PC Res 3260RESOLUTION NO. 3260
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PLN2000-11) TO ALLOW THE
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE ON
PROPERTY LOCATED AT 299 N. HARRISON AVENUE IN AN R-M-S
(MULTIPLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. JAMES KENNEDY. FILE NO. PLN2000-11 (PD)
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 finds as follows with
respect to application PLN2000-11 (PD):
The proposed Planned Development Permit is consistent with the General Plan designation of Low-
Medium Density Residential (6 - 13 units per gross acre), as the proposed project will be
developed at a density of 6.4 units per gross acre.
The proposed Planned Development Permit is consistent with the proposed Zoning District of
Planned Development as the project maintains similar site layout to other properties in the
neighborhood, aiding in the harmonious development of the immediate area.
3. The proposed project provides an attractive street frontage through the preservation of the existing
single-family home and the creation of a new single-family home that is oriented to the street.
4. An initial study was prepared for this project and concludes that there are no unmitigated
significant environmental impacts.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
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, as the project allows for two
detached single-family homes when the zoning code would only allow an attached two-family
dwelling to be built.
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.
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The proposed development would not result in allowing more residential units than would be
allowed by other residential zoning districts which are consistent with the General Plan designation
of the property.
Planning Commission Resolutmn No. 3260
PLN2000-11 - 299 N. Harrison Avenue - Planned Development Permit
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The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
An initial study has been prepared which concludes that a Negative Declaration should be
prepared.
No substantial evidence has been presented which shows that the project, as currently presented,
and subject to the required conditions of approval, will have a significant adverse impact on the
environment.
No evidence has been presented which shows that the project will have a substantial impact on
plant or animal life.
COMMUNITY DEVELOPMENT DEPARTMENT
Approved Project: Approval is granted to construct a new single-family residential house facing
Tubby Street and an attached one-car garage for an existing house on property located at 299 N.
Harrison Avenue. The building designs shall substantially conform to the site plan and elevations
prepared by Alex G. DuVon, Building Designer, received by the Planning Division on January
19, 2000, except as may be modified by the Conditions of Approval herein.
Building Elevations, Details and Colors: The applicant shall submit detailed building elevations
and exhibits depicting high quality materials with significant architectural details for the new
house and the new detached garage. Detailed elevations and exhibits shall be reviewed by and
approved by the Community Development Director upon recommendation of the Architectural
Advisor prior to the issuance of building permits. Project details include, but are not limited to,
the following:
A. Provision of details of materials to be used on the exterior walls and building trim.
B. Provision of a color/material sample board specifying color palette, textures and materials.
C. Provision of roof samples or brochures that show the color and material of the proposed
roofing.
D. Provision of window schedules for high quality windows and window treatments showing the
windows recessed from the outer wall of the building and substantial trim.
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Landscaping: The applicants shall submit four copies of a detailed landscape and irrigation plan
to be reviewed and approved by the Community Development Director prior to issuance of any
building permits for the site.
A. All trees planted on site shall be a minimum 15-gallon size. Shrubs shall be a minimum of
Planning Commission Resolutmn No. 3260
PLN2000-11 - 299 N. Harrison Avenue - Planned Development Permit
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10.
5-gallon size and shall be planted no less than 30 inches on center.
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Removal of any trees shall require replacement of trees on site in accordance with
replacement standards of the City's Water Efficient Landscape Standards (WELS) and the
Tree Protection Ordinance.
C. All landscaping installed as required per the approved landscape plan shall be maintained in
good health.
D. Applicant shall obtain encroachment permits from the City of Campbell for all work
performed within the right-of-way.
E. All landscaping shall be installed prior to building occupancy.
Fences and Wall Plan: Fencing shall be provided at the rear and side property lines, to the
satisfaction of the Community Development Director. Any newly proposed fencing shall comply
with Section 21.59.090 of the Campbell Municipal Code and shall be submitted for review and
approval by the Community Development Department.
Verification of Setbacks: Prior to issuance of building permits, the developer shall stake the
setbacks and the City shall verify the dimensions. Any discrepancy with dimensions shall result
in a reduction of the size of the house, not the size of the setbacks.
Permits Required: A building permit application shall be required for the proposed structures.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of
the permit.
Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permits.
Size of Plans: The maximum size of construction plans submitted for building permits shall be
24 inches by 36 inches.
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. A licensed civil engineer specializing in soils mechanics
shall prepare this report.
Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor
shall be submitted to the project's building inspector upon foundation inspection. This certificate
shall certify compliance with the recommendations as specified in the soils repot and the building
pad elevation and on-site retaining wall locations and elevations are pared 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:
Planning Commission Resolution No. 3260
PLN2000-11 - 299 N. Harrison Avenue - Planned Development Permit
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A. Pad elevation
B. Finish floor elevation (first floor)
C. Foundation comer locations.
11. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-1R
shall be blue-lined on the construction plans.
12.
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 tot 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's Special Inspection Forms from the Building
Inspection Division counter.
13.
Stormwater Runoff: 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-inch by 36-inch) is available at the Building Division service counter.
14. Approvals Required: The project requires the following agency approval prior to issuance of the
building permit.
A. West Valley Sanitation District
B. Santa Clara County Fire Department
C. Santa Clara County Health Department
D. School District:
i. Campbell Union School District
ii. Campbell Union High School District
15. Grading and Drainage Plan: A Grading and Drainage Plan shall be submitted and approved by
the Building Official prior to issuance of a Building Permit.
SANTA CLARA COUNTY FIRE DEPARTMENT
16.
Development review: Review of this development 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 apply to the Building Department for applicable
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17.
construction permits.
Premise Identification: Approved numbers or addressed 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.
PUBLIC WORKS DEPARTMENT
18.
Preliminaw Title Report: Prior to recordation of the Parcel Map, the applicant shall provide a
current Preliminary Title Report.
19.
Public Service Easement: Prior to recordation of the Parcel Map, the applicant shall grant a 10-
foot Public Service Easement on private property contiguous with the public right-of-way along
the Tubby Street frontage. The applicant shall cause all documents to be prepared by a registered
civil engineer/land surveyor, as necessary, for the City's review and recordation.
20.
Street Improvements: Prior to recordation of the Parcel Map, the applicant shall cause plans for
public Street Improvements to be prepared by a registered civil engineer, pay fees, execute a
street improvement agreement, post security and provide insurance necessary to obtain an
encroachment permit for construction of the improvements, as required by the City Engineer.
The plans shall include the following:
A. Removal of the existing substandard 3-foot wide concrete sidewalk, curb ramp, and driveway
approach.
B. Preservation of existing street trees.
B. Construction of 2 new concrete driveway approaches, new 4.5 foot residential separated
sidewalk, curb ramp, and curb/gutter as necessary, all in compliance with ADA.
D. Construction of street trees and irrigation at 40 feet on center, if necessary.
E. Installation of new standard streetlight in accordance with the City's Street Lighting Policy.
F. Installation of all existing and proposed water meters and sewer cleanouts on private property
behind the public right-of-way line.
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.
22. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
Planning Commission Resolution No. 3260
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submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer
prior to installation of street improvements and/or abandonment of 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.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public street
improvements required by 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.
Grading and Drainage Plan: Prior to issuance of any grading, drainage or building permits for the
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.
25. Storm Drain Area Fee: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall pay the required Storm Drain Area fee which is $2,250.00 per acre.
26.
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.
27.
(Final) Parcel Map: The applicant shall submit and record a (Final) Parcel Map upon approval by
the City prior to issuance of any building permits for the site. The current plan check fee is
$1,125 plus $25 per parcel.
28. Monuments: Prior to recording Final Parcel Map, applicant shall provide security guaranteeing
the cost of setting all monuments shown on the Parcel Map, as determined by the City Engineer.
29. Demolition: Prior to recording of the Final Parcel Map the applicant shall obtain a Demolition
Permit for any structures that will have a setback violation.
PASSED AND ADOPTED this 22nd day of February, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COMMISSIONERS: Francois, Gibbons, Keams, Lindstrom, Lowe
COMMISSIONERS: Hernandez
COMMISSIONERS: Jones
COMMISSIONERS: None
Planning Commission Resolution No. 3260
PLN2000-11 - 299 N. Harrison Avenue - Planned Development Permit
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ATTEST'
APPROVED: (~d'~J~.4 (¢~.~~
~l-'~ab~ Gibbons, Chair
Sharon Fierro, Secretary