidelines of
the San Tomas Area Neighborhood Plan.
4. The proposed two story single-family residence home consists of a 2,992 square
foot in area with a building coverage of 36.3% and floor area ratio of 0.49.
5. The addition is a simple extension along existing building lines.
6. The proposed addition is compatible with the architecture of the existing home and
the adjacent neighborhood.
7. The height of the home is 23 feet where the maximum height limit is 28 feet.
8. The residence incorporates representative architectural features of the San Tomas
Neighborhood including simple rectangular shaped forms, simple hipped rooflines, a
front porch, two-car attached garage, composition shingle roofing material, and an
exterior wall material of stucco and wood siding.
9. The proposed project is surrounded by single-family residential uses on the north,
south, east and west.
City Council Resolution
Denying an Appeal and Upholding the Planning Commission's Approval of a Site and
Architectural Review Permit - PLN2006-86 -1550 Archer Court
Page 2
10. The project provides two covered and two uncovered parking spaces where a
minimum of one covered and one uncovered parking space are required.
11. The project qualifies as a Categorically Exempt project per Section 15301, Class 1,
of the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the City Council 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 City Council denies an appeal and upholds
the Planning Commission's approval of a Site and Architectural Review Permit
(PLN2006-86) to allow a residential addition with a Floor Area Ratio over .45 in the San
Tomas Area Neighborhood on property owned by Mr. John Hamlin located at 1550
Archer Court in an R-1-6 (Single Family Residential) Zoning District.
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,
City Council Resolution
Denying an Appeal and Upholding the Planning Commission's Approval of a Site and
Architectural Review Permit - PLN2006-86 -1550 Archer Court
Page 3
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
(PLN2006-86) to allow the construction of a single-family addition located at 1550
Archer Court. 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 November 21,
2006, including a site plan, floor plan, and elevations.
b. Color/material board stamped as received by the Planning Division.
c. Color illustration of front elevation of residence.
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. Parkino and Drivewavs: 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.
6. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
of the Campbell Municipal Code.
City Council Resolution
Denying an Appeal and Upholding the Planning Commission's Approval of a Site and
Architectural Review Permit - PLN2006-86 -1550 Archer Court
Page 4
7. Deed Restriction: The applicant shall record a deed restriction prior to the issuance
of building permits that stipulate that the use of the property shall remain a single-
family dwelling, a structure designed for and/or occupied exclusively by one family
and containing only one kitchen.
8. On-Site Liahtina: 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.
9. 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.
10. 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.
11. Contractor Contact Information Postina: 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:
12. 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.
13. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
14. Size of Plans: The size of construction plans submitted for building permits shall be
24 inches by 36 inches.
15. 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.
16. Soils Report: The applicant shall submit two copies of a current soils report
containing foundation and retaining wall design recommendations, prepared to the
City Council Resolution
Denying an Appeal and Upholding the Planning Commission's Approval of a Site and
Architectural Review Permit - PLN2006-86 -1550 Archer Court
Page 5
satisfaction of the Building Official, with the building permit application. This report
shall be prepared by a licensed engineer specializing in soils mechanics.
17. 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.
18. 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
19. Title 24 Enerqv 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.
20. 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.
21. 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.
22. 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.
23. 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.
City Council Resolution
Denying an Appeal and Upholding the Planning Commission's Approval of a Site and
Architectural Review Permit - PLN2006-86 -1550 Archer Court
Page 6
24. 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.
PUBLIC WORKS DEPARTMENT
25. Plan Lines: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a plan layout showing the correct street dimensions
(dimension widths of entire street and dimension from property line to centerline of
roadway), and existing street improvement dimensions (sidewalk, curb, gutter,
etc.).
26. Work in the Public Riqht-of-Wav: 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.
27. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer
c1eanout(s) shall be installed on private property behind the public right-of-way
line.
28. Utilities: All 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
29. Utilitv 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 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.
City Council Resolution
Denying an Appeal and Upholding the Planning Commission's Approval of a Site and
Architectural Review Permit - PLN2006-86 -1550 Archer Court
Page 7
30. 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. Archer Court has not been resurfaced in the last five 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.
31. Utilitv Encroachment Permit: Separate permits for the installation of utilities to
serve the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
32. 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, currently set at
$2,120.00 per net acre, which is $297.00.
33. Additional Street Improvements: Should any new utility main lines or other work
required to service the development that affects any public improvements, the City
may add conditions to the development/project, at the discretion of the City
Engineer, to restore pavement or other public improvements to the satisfaction of
the City.
PASSED AND ADOPTED this
roll call vote:
6th day of
February
, 2007, by the following
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Kennedy, Hernandez, Low, Burr, Furtado
None
None
None
APPROVED:~.1~
Daniel E. Furtado, Mayor
ATTEST: _O~~~
Anne Bybee, City Clerk