PC Res 3285RESOLUTION NO. 3285
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (PLN2000-67) TO ALLOW THE
CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE
ON PROPERTY LOCATED AT 1145 S. SAN TOMAS AQUINO
ROAD IN AN R-l-9 (SINGLE FAMILY RESIDENTIAL)
ZONING DISTRICT. APPLICATION OF MR. GARY CHAO.
FILE NO. PLN2000-67.
After notification and public heating, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2000-67:
1. The site of the proposed project is currently occupied with a residence of approximately
1,000 square feet.
2. The proposed project would triple the living area presently available on the project site,
increasing the likely occupancy, and the resulting traffic to and from the project site.
3. The neighboring residences are largely underdeveloped; and the present project is likely to
spur additional development in the neighborhood, increasing traffic further.
The project site does not have frontage on a public street. The project adjoins the nearest
public street located over 150 feet from the site by way of a substandard private driveway,
crossing neighboring properties. The driveway meets neither standard public street
specifications, nor accepted fire access standards for a private driveway in terms of
dimensions and improvements, rendering the layout inadequate to serve the needs of the
project.
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Dedication of five (5) feet of frontage of the project site and execution of an agreement to
provide access improvements to City standards would help mitigate the substandard access
layout of the project, and would be less onerous on the applicant than having to improve the
driveway access as a private driveway to existing standards.
6. The subject property on which the proposed two-story single-family residence is to be
constructed is substandard in net lot area (7,624 square feet).
7. The proposed project is consistent with the San Tomas Area Neighborhood Plan (STANP).
Planning Commission Resolution No. 3285
PLN2000-67 - 1145 S. San Tomas Aquino Road - Gary Chao
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The proposed project is consistent with the development standards for an existing non-
conforming lot in an R-l-9 (Single Family Residential, 9,000 square foot minimum lot size)
zoning district; the proposed project meets the side yard setback, rear yard setback and lot
coverage requirements for an R~l-6 zoning district, and front yard setbacks and floor area
ratio requirements of an R-l-9 zoning district in the San Tomas Area Neighborhood.
9. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and with the San Tomas Area.
10. The development of the property will result in a density of 5.4 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. There is a reasonable relationship and rough proportionality between the conditions of
approval and the public impacts of the project and private benefits to the applicant.
2. The proposed project is consistent with the policies of the City's General Plan.
3. 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:
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new 2,984 square foot, two-story single-family residence with an
attached 446 square foot two-car garage at 1145 S. San Tomas Aquino Road. Project
approval shall substantially comply with project plans prepared by Chu Design and Engineer,
stamped as received on May 4, 2000, except as modified by the Conditions of Approval
herein.
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Decorative Octagonal Window: Prior to issuance of building permits, the applicant shall be
required to modify the decorative octagonal-shaped window above the front entryway by
reducing the size of the window and by lowering the window down and centering it between
the height of the other windows on the second floor of the front elevation.
Planning Commission Resolution No. 3285
PLN2000-67 - 1145 S. San Tomas Aquino Road - Gary Chao
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Site and Architectural Approval Expiration: The Site and Architectural Review Permit
approval (PLN2000-67) 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.
Building Division Requirements:
A. PERMITS REQUIRED: A building permit application shall be required for the
proposed structure. The building permit shall include Electrical/Plumbing/Mechanical
fees when such work is part of the permit.
B. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the
cover sheet of construction plans submitted for building permit.
C. SIZE OF PLANS: The maximum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
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 civil engineer specializing in soils mechanics.
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 a complete site drainage layout with details.
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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:
i. pad elevation
ii. finish floor elevation (first floor)
iii. foundation comer locations
TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms
CF-IR and MF-1R shall be blue-lined on the construction plans. Compliance forms
and calculations shall also be submitted in addition to being blue-lined.
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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,
Planning Commission Resolution No. 3285
PLN2000-67 - 1145 S. San Tomas Aquino Road - Gary Chao
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Special Inspection forms from the Building Inspection Division Counter.
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.
APPROVALS REQUIRED: The project requires the following agency approval prior
to issuance of the building permit:
1. West Valley Sanitation District (378-2407)
2. Santa Clara County Fire Department (378-4010)
3. School District:
ii) Campbell Union School District (378-3405)
iii) Campbell Union High School District (371-0960)
iv) Moreland School District (379-1370)
v) 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.
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.
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).
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 Protection Ordinance to indicate how the existing tree to be retained on site will
be protected during construction. No tree is to be removed from the project site unless a Tree
Removal Permit has been granted per the City's Tree Protection Ordinance or the tree is
determined to be exempt from the City's Tree Protection Ordinance.
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. 3285
PLN2000-67 - 1145 S. San Tomas Aquino Road - Gary Chao
Page 5
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.
10. San Torna~ Area Nleighhnrhoncl Plan' The approved project shall comply with all
requirements of the City's San Tomas Area Neighborhood Plan.
PUBLIC wO_~_KS DEPARTMI~'.NT
11. Pre!imjnary Title Repnrt' Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report so the access rights can be verified.
12. lrrevncahle Offer nfDedicatinn far Pnhlin .qtreet Pnrpn~e~: Prior to issuance of any grading
or building permits for the site, the applicant shall make a five foot Irrevocable Offer of
Dedication of right-of-way for Public Street Purposes along the property 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. Unsec. ured Deferred ,qtreet lrnprnvernent 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. ~qtnrrn 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 $ 367.00.
15. Site Plan' The applicant shall submit a complete and accurate Site Plan in accordance with
the Planning Division's checklist.
glRg. n~'.P ARTM~'.NT
16. No Fire Department conditions of approval.
PASSED AND ADOPTED this 134 day of June, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners: Francois, Gibbons, Hemandez, Keams, Lindstrom,
Lowe
Commissioners: None
Commissioners: Jones
Commissioners: None
APPROVED.~'~_ 'fi ~' ~. ~/~.~ O~O~''/
Eliza~- '~" -beth Gibbons, Chair
Sharon Fierro, Secretary