PC Res 3183RESOLUTION NO. 3183
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 WITH A SECONDARY LIVING UNIT ON
PROPERTY LOCATED AT 550 CHAPMAN DRIVE IN AN R-l-10
(SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION
OF BILL AND LAURIE WOODFILL. FILE NO. S 98-16.
After notification and public hearing, 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 S 98-16:
The proposed dwelling is well designed and is architecturally compatible with the
surrounding area by featuring architectural enhancements such as a porch element and
decorative windows styles.
The proposed project meets all of the development standards of the R-1-10 Zoning District
and the San Tomas Area Neighborhood Plan.
o
The development of the property will result in a density of 1.7 units per gross acre which is
consistent with the General Plan density of less than 3.5 units per gross acre shown for this
area.
The retention of the mature trees on-site will contribute to the quality of the development
and provide screening to the additional dwelling unit which will preserve the single family
residential appearance of the property.
o
The lot coverage of 30% and the floor area ratio of 42% proposed for the project are below
the allowable standards under the San Tomas Area Neighborhood Plan.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and zoning, and
The proposed project 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. 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. 3183
S 98-16 - 550 Chapman Drive - Bill and Laurie Woodfill
Page 2
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
a storefront remodeling of an existing commercial building on property located at 423 E.
Hamilton Avenue. Project approval shall substantially comply with the following project
plans, except as modified by the Conditions of Approval herein:
A. Proposed site plan prepared by Stark Miers Scott Architecture & Planning, dated as
revised on July 27, 1998.
B. Proposed floor plan prepared by Stark Miers Scott Architecture & Planning dated as
revised on July 27, 1998.
C. Proposed building elevations prepared by Stark Miers Scott Architecture & Planning,
dated as revised on July 27, 1998.
D. Proposed color and material board.
E. Conceptual landscape plan prepared by Stark Miers Scott Architecture & Planning
dated as revised on July 27, 1998.
F. Preliminary grading plan prepared by Stark Miers Scott Architecture & Planning dated
July 27, 1998.
Building Colors: The applicant shall revise the proposed color scheme of the building to
incorporate the following:
Ao
The color for the standing seam metal roof and the window trim on the new storefront
windows shall match and be painted gray, as proposed on the submitted color and
material board.
Bo
The applicant shall comply with the color rendering submitted during the Planning
Commission meeting on September 8, 1998. The storefront addition behind the tower
elements shall be painted the "light terra cotta" color and the tower elements shall be
painted the "butterscotch" color matching the colored materials board.
C. The decorative cornice on the storefront addition shall be painted the "butterscotch"
color to match the storefront addition.
Do
The exterior of the building, including the side and rear elevations, shall be painted the
light cream color to match the predominant body color of the remodeled storefront.
The applicant shall apply anti-graffiti paint on the walls of the building on the east and
west elevations to discourage the proliferation of graffiti on the building.
Planning Commission Resolution No. 3183
S 98-16 - 550 Chapman Drive - Bill and Laurie Woodfill
Page 3
Eo
Prior to full application of the paint colors on the building, the applicant shall paint 4-
foot by 4-foot samples of the paints to be used on the building to be reviewed and
approved by the Community Development Director. The Community Development
Director shall have discretion to require minor variations in the building colors,
subsequent to review of the paint samples on the building, to ensure that the building
colors are compatible with the surrounding commercial neighborhood.
Trash Enclosure:
A. The applicant shall provide a trash enclosure for the trash container(s) on the property
which is designed to match the exterior material and color of the building. Heavy duty
metal doors shall be installed for the trash enclosure and shall be painted to match the
building.
B. All trash on the property shall be contained within the trash container at all times and
the trash container shall be stored within the trash enclosure.
Outdoor Storage: No outdoor storage is permitted on the property outside of the building.
Landscaping: Prior to the issuance of building permits, the applicant shall submit
landscaping and irrigation plans for review and approval by the Community Development
Department that incorporates the following:
A. Compliance with the City's Streetscape Standards for Hamilton Avenue.
One (1) additional street tree installed in the landscape parkway along Hamilton
Avenue, if it is determined by the Community Development Director that such a tree
can be accommodated around existing underground utility services.
Co
Replace any existing street trees along Hamilton Avenue which are not consistent with
the approved-type of street tree, unless waived by the Community Development
Director.
Comply with the City's Water Efficient Landscape Guidelines (WELS) and shall
provide a tree protection plan for trees to be protected during construction on site prior
to issuance of building permits.
Install dense plantings of minimum 5-gallon size clinging vines within the eastern
portion of the landscape buffer adjacent to the building, and train such vines to grow
along the east elevation of the building. The applicant shall be required to receive
approval of the type of clinging vines to be planted, by the Community Development
Director, prior to installation of the vines.
Planning Commission Resolution No. 3183
S 98-16 - 550 Chapman Drive - Bill and Laurie Woodfill
Page 4
Fo
Provide on-site landscaping within the rear parking lot in the form of half-diamond
planters between parking spaces. The location of the planters and type of landscaping
to be installed within the planters shall be shown on the landscaping and irrigation plans
to be reviewed and approved by the Community Development Director.
o
Building Division Requirements: Applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All unapproved
outdoor storage (i.e. in the rear parking lot) shall be removed from the property prior to
issuance of building permits for the site.
Signage: A sign application shall be submitted to the Community Development Department
in accordance with the provisions of the Sign Ordinance. No sign shall be permitted until
the application is approved and a permit is issued.
CENTRAL FIRE DISTRICT:
9. Fire Sprinkler Requirements: Modify the existing fire sprinkler system to accommodate
all portions of the remodel and addition.
PUBLIC WORKS DEPARTMENT:
10. 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.
11.
Easement or Dedication to the City: Prior to issuance of any building permits for the site,
the applicant shall dedicate an easement or additional right-of-way along the Hamilton
Avenue frontage to accommodate the required installation of City Streetscape Standards and
improvements, except as otherwise may be approved by the City Engineer. Applicant shall
prepare all documents necessary to record an easement or dedication and submit to the City
for review, acceptance, and recording.
12.
Street Improvements: Prior to issuance of any building permits for the site, the applicant
shall cause plans for public improvements to be prepared by a registered civil engineer, pay
fees, post securities and provide insurance necessary to obtain an encroachment permit for
construction of the improvements, as required by the City Engineer. The plans shall include
all existing utilities and all proposed utilities to be field checked and verified by the
engineer, and the installation of City Streetscape Standards along the Hamilton Avenue
frontage:
Planning Commission Resolution No. 3183
S 98-16 - 550 Chapman Drive - Bill and Laurie Woodfill
Page 5
13.
14.
15.
16.
17.
· Removal of existing concrete sidewalk, on Hamilton Avenue, and installation of City
standard boulevard walk.
· Protection, adjustment to grade, remodeling, and/or replacement of existing utilities,
including utilities, signal interconnect conduits, street lighting conduits, and PG&E,
PacBell, TCI facilities, Christibox, fire service box, and sidewalk, and related facilities.
· Removal and disposal of existing street lights.
· Installation of two new standard street lights, conduits, pull boxes and related
improvements.
· All conforms necessary to joint existing improvements.
· Relocation of water meters and sanitary sewer cleanouts, if any, to the back of walk.
· Remodeling of existing driveway approaches to accommodate Boulevard Walk and
ADA requirements.
· Installation of street trees, landscape and irrigation per Streetscape Standards.
· Removal/relocation of monument signs to back of new sidewalk on private property.
· Installation of traffic control signs and markings as determined by the City Engineer.
· Removal and replacement of damaged utility boxes.
· Removal of existing tree, as determined by the City Engineer.
· Relocation of existing drainage inlet in westerly driveway, to back of future
sidewalk/property line.
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.
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.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public street
improvements required by the street improvement agreement and the encroachment permit
must be completed and accepted by the City and the applicant must provide a one-year
Maintenance Security in an amount of 25% of the Faithful Performance Bond.
Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel, and
reconstruct the on-site Drainage System, as necessary, to demonstrate that the facilities are
functioning normally in accordance with the requirements of the City.
National Pollution Discharge Elimination System: Prior to issuance of any grading,
drainage, or building permits, the applicant shall comply with the NPDES and Title 14 of
the Municipal Code conceming storm water pollution control.
Planning Commission Resolution No. 3183
S 98-16 - 550 Chapman Drive - Bill and Laurie Woodfill
Page 6
PASSED AND ADOPTED this 22nd day of September, 1998, by the following roll call vote:
AYES: Commissioners:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Steve Piasecki, Secretary
Francois, Gibbons, Jones, Keams, Lindstrom, Lowe, Meyer-
Kennedy
None
None
None
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