PC Res 3872
RESOLUTION NO. 3872
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2007-194) FOR A MODIFICATION TO THE
SIDE YARD SETBACK AND A SECOND STORY ADDITION
RESULTING IN A TOTAL FAR OF .48 ON PROPERTY OWNED BY
NATASHA & JEFFREY BISSELL LOCATED AT 122 DEL PRADO
DRIVE IN AN R-1-6 (SINGLE FAMILY RESIDENTIAL) ZONING
DISTRICT. APPLICATION OF NATASHA & JEFFREY BISSELL.
FILE NO.: PLN2007-194.
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 PLN2007-194.
1. The density of the residential project will result in a density of 5.6 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 setbacks, height restriction,
building coverage, and parking requirements of the R-1-6 Zoning District, with the
exception of the side yard setback to the south.
3. The proposed two-story single-family residence and attached garage consists of 2,908
square feet.
4. The height of the home is 22 feet 4 inches where the maximum height limit is 28 feet.
5. The proposed project is surrounded by single-family residential uses on the north,
south, east and west.
6. The project provides two covered and two uncovered parking spaces where a minimum
of one covered and one uncovered parking space are required.
7. The perceived scale and mass of the home is compatible with the adjacent homes and
the homes in the surrounding area.
8. The home minimizes the use of design features that make it appear significantly larger
than the adjacent homes and the homes in the surrounding area. The 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.
Planning Commission Resolution No. 3872
PLN2007-194 - 122 Del Prado Drive - Site and Architectural Review Permit
Page 2
9. 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.
10. The project qualifies as a Categorically Exempt project per Section 15303, Class 3, of
the California Environmental Quality Act (CEQA) pertaining to the construction of
additions to existing dwellings.
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.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. The proposed project, with the added conditions recommended by the Site &
Architectural Review Committee, is well designed and is architecturally compatible with
the surrounding neighborhood.
4. 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.
5. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
6. The proposed project will contribute to the housing stock in the City of Campbell and
serve the housing needs of the community.
7. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
8. 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 (PLN2007-194) for a modification to the side yard setback and
a second story addition resulting in a total FAR of .48 on property owned by Natasha and
Jeffrey Bissell located at 122 Del Prado Drive 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,
Planning Commission Resolution No. 3872
PLN2007-194 - 122 Del Prado Drive - Site and Architectural Review Permit
Page 3
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.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
1. Declaration of Acceptance of All Conditions: Within thirty (30) days of the Planning
Commission approval, the applicant shall sign the final, approved set of Conditions of
Approval. Until said Conditions are signed, the proposed Site and Architectural Review
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
(PLN2007-194) allow a modification to the side yard setback and second story addition
to an existing single family residence for a total FAR of .48, located at 122 Del Prado
Drive. The project shall substantially conform to the revised project plans stamped as
received by the Community Development Department on March 3, 2008, except as
may be modified by the conditions of approval herein.*
a. Applicant shall remove the proposed dormers from the front elevation prior to
submitting plans for Building Permit issuance and to the satisfaction of the
Community Development Director.
· 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. Site and Architectural Review Permit Approval Expiration: The Site and Architectural
Review Permit approval shall be valid for one year from the date of final approval.
Within this one-year period a building permit must be obtained and construction
completed one year thereafter or the use must be established on the property and all
conditions of approval fulfilled (if no building permit is required). Failure to meet these
deadlines will result in the Administrative Architectural Site and Review Permit being
void.
4. FenceslWalls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be submitted for review and
approval by the Community Development Department.
5. Comoliance with Other Reaulations: The applicant shall comply with other state,
county, and city ordinances that pertain to the proposed project and where they are
conducted.
Planning Commission Resolution No. 3872
PLN2007-194 - 122 Del Prado Drive - Site and Architectural Review Permit
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6. Contractor Contact Information Postina: The project site shall be posted with the name
and contact number of the lead contractor in a location visible from the public street
prior to the issuance of building permits.
7. On-Site Liohtino: 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.
8. 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.
9. 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. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
c. Unnecessary idling of internal combustion engines shall be strictly prohibited.
d. 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.
e. Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
Building Division:
10. Permits Reauired: A building permit application shall be required for the proposed 1st
floor remodel and 2nd story addition to the existing structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
11. 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.
Planning Commission Resolution No. 3872
PLN2007-194 - 122 Del Prado Drive - Site and Architectural Review Permit
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12. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
13. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches by 36 inches.
14. 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 comprehensive site drainage details.
15. Title 24 EnerQV Compliance: California Title 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.
16. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, 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 C.B.C Section 106. Please obtain City of Campbell, Special
Inspection forms from the Building Inspection Division Counter.
17. Non-Point Source: 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.
18. Approvals Reauired: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (874-2900)
iv) 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.
19. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company 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. Applicant should also consult with P.G. and E. concerning utility
easements, distribution pole locations and required conductor clearances.
Planning Commission Resolution No. 3872
PLN2007-194 - 122 Del Prado Drive - Site and Architectural Review Permit
Page 6
20. Intent to OCCUpy Durino Construction: Owners shall declare their intent to occupy the
dwelling during construction. The Building Inspection Division may require the
premises to be vacated during portions of construction because of substandard and
unsafe living conditions created by construction.
21. Construction Fencina: 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.
PASSED AND ADOPTED this 11th day of March, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Ebner, Gibbons, Rocha and Roseberry
Gairaud
Alderete and Doorley
None
APPROVED: '66 /L~
Bob Roseberry, Cha
ATTEST:
J