PC Res 3817
RESOLUTION NO. 3817
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2007-64) TO ALLOW FOR A MINOR
MODIFICATION OF A SIDE YARD SETBACK TO ALLOW FOR A
SECOND STORY ADDITION AND FIRST FLOOR REMODEL OF AN
EXISTING SINGLE-STORY, SINGLE-FAMILY RESIDENCE ON
PROPERTY OWNED BY RUSSEll BISWEll AND TONJA CHI
LOCATED AT 597 MAPLE AVENUE IN AN R-1-6 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF CRITCHFIELD
CONSTRUCTION, INC. FILE NO.: PLN2007-64.
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 PLN2007 -64.
1. The density of the residential' project wiH result in a density of 5.8 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 setback requirements, height
restriction, building coverage, and parking requirements of the R-1-6 Zoning District
with the exception of the modified second-story side yard setback.
3. The proposed two-story single-family residence home consists of a 2,352 square foot
in area with a building coverage of 28.8% and floor area ratio of .38.
4. The proposed addition is compatible with the architecture of the existing home and the
adjacent neighborhood.
5. The proposed project is surrounded by single-family residential uses on the north,
south, east and west.
6. The project provides one covered and one uncovered parking spaces where a
minimum of one covered and one uncovered parking space are required.
7. 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 Planning Commission further finds and
concludes that:
1. The proposed project is consistent with the City of Campbell General Plan and Zoning
Ordinance.
Planning Commission Resolution No. 3817
PLN2007-64 - 597 Maple Avenue - Site and Architectural Review Permit
Page 2
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. The modified side setback would not be detrimental to the health, safety, peace,
comfort or general welfare of persons in the neighborhood, or the city as a whole; and
the side setback would not unreasonably interfere with the ability of adjoining property
owners to enjoy access to air, privacy, sunlight, and the quiet enjoyment of the owner's
property.
4. The proposed project is architecturally compatible with the surrounding neighborhood.
5. 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.
6. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
7. The proposed project will contribute to the housing stock in the City of Campbell and
serve the housing needs of the community.
8. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
9. 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 Planning Commission grants a Site and
Architectural Review Permit (PLN2007 -64) to allow for a minor modification of a side yard
setback to allow for a second story addition and first floor remodel of an existing single-
story, single-family residence on property owned by Russell Biswell and Tonja Chi located
at 597 Maple Avenue 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, 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.
Planning Commission Resolution No. 3817
PLN2007-64 - 597 Maple Avenue - Site and Architectural Review Permit
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COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Declaration of Acceptance of All Conditions: Within thirty (30) days of Planning
Commission approval, the applicant shall sign the final, approved set of Conditions of
Approval. Until said Conditions are signed, the proposed Use Permit shall not be valid
for any permits sought from the City.
2. Approved Proiect: Approval is granted for a Site and Architectural Review Permit
(PLN2007 -64 to allow a modification of a side yard setback for the construction of first
and second story addition located at 597 Maple Avenue. 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 April 17, 2007 with
revised elevations stamped as received on May 30,2007.
b. Color and Material Board stamped as received on April 17, 2007.
* Planning sign off is required to prior to Building Permit final. Construction not
in substantial compliance with the approved project plans shall not be approved
without prior authorization of the necessary approving body.
3. 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.
4. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the
Campbell Municipal Code.
5. 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.)
6. Parkina 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.
7. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of
the Campbell Municipal Code.
Planning Commission Resolution No. 3817
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8. On-Site Liahtina: 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. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to minimize
the number of roof vents that are visible from the street frontage. The applicant shall
provide the location of such vents on the building plan elevations and roof plans, to the
satisfaction of the Community Development Director, prior to issuance of a building
permit.
10. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00
p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take
place on Sundays or holidays unless an exception is granted by the Building
Official.
b. Truck routes to and from the construction site should be established and submitted
to the City for review and approval prior to issuance of a building permit. These
truck routes shall avoid access to the project site via residential streets where
possible.
c. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise-generating construction equipment, such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses.
f. 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 so that the contractor can be made aware of noise complaints.
Building Division:
11. Permits Reauired: A building permit application shall be required for the proposed
complete remodeling and addition to the existing structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
12. Proiect Description: This project is proposed as a "remodel and addition to an existing
dwelling". The scope of work proposed under this project more closely reflects the
construction of a new single-family dwelling. The Building Inspection Division will
Planning Commission Resolution No. 3817
PLN2007-64 - 597 Maple Avenue - Site and Architectural Review Permit
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consider this project as new construction, and fees will be calculated based on the
comparative similarities to new construction.
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. 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.
17. Title 24 Enerov Compliance: California Title 24 Energy Compliance forms CF-1 Rand
MF-1 R shall be blue-lined on the construction plans. 8% X 11 calculations shall be
submitted as well.
18. 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.
19. 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.
20. 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.
21. Construction Fencino: 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.
22. Approvals Required: The project requires the following agency approvals prior to
issuance of the building permit:
Planning Commission Resolution No. 3817
PLN2007-64 - 597 Maple Avenue - Site and Architectural Review Permit
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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 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)
*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:
23. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for
the site, the applicant shall provide a current Preliminary Title Report, grant deed, or
other satisfactory proof of ownership.
24. Storm Drain Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee of $2,120.00 per net acre, which
is $302.00.
25. Street Improvements: Prior to issuance of any grading or building permits for the site,
the applicant shall execute a street improvement agreement, 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 plans shall include the following:
a. Show location of all existing utilities within the existing public right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of
sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area.
c. Removal of existing raised and cracked sidewalk.
d. Installation of City standard sidewalk as necessary.
e. Construction of conforms to existing public and private improvements, as
necessary.
26. Utilities: All new 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.
27. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the public
right-of-way line.
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PLN2007-64 - 597 Maple Avenue - Site and Architectural Review Permit
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28. 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.
29. 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. Additionally the applicant shall 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. Streets that have been reconstructed or overlaid within the previous five
years will require boring and jacking for all new utility installations. Maple Avenue has
not been reconstructed or overlaid in the last 5 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.
30. 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.
31. Additional Street Improvements: Should it be discovered after the approval process
that new utility main lines, extra utility work. or other work is required to service the
development, and should those facilities or other work affect any public improvements,
the City may add conditions to the development/project/permit, at the discretion of the
City Engineer, to restore pavement or other public improvements to the satisfaction of
the City.
32. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements,
and the Campbell Municipal Code regarding stormwater pollution prevention. The
primary objectives are to improve the quality and reduce the quantity of stormwater
ru noff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP Handbook")
by the California Stormwater Quality Association (CASQA), 2003; Start at the Source:
A Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by
the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and
Using Site Design Techniques to Meet Development Standards for Stormwater Quality:
Planning Commission Resolution No. 3817
PLN2007 -64 - 597 Maple Avenue - Site and Architectural Review Permit
Page 8
A Companion Document to Start at the Source ("Using Site Design Techniques") by
BASMAA, 2003.
33. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required pavement restoration installed and accepted by the City.
County Fire Department:
34. Reauired Fire Flow: The fire flow for this project is 1000 gpm at 20 psi residual
pressure. The adjusted fire flow is available from area water mains and fire hydrant(s)
which are spaced at the required spacing.
35. 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.
PASSED AND ADOPTED this 26th day of June, 2007, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Alderete,
Roseberry
None
Francois
None
Doorley,
Ebner,
Gibbons,
Rocha
and
Commissioners:
Commissioners:
Commissioners:
APPROVED:
Michael Rocha, Chair
/1 J!J M
ATTEST:
J
Secretary