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Site and Arch - Modular Home - 2005September 28, 2005 Ms. Rhonda Dunn 1031 S. San Tomas Aquino Road Campbell, CA 95008 Re: PLN2005-106 - 1031 S. San Tomas Aquino Road Site and Architectural Review Permit Dear Applicant: Please be advised that at its meeting of September 27, 2005, the Planning Commission adopted Resolution No. 3676 approving a Site and Architectural Review Permit (PLN2005-106) to allow the placement of a modular residence and the construction of a new two-car garage on the above referenced property. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 p.m. on Friday, October 7, 2005. The time within which judicial review of this action must be sought is governed by Section 1094.6 of the California Code of Civil Procedure, unless another statute (such as California Government Code Section 65009 or some other applicable provision) sets forth a more specific time period. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincere I ~~ Tim J. Haley Associate Planner cc: Frank Mills, Building Chris Veargason, Fire Ed Arango, Public Works Sharon Teeter, Housing 70 North First Street Campbell, California 95008-1436 're!_ 408.866.2! 40 rna 408.866.8381 VDU 408.866.2790 RESOLUTION NO. 3676 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2005-106) TO ALLOW THE PLACEMENT OF A MODULAR RESIDENCE AND THE CONSTRUCTION OF A NEW TWO-CAR GARAGE ON PROPERTY ONWED BY MS. RHONDA DUNN LOCATED AT 1031 S. SAN TOMAS AQUINO ROAD IN AN R-1-9 (SINGE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MS. RHONDA DUNN. FILE NO. PLN2005-106. 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 PLN2005-106: 1. The density of the proposed project will result in a density of 2.3 units per gross acre and is consistent with the General Plan land use designation of Low Density Residential (less than 3.5 units per gross acre). 2. The proposed project is consistent with the R-1-9 (Single-Family Residential, 9,000 square foot minimum lot size) zoning district and meets the minimum setbacks, height restriction, building coverage, floor area ratio, and parking requirements in the R-1-9 Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. The proposed home consists of a new 1,574 square foot single story residence with a detached two car garage with a building coverage of 17% and Floor Area of 0.17. 5. The height of the proposed home is 16 where the maximum height limit is 28 feet. 6. The proposed residence incorporates representative architectural features of other homes in the San Tomas Neighborhood including simple rectangular shaped building forms, gabled roofs, a defined entry porch, and a wood siding. 7. The front of the house faces S. San Tomas Aquino Rd. and is accented by an entry porch and deck 8. The proposed project is surrounded by single-family residential uses on all sides. 9. The project provides two covered and two uncovered parking spaces where a minimum of one covered and one uncovered parking space is required. 10. The project qualifies as a Categorically Exempt project per Section 15303, Class 3, of the California Environmental Quality Act (CEQA). Planning Commission R~~olution No. 3676 PLN2005-106--1031 S. San Tomas Aquino Road-Site and Architectural Review Permit Page 2 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 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 approves a Site and Architectural Review Permit (PLN2005-106) to allow the placement of a modular residence and the construction of a new two-car garage on property owned by Ms. Rhonda Dunn located at 1031 S. San Tomas Aquino Road in an R-1-9 (Single Family Residential) Zoning District, subject to the following conditions: 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, 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. Planning Commission R~_~lution No. 3676 PLN2005-106--1031 S. San Tomas Aquino Road-Site and Architectural Review Permit Page 3 COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: Approved Proiect: Approval is granted for a Site and Architectural Review Permit (PLN2005-106) to allow the placement of asingle-family residence of 1,574 sq. ft and the construction of a detached 400 square foot garage located at 1031 S. San Tomas Aquino Rd. The building design and site design shall substantially conform to the project exhibits listed below, except as may be modified by the conditions of approval herein: a. Project plans stamped as received by the Planning Division and dated September 12, 2005 including a site plan, floor plans and conceptual landscape plan. b. Elevations dated September, 2005. 2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a period of 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 Site and Architectural Review Permit shall be void. 3. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the Campbell Municipal Code. Fencing along the property lines shall be replaced with a new fence at the expense of the applicant, unless it is determined to be in good condition by the Community Development Director. 4. 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.) The trailer, storage container and/or any other unapproved structures shall be removed from the property prior to building occupancy. 5. Parkinq and Driveways: a. All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. b. The applicant shall provide a concrete driveway incorporating decorative paving treatment within the driveway for the home. The design and materials used for the decorative pavement shall be indicated on the building permit plans and shall Planning Commission F~.,~olution No. 3676 PLN2005-106--1031 S. San Tomas Aquino Road-Site and Architectural Review Permit Page 4 be reviewed and approved by the Community Development Director prior to the issuance of building permits. 6. Landscape Plan: Prior to the issuance of building permits, the applicant shall submit a final detailed landscape and irrigation plan to the Planning Division for review and approval by the Community Development Director for both street frontages. The landscape and irrigation plan shall substantially conform to the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS). All landscaping and trees shall be installed prior to the issuance of a Certificate of Occupancy for the home. 7. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code unless a waver is granted. 8. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with Section 21.18.090 of the Campbell Municipal Code. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 9. Construction Hours: Construction activities shall be limited to the hours of 8:00 a.m. to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays unless an exception is granted by the Building Official. 10. Roof Vents: The applicant shall coordinate mechanical and equipment improvement plans to minimize the number of roof vents that are visible from the street frontage. The applicant shall submit detailed mechanical plans demonstrating the clustering of mechanical venting and the routing of ventilation systems within the building when possible to the satisfaction of the Community Development Director, prior to the issuance of building permits. 11. Contractor Contact Information Posting: Prior to the issuance of building permits, the project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street. Building Division: 12. Permits Required: A building permit application shall be required for the proposed new single-family dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit_ 13. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. Planning Commission R~ ,elution No. 3676 PLN2005-106--1031 S. San Tomas Aquino Road-Site and Architectural Review Permit Page 5 14. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 15. 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. 16. Soils Report: The applicant shall submit two copies of a current soils report containing foundation and retaining wall design recommendations, prepared to the satisfaction of the Building Official, with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 17. 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. 18. Foundation Inspection: 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 corner locations 19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1 R and MF-1 R shall be blue-lined on the construction plans. 8'/z X 11 calculations shall be submitted as well. 20. 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. 21. 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 inches by 36 inches) is available at the Building Division service counter. 22. P.G.&E.: The applicant is advised to contact P.G.&E. 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 Planning Commission R~.,olution No. 3676 PLN2005-106--1031 S. San Tomas Aquino Road-Site and Architectural Review Permit Page 6 process. The applicant should also consult with P.G.&E. concerning utility easements, distribution pole locations and required conductor clearances. 23. Construction Fencing: 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. 24. Intent to Occupy During 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. 25. Project Approvals: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. Bay Area Air Quality Management District (Demolitions Only) c. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (379-1370) 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. PUBLIC WORKS DEPARTMENT 26. Work in the Public Right-of-Way: Prior to doing any work in the public right-of-way, the applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post security, and provide insurance. 27. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 28. Utilities: All new on-site utilities shall be installed underground per Section 21.18.140 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 companies. Planning Commission R~~olution No. 3676 PLN2005-106--1031 S. San Tomas Aquino Road-Site and Architectural Review Permit Page 7 29. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 30. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a pavement restoration plan for approval by the City Engineer prior to any utility installation or abandonment. Streets that have been reconstructed or overlaid within the previous five years will require boring and jacking for all new utility installations. San Tomas Aquino Road was reconstructed in FY 2000/01 and Westmont Avenue was reconstructed in FY 2004/2005. The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project. 31. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall pay the required Storm Drain Area fee of $2,120.00 per net acre, which is $593.00. 32. Reimbursements: Prior to issuance of any grading or building permits for the site, the applicant shall reimburse the City for previously constructed public improvements on Westmont Avenue in the amount of $7,617.00 and San Tomas Aquino Road in the amount of $5,878,17 for a total reimbursement amount of $13,495.17. 33. 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, the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District requirements, and the City of Campbell Municipal Code regarding storm water pollution prevention. The City will provide the applicant with information to assist in complying with this condition of approval. The primary objective is to improve the quality and reduce the quantity of storm water runoff to the Bay. 34. Legal Lot: The applicant shall provide documentation to ascertain that the lot has been legally created. FIRE DEPARTMENT 35. Formal Plan Review: Review of this development proposal is limited to accessibility of site access and water supply as they pertain to fire department operations, and Planning Commission k~~olution No. 3676 PLN2005-106--1031 S. San Tomas Aquino Road-Site and Architectural Review Permit Page 8 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 make application to, and receive from the Building Division all applicable construction permits. 36 .Required Fire Flow: The required fire flow for this project is 1,000 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s), which are located at the required spacing. 37. Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. PASSED , vote: AYES: NOES: ABSENT: ABSTAIN: 4ND ADOPTED th Commissioners: Commissioners: Commissioners: Commissioners: 's 27th day of September, 2005, by the following roll call Alderete, Doorley, Ebner, Francois, Gibbons, Rocha and Roseberry None None None APPROVED: Elizabeth Gibbons, Chair ATTEST: Sharon Fierro, Secretary