CC Resolution 10025
RESOLUTION NO. 10025
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A PLANNED DEVELOPMENT
PERMIT (PLN 2001-125) TO ALLOW THE CONSTRUCTION OF A
NEW SINGLE-FAMILY RESIDENCE ON PROPERTY LOCATED
AT 154 SUNNYSIDE AVENUE IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MS.
SHIRLEY LU LEVITT. FILE NO. PLN 2001-125.
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 PLN 2001-125:
1. The development of the proposed project will result in a residential use that is consistent with
the General Plan Land Use Designation of Low-Medium Density Residential for the project
site.
2. The development of the proposed project will result in a density of 8.5 units per gross acre,
which falls below the maximum permitted density for the site of 13 units per gross acre.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
4. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for low-medium density residential uses.
5. The proposed project is consistent with the Planned Development Zoning Ordinance. The
proposed residence meets the side and rear setback requirements for the R-1 (Single-family
Residential) Zoning District.
6. The site plan proposes the construction of a detached two-story residential unit to the rear of
the existing residence. Vehicular access to the residences will be provided via a shared
driveway on the east side of the project site.
7. The proposed two-story residence will incorporate architectural elements of the existing
home situated at the front of the property. The residence will have horizontal lap siding,
hipped and gable roof shapes, composition shingles, wood trim around windows, decorative
knee braces, and a prominent porch supported by double wood post columns with a river rock
base. Walls under the gable roofs are enhanced with fish scale shingles.
8. The project meets the City's parking requirements by providing a total of seven parking
spaces.
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PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit
Page 2
9. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (New
Construction or Conversion of Small Structures) 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 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. The proposed development will 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.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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 items under review.
Additionally, the applicant is hereby notified that (s)he 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
Plannine Division:
1. Approved Proiect: Approval is granted approval to construct a single-family residence on the
project site. The building 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 Mark H. Snow Associates received on March 8, 2002, including
building elevations, floor plans and a site plan.
b. Color elevations and materials board submitted by the applicant on March 8, 2002
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PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit
Page 3
c. Tentative Parcel Map prepared by Kirkeby Engineering received on March 8, 2002.
2. Landscaping: The applicant shall submit four sets of detailed landscape and irrigation plans
prepared by a registered Landscape Architect 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.
a. Landscape and irrigation plans shall be consistent with the City's Water Efficient
Landscaping Standards (WELS).
b. All trees (except replacement trees) shall be 15-gallon size and all shrubs shall be a
minimum 5-gallon size.
c. Landscaping plan shall include a combination of trees, shrubs and ground cover to
provide a traditional residential landscape concept. Plantings shall be installed along the
proposed driveway and to be provided in all private yard spaces to ensure privacy and
screening to adjacent uses.
d. Four (4) 24-inch box size trees shall be required as a replacement for the black walnut
tree that was removed without a Tree Removal Permit.
3. Parking and Driveways:
a. Parking and driveway areas shall be developed in compliance with Chapter 21.50 of the
Campbell Municipal Code.
b. The applicant shall provide bomanite or other decorative paving for the full length of the
driveway and uncovered parking spaces. The pavement design shall be reviewed and
approved by the Community Development Director prior to issuance of building permits
for the project.
4. Park Impact Fee: A park impact fee of $7,035 for one new unit developed at a density range
of six to 13 units per gross acre, or the fee in effect at the time of occupancy, is due upon
development of the site. Prior to recordation of the final parcel map, 75% of this fee is due.
The remaining 25% is due prior to issuance of a certificate of building occupancy.
5. Final Parcel Map: This Planned Development Permit approval is contingent upon approval
of the Final Parcel Map to divide the subject property. The final parcel map shall be
approved and recorded prior to issuance of building permits.
6. Fences: Fencing along the property lines shall be replaced with a six-foot high "good
neighbor" wood fence at the expense of the applicant, unless it is determined to be in good
condition by the Community Development Director. Any newly proposed fencing shall
comply with Section 21.59.090 of the Campbell Municipal Code.
7. 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
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PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit
Page 4
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).
8. On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
conditions of approval, ordinances, laws and regulations. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
9. Retention of Existing Residence: The existing single-family residence shall be retained in
perpetuity unless a Modification to Planned Development No. PLN 2001-125 is approved by
the City Council. Minor additions or alterations may be approved by the Community
Development Director if they are determined to be consistent with the historic character of
the existing residence. Significant modifications, including the addition of floor area, shall
require the application of a Modification to the Planned Development Permit.
10. Planned Development Permit Expiration: The Planned Development Permit approval 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 Planned Development
Permit shall be void.
11. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street.
Buildine Division:
12. 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.
13. 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.
14. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
15. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. x 36 in.
16. 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.
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PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit
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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 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
19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 81f2 X 11 calculations shall be submitted as
well.
20. Special Inspections: When a special inspection is required by D.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. Water Pollution: 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.
22. 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:
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.
FIRE DEPARTMENT
23. Required Fire Flow: The required fire flow for this project has been calculated at 1,000
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.
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24. 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.
PUBLIC WORKS DEPARTMENT
25. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Final Parcel Map for review by the City and recordation, upon
approval by the City. The current plan check fee is $1,215.00 plus $25 per lot.
26. Preliminary Title Report: Upon submittal of the Final Parcel Map, the applicant shall
provide a current Preliminary Title Report.
27. Public Service Easement and Sidewalk Easement: Upon recordation of the Parcel Map, the
applicant shall grant a 10 foot Public Service and Sidewalk Easement on private property
contiguous with the public right-of-way along the Sunnyside A venue 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.
28. Easements: Upon recordation of the Parcel Map, the applicant shall cause Easements to be
recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
29. Monumentation for Final Parcel Map: Prior to recordation of the Parcel Map, the applicant
shall provide security for setting all Monuments shown on the map.
30. Street Improvements: Upon recordation of the Parcel Map, the applicant shall execute a
street improvement agreement and shall cause plans for public Street Improvements to be
prepared by a registered civil engineer, pay various fees and deposits, post security and
provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements, as required by the City Engineer. The fee for a non-
utility encroachment permit application is currently $255.00. The plans shall include the
following:
a. Removal of existing curb, gutter, sidewalk, and driveway approach.
b. Construction of new curb, gutter, sidewalk, and two separated ADA compliant driveway
approaches.
c. Installation of street trees and irrigation at 40 feet on center.
d. Construction of conforms to existing public and private improvements, as necessary.
31. 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.
32. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
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33. 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.
34. Utilitv 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 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.
35. Grading and Drainage Plan: Prior to issuance of any grading 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 1998 edition of the California Building Code
including Chapters 10, 11, 18,33, and Appendix Chapter 33.
36. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site or
recordation of the Parcel Map, the applicant shall pay the required Storm Drain Area fee
which is $2,250.00 per acre.
37. 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 (NP-DES) 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. The City will provide the applicant with information to assist in
complying with this Condition of Approval. The primary objective is to improve the quality
and reduce the quantity of storm water runoff to the Bay.
38. Demolition: Prior to recording of the Final Map/Parcel Map the applicant shall obtain a
Demolition permit to remove any nonconforming structures.
39. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
City Council Resolution
PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit
Page 8
PASSED AND ADOPTED this 21stctayof May
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
, 2002, by the following roll call vote:
Burr, Kennedy, Furtado, Watson
None
Dean
None
d~"-'-
Je~tte Watson, Mayor
APPROVED:
12~
Anne Bybee, City Clerk