PC Res 3275RESOLUTION NO. 3275
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL TO ALLOW THE
CONSTUCTION OF A NEW TWO-STORY, SINGLE-FAMILY
RESIDENCE ON PROPERTY LOCATED AT 1146
STEINWAY AVENUE IN AN R-l-10 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR.
ADRIAN MUNTEANU. FILE NO. PLN2000-36.
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 PLN2000-36.
The subject property on which the proposed two-story single-family residence is to be
constructed is substandard in net lot area (9,392 square feet) and has a substandard lot width
of less than 60 feet.
2. The proposed project is consistent with the San Tomas Area Neighborhood Plan (STANP).
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The proposed project is consistent with the development standards for an existing non-
conforming lot in an R-l-10 (Single family residential, 10,000 square foot minimum lot size)
zoning district with a substandard lot width of less than 60 feet; the proposed project meets
the side yard setback requirements for an R-l-6 zoning district, rear yard setbacks and lot
coverage requirements for an R-1-9 zoning district and front yard setback and floor area ratio
requirements of an R-1-10 zoning district in the San Tomas Area Neighborhood Plan.
4. 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 3.9 dwelling units per gross acre
and is an existing non-conforming lot of record consistent with the General Plan policies for
development within the area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the policies of the City's General Plan.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
Planning Commission Resolution No. 3275
PLN2000-36 - 1146 Steinway Avenue - Adrian Munteanu
Page 2
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:
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new 3,564 square foot two-story, single-family residence with an
attached 462 square foot two-car garage and a 198 square foot one-car garage/workshop
located at 1146 Steinway Avenue. Project approval shall substantially comply with project
plans prepared by Adrian Munteanu, stamped as received on April 13, 2000, except as
modified by the Conditions of Approval herein.
Site and Architectural Approval Expiration: The Site and Architectural Permit approval
(PLN2000-36) 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.
3. Building Division Requirements: The applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
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.
5. · 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).
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.
Tree Protection Plan: Prior to issuance of building permits, 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 the existing tree to be retained on site
will be protected during construction.
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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 tree(s) within the net lot area of
the subject property shall be included in the total. The location, type and size of additional
trees to be planted on site in conformance with the San Tomas Area Neighborhood Plan shall
be noted on plans to be submitted to the Community Development Department prior to
Planning Commission Resolution No. 3275
PLN2000-36 - 1146 Steinway Avenue - Adrian Munteanu
Page 3
issuance of building permits. The required new trees shall be planted within the net lot area
prior to issuance of an occupancy permit for the residence.
9. San Tomas Area Neighborhood Plan: The approved project shall comply with all
requirements of the City's San Tomas Area Neighborhood Plan.
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 Steinway Avenue frontage to accommodate a 30 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. 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.
13. Street Improvements Pursuant to a Minor Encroachment Permit: Prior to issuance of an
encroachment permit for construction of a driveway approach 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.
14. 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.
15. 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. The applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
16. 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 $431.00.
17. 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.
Planning Commission Resolution No. 3275
PLN2000-36 - 1146 Steinway Avenue - Adrian Munteanu
Page 4
18.
Site Plan: Prior to issuance of any grading or building permits for the site, the applicant shall
submit to the Public Works Department for approval a complete and accurate Site Plan in
accordance with the Planning Division's check list.
PASSED AND ADOPTED this 25th day of April, 2000, by the following roll call vote:
AYES: Commissioners:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom,
Lowe
None
None
None
APPROVED: {~~ ~ ~t/~///-~
~a~eth Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary