PC Res 3312RESOLUTION NO. 3312
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (PLN2000-126) TO ALLOW
THE CONSTRUCTION OF A NEW 4,158 SQUARE FOOT, TWO-
STORY, SINGLE-FAMILY RESIDENCE ON PROPERTY
LOCATED AT 1480 HARRIET AVENUE IN AN R-l-9
(SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. BILL ROSINGANA. FILE NO.
PLN2000-126.
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 PLN2000-126:
The proposed project is consistent with the R-l-9 (Single family residential, 9,000 square
foot minimum lot size) Zoning District, as required per the Zoning Ordinance and the San
Tomas Area Neighborhood Plan.
2. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and with the San Tomas Area.
o
The development of the property will result in a density of 3.6 dwelling units per gross acre,
which is consistent with the General Plan density of less than 4.5 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. 3312
PLN2000-126 - 1480 Harriet Avenue -Bill Rosingana - New Single Family Residence
Page 2
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Site and Architectural Review permit to allow
the construction of a new 4,108 square foot two-story single-family residence located at 1480
Harriet Avenue. Project approval shall substantially comply with project plans that were
received by the Planning Department on November 6, 2000, except as modified by thc
Conditions of Approval herein.
2. Architectural Details: Prior to issuance of building permits, the applicant shall provide
details of the building materials including a window and door schedule.
Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
126) 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.
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.
5. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
6. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches X 36 inches.
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 site drainage details.
o
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
Planning Commission Resolution No. 3312
PLN2000-126 - 1480 Harriet Avenue -Bill Rosingana- New Single Family Residence
Page 3
10. Title 24 Energy compliance: California Title 24 Energy Compliance forms CF-IR and MF-
1R shall be blue-lined on the construction plans.
11. 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.
12. 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" X 36") is available at the Building Division
service counter.
13. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
A. West Valley Sanitation District (408-378-2407)
B. Santa Clara County Fire Department (408-378-4010)
C. School District:
i. Campbell Union School District (408-378-3405)
ii. Campbell Union High School District (408-371-0960)
iii. Moreland School District (408-379-1370)
iv. Cambrian School District (408-377-2103)
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.
14. 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.
15. 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).
16. 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.
17. 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.
Planning Commission Resolution No. 3312
PLN2000-126 - 1480 Harriet Avenue -Bill Rosingana- New Single Family Residence
Page 4
18. 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
net lot area and shall be noted on plans to be submitted to the Community Development
Department prior to issuance of building permits.
B. 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.
19. Deed Restriction: Provide evidence of a recorded deed restriction, which states that no
portion of the house, including any portion of the garage area, will be converted to an
additional living unit. (Additional Living Unit requirements are listed in Chapter 21.61.030
of the Campbell Municipal Code).
PUBLIC WORKS DEPARTMENT
20. 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 Van Dusen Lane 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.
21. Street Improvements: Prior to issuance of any grading or building permits for the site, 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 fees, post security and
provide insurance necessary to obtain an encroachment permit for construction of the street
trees, irrigation and any standard public street improvements, constructed in the P.S.E., as
required by the City Engineer. The City fee for a non-utility encroachment permit is
$245.00. An encroachment permit must be obtained from Caltrans for all work in the State
of California right-of-way. Plans shall include the following:
· Removal of existing driveway approach (Caltrans encroachment permit),
· Construction of ADA compliant driveway approach (Caltrans encroachment permit),
· Construction of street trees and irrigation at 40 feet on center (City encroachment permit),
· Installation of public street surface treatment (Caltrans encroachment permit),
· Construction of conforms to existing public and private improvements (Caltrans
encroachment permit).
22. 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.
23. 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
Planning Commission Resolution No. 3312
PLN2000-126 - 1480 Harriet Avenue -Bill Rosingana - New Single Family Residence
Page 5
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
24. 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.
25. 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 $2,000.00 per acre.
26. 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.
27. Lot Line Adjustment: Prior to issuance of any grading or building permits for the site, the
applicant shall submit a Lot Line Adjustment application for approval by the City Engineer.
The current application processing fee is $600.00.
28. Vacation of Public Street and Easements: Prior to issuance of any grading or building
permits for the site, the applicant shall submit a Vacation of Excess Right-of-Way application
for approval by the City Engineer. The current application processing fee is $600.00.
29. 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.
PASSED AND ADOPTED this 14~ day of November, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners: Doorley, Gibbons, Hemandez, Jones, Lindstrom, Lowe
Commissioners: None
Commissioners: Francois
Commissioners: None
APPROVED: ~-'~_~ ~~ ~'~
j.~eatfeth Gibbons, Chair
Sharon Fierro, Secretary