PC Res 3166RESOLUTION NO. 3166
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL TO ALLOW THE
CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE ON
PROPERTY LOCATED AT 1145 STEINWAY AVENUE IN AN R-
I-lO (SINGLE-FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION MR. JON NELSON. FILE NO. S 98-04
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 S 98-04:
The proposed project is consistent with the R-l-10 & R-l-8 (Single family residential)
zoning district where applicable and the development standards 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 2.9 dwelling units per gross acre
and is consistent with the General Plan density of less than 3.5 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, Zoning Ordinance and San
Tomas Area Neighborhood 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 is in accordance with the ordinance of the City of Campbell and the State of
California. 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. 3166
S 98-04 - 1145 Steinway Avenue
Page 2
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Proiect: Approval is granted for a Site and Architectural Review permit to
allow construction of a new 3,615 square foot, two-story, single family residence located
at 1145 Steinway Avenue. Project approval shall substantially comply with project plans
prepared by Louis Dorcich, Architect dated as received by the Community Development
Department on March 27, 1998, except as modified by the Conditions of Approval
herein.
Site and Architectural Approval Expiration: The Site and Architectural approval (S98-04)
of this project is valid for a period of one 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.
o
Building Division Requirements: Applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
°
Park Impact Fee: A park impact fee of $10,990 is due upon development of a new
single-family residence unless a credit may be applied for a preexisting legal single family
use on the property. Full payment of this fee is due prior to issuance of a certificate of
building occupancy.
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the
Campbell Municipal Code.
o
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).
o
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: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Guidelines (WELS) to indicate how trees to be
retained on site will be protected from construction, prior to issuance of building permits.
Planning Commission Resolution No. 3166
S 98-04- 1145 Steinway Avenue
Page 3
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 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.
10.
San Tomas Area Neighborhood Plan: The approved project shall comply with all
requirements of the City's San Tomas Area Neighborhood Plan.
CENTRAL FIRE DISTRICT:
11.
Property Address: Applicant shall provide the Central Fire District with the newly
established address to be assigned to the property prior to issuance of building permits.
12.
Development Review: Review of this development proposal is limited to acceptability of
site access and water supply as they pertain to Fire Department operations, and shall not
be construed as a substitute for formal plan review to determine compliance with adopted
model codes. Prior to performing any work, the applicant shall apply to the City's
Building Division for applicable construction permits
PUBLIC WORKS DEPARTMENT
13.
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
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
company.
14.
Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a
Utility Installation Plan and Schedule for approval by the City Engineer for installation of
all utilities. Streets which have been resurfaced within the previous 5 years will require
boring and jacking for all new utility installations and will also require a pavement
restoration plan for approval by the City Engineer prior to any utility installation.
15.
Storm Drain Area Fee: Prior to issuance of any grading, drainage, or building permits for
the site, the applicant shall pay the required Storm Drain Area fee. The current fee is
$2,000.00 per acre.
16.
Storm Water Management: Comply with California Storm Water Best Management
Practices Handbook, prepared by Storm Water Quality Task Force, Santa Clara Valley
Water District.
Planning Commission Resolution No. 3166
S 98-04 - 1145 Steinway Avenue
Page 4
17.
18.
19.
20.
Exception to STANP: Prior to issuance of an encroachment permit to install curb, gutter,
sidewalk, concrete driveway approach, pavement, and related improvements, the applicant
shall obtain a City Council exception to the STANP to allow the installation of the
improvements. This request should be processed through the Planning Department.
Should an exception be granted the following additional conditions will be applicable:
- Preliminary_ Title Report: Prior to issuance of any grading, drainage, or building
permits for the site, the applicant shall provide a current Preliminary Title Report.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading, drainage,
or building permits for the site, the applicant shall grant an additional 5 feet of Right-
of-Way for Public Street Purposes along the Peggy Avenue frontage to accommodate
30 foot half street from centerline. The applicant shall also grant additional Right-of-
Way for Public Street Purposes to provide for a 30 foot radius on the property line at
the comer. Applicant shall cause to be prepared all documents necessary to record
dedication and submit to the City for review.
Street Improvements: Prior to issuance of an Encroachment Permit for the site, and subject
to the City Council granting an exception to the STANP, the applicant shall cause plans for
public street improvements to be prepared by a registered civil engineer, pay fees, execute a
street improvement agreement, post security and provide insurance necessary to obtain an
encroachment permit for construction of the improvements, as required by the City
Engineer. The plans shall include the following:
Peggy Avenue
· Construction of standard 6 inch straight-faced curb and 24 inch gutter.
Construction of separated concrete sidewalk with conform to existing
sidewalk to the north.
Construction of curb ramp for the handicapped at comer.
Construction of concrete driveway approach.
marginal
Pavement conforms necessary to match existing street pavement. City will construct
street pavement work.
Modification of existing storm drain inlet to provide standard drainage inlet.
Steinway Avenue
· Construction of modified rolled curb/gutter.
· Pavement conforms necessary to match existing street pavement.
street pavement work.
City will construct
Planning Commission Resolution No. 3166
S 98-04- 1145 Steinway Avenue
Page 5
Miscellaneous
· Installation of all existing and proposed water meters and sewer cleanouts on private
property behind the public right-of-way line.
PASSED AND ADOPTED this 12th day of May, 1998, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners: Francois, Gibbons, Jones, Keams, Lowe, Meyer-Kennedy
Commissioners: None
Commissioners: Lindstrom
Commissioners: None
t-~lge~ig'-L-~we, 'Chair
cki,Setary