PC Res 3273RESOLUTION NO. 3273
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL TO THE CONSTUCTION OF
A NEW TWO-STORY, SINGLE-FAMILY RESIDENCE ON
PROPERTY LOCATED AT 1667 WALTERS AVENUE IN AN
R-l-9 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. JIM NETZEL. FILE NO. PLN2000-28.
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 PLN2000-28.
The proposed project is consistent with the R-1-9 (Single family residential, 9,000 square
foot minimum lot size) zoning district and the R-1-6 development standards where applicable
as required per the Zoning Ordinance and the San Tomas Area Neighborhood Plan.
2. The existing lot is substandard in area and has a net area of 7,185 square feet.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and with the San Tomas Area.
The development of the property will result in a density of 5.2 dwelling units per gross acre
and is an existing non-conforming lot of record consistent with the General Plan density of
less than 3.5 dwelling units per gross acre for this area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the City's General Plan.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance 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. 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:
Planning Commission Resolution No. 3273
PLN2000-28 - t667 Walters Avenue - Jim Netzel
Page 2
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Proiect: Approval is granted for a Site and Architectural Review permit to allow
the construction of a new 3,230 square foot two-story single-family residence located at 1667
Walters Avenue. Project approval shall substantially comply with project plans prepared by
Stephen M. Clarke, dated March 29, 2000, except as modified by the Conditions of Approval
herein.
Architectural Details:
a. Prior to issuance of building permits, the applicant shall provide details of the building
materials including a window and door schedule, wall siding and roofing samples, and
color samples.
b. Prior to issuance of building permits, the applicant shall indicate on the elevations of
the building plans the installation of a decorative garage door indicative of a craftsman
style building.
o
Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
28) for this project is valid for a period of one (1) year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year
from the date of approval, or the permit shall be void.
4. Building Division Requirements: Applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
o
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.
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 vacant 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).
7. 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
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.
Landscaping:
a. 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 included in the total. All new trees shall be planted within the
Planning Commission Resolution No. 3273
PLN2000-28 - 1667 Walters Avenue - Jim Netzel
Page 3
net lot area and shall be noted on plans to be submitted to the Community
Development Department prior to issuance of building permits.
The applicant shall be required to plant an additional tree within the front yard area.
The applicant shall be required to submit a landscape plan to be reviewed and approved
by the Community Development Department indicating the type and size of the tree to
be planted in the front yard area.
PUBLIC WORKS DEPARTMENT
10. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
11.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall grant additional Right-of-Way for Public Street
Purposes along the Walters Avenue frontage to accommodate a 20 foot half street. 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.
12.
Public Service Easement: Prior to issuance of any grading or building permits for the site,
the applicant shall grant a 10 foot Public Service Easement on private property contiguous
with the public right-of-way along the Walters Avenue 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.
13.
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.
14.
Street Improvements Pursuant to a Minor Encroachment Permit: Prior to issuance of an
encroachment permit for construction of any public street improvements in the public Right-
of-Way the applicant shall cause plans to be prepared, post security, and provide insurance,
all as required by the City Engineer.
15. 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.
16.
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 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.
17.
Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel, and
reconstruct the on-site Drainage System, as necessary, to demonstrate that the facilities are
functioning normally in accordance with the requirements of the City.
Planning Commission Resolution No. 3273
PLN2000-28 - 1667 Walters Avenue - Jim Netzel
Page 4
18. 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 $340.00.
19.
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 25th day of April, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom,
Lowe
None
None
None
APPROVE _ ~d~,
Chair
ATTEST:
Sharon Fierro, Secretary