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Admin PD Permit - 2007CITY of CAMPBELL Community Development Department December 4, 2007 Curtis Flowers 40 Cheltenham Way San Jose, CA 95139 Re: Administrative Planned Development Permit File No: PLN2007-133 133 S. First Street Dear Mr. Flowers: The Community Development Director has conditionally approved your Administrative Planned Development Permit to allow a new two-story single family residence with an attached garage located at 133 S. First Street in the P-D (Planned Development) Zoning District. This approval is based upon the attached findings and is subject to the attached Conditions of Approval. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5:00 p.m. on December 13, 2007. If you should have any questions regarding this approval, please do not hesitate to contact me at (408) 866-2142 or by email at stevepC cit~ofcampbell.com. Sincerely, Steve Prosser Planner I encl: Findings and Conditions of Approval for File No. PLN2007-133 cc: Jackie C. Young Lind, Acting Community Development Director Frank Mills, Senior Building Inspector Al Oxonian, Senior Civil Engineer Attachment # 1 Page 1 of 2 RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2007-133 SITE ADDRESS: 133 S. First Street APPLICANT: Curtis Flowers DATE: December 3, 2007 Findings for approval of an Administrative Planned Development Permit for the construction of anew two story residence on property located at 133 S. First Street. The Community Development Director finds as follows with regard to File No. PLN2007-133: 1. The development of the proposed project will result in a use and density of 7.1 units per gross acre that is consistent with the General Plan land use designation of Low to Medium Density Residential (6 to 13 units per gross acre). 2. The project will be consistent with the P-D (Planned Development) zoning district with approval of an Administrative Plam~ed Development Permit. 3. The project site is located on the west side of South First Street at the northwest corner of First and Rincon Avenue. The property is surrounded by single-family residences to the north, south, and west, and a condominium development and parking garage to the east. 4. The proposed residence is a two story structure of approximately 2,029 square feet with an attached single car garage and full basement. 5. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (construction of a new single-family residence in an urbanized area) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Community Development Director further finds and concludes that: 1. The proposed development will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. The development will be compatible with the Zoning Code of the City. Attachment # 1 Page 2 of 2 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. The project provides one covered parking spaces in an attached garage, where a minimum of one covered and one uncovered parking space is required, and will not be detrimental to the overall parking and circulation in the area. 6. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. 7. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 8. 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. Attachment #2 Page 1 of 8 CONDITIONS OF APPROVAL FOR FILE NO. PLN2007-133 SITE ADDRESS: APPLICANT: DATE: 133 S. First Street Curtis Flower December 3, 2007 The applicant is hereby notified, as part of this application, that (s)he is required to meet the following conditions in accordance with the ordinances 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. 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 items under review. Additionally, the applicant is hereby notified that (s)he 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 Community Development Director's approval, the applicant and owner shall sign the final, approved set of Conditions of Approval. Until said Conditions are signed, the proposed Administrative Planned Development Permit shall not be valid for any permits sought from the City. 2. Approved Project: Approval is granted for an Administrative Planned Development Permit (PLN2007-133) for the construction of a new two story single-family residence on property located at 133 S. First Street. The project shall substantially conform to the revised project plans dated as received on December 3, 2007 and the color and material sheet received on November 30, 2007, and listed below, except as may be modified by the conditions of approval herein. Planning sign off is required 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. b. The applicant shall revise the project plans to showing that the entrance to the attached garage is at least 25 feet from the new property line after public right-of--way dedication. c. The applicant shall revise the project plans to maintain at least a 5 foot setback ,outside of the required open space area along the side and rear property line. d. The applicant shall revise the project plans to eliminate the second story balconies. e. The applicant shall revise the project plans to eliminate the loft above the second floor. Attachment #2 Page 2 of 8 f. The applicant shall revise the project plans to limit the height of the structure to no more than 28 feet from existing grade. 3. Administrative Planned Development Permit Approval Expiration: The Administrative Planned Development 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 Planned Development Permit being void. 4. Deed Restriction: A deed restriction shall be recorded which prohibits the use of the basement as a secondary dwelling unit, and shall have no cooking or food preparation facilities. The deed restriction needs to be signed in the presence of a notary and returned to the Planning Department with the current fee required to record the document. 5. Architectural Details: The applicant shall provide architectural detail drawings showing window trim, columns, eaves, covered porches, etc. for review and approval of the Community Development Director prior to the issuance of a building permit. 6. Parking and Driveway: a. All parking and driveway areas shall be developed in compliance with chapter 21.28 (Parking and Loading Ordinance) of the Campbell Municipal Code. b. The applicant shall provide a detail sheet showing upgraded sidewalk and driveway areas that include decorative concrete pavers with a red brick border for review and approval by the Community Development Director prior to the issuance of a building permit. 7. Fences/Walls: 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 prior to the issuance of a building permit. 8. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. 9. Compliance with Other Regulations: The applicant shall comply with other state, county, and city ordinances that pertain to the proposed project and where they are conducted. 10. 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 and construction hours in a location visible from the public street so that the contractor can be made aware of noise complaints. The minimum size of the sign for posting shall be 4 feet x 8 feet. 11. On-Site Lighting: 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 Attachment #2 Page 3 of 8 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. 12. 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 file building plan elevations and roof plans, to the satisfaction of the Community Development Director, prior to issuance of a building permit. a. Required landscaping shall consist of turf, ground cover, shrubs, trees, and boulders in combination to provide attractive screening of parking lots and other paved area. Required landscaping shall consist of a variety of species and sizes. 13. Landscape Plan: The applicant shall submit four sets of a landscape and irrigation plan to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The landscape and irrigation plan shall substantially conform to the City's Water Efficient Landscaping Standards (WELS). 14. 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: 15. Permits Required: A separate building permit application shall be required for (1) the proposed demolition of the (e) dwelling structure and (2) the construction of the proposed new dwelling structure. The building permits shall include Electrical, Mechanical, and/or Plumbing fees when such work is part of the permit. Attachment #2 Page 4 of 8 16. 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. 17. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 18. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 19. 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. 20. 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 engineer specializing in soils mechanics. 21. 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 coi7~er locations 22. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF- 1R shall be blue-lined on the construction plans. 8.5 X 11 calculations shall be submitted as well. 23. Special InsRections: 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. 24. Non-point Pollution Control Program: 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. Attachment #2 Page 5 of 8 25. Approvals Required: 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. School District: i) Campbell Union School District (378-3405) ii) Campbell Union High School District (371-0960) iii) Moreland School District (3 79-1370) iv) Cambrian School District (377-2103) d. Bay Area Air Quality Management District (Demolitions Only) Note: To detern~ine your district, contact the offices identified above. Obtain the School District pa}nnent form from the City Building Division, after the Division has approved the building permit application. 26. 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.& E. concerning utility easements, distribution pole locations and required conductor clearances. 27. 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. 28. 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 fence d to prevent damage to root systems. Public Works Department: 29. Plan Lines: Prior to issuance of auy grading or building permits for the site, the applicant shall provide a plan layout showing the correct street dimensions (dimension widths of the entire street and dimension from property line to centerline of roadway), and existing street improvement dimensions (sidewalk, curb, gutter, etc.) and other relevant information in the public right of way. 30. Proof of Ownership: Upon submittal of a development application and/or building permit, the applicant shall provide a current Preliminary Title Report, grant deed, or other satisfactory proof of ownership. Attachment #2 Page 6 of 8 31. 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, currently set at $2,120 per net acre, which is $233. 32. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall fully complete the process to cause additional right-of- way to be granted in fee for public street purposes along the First Street frontage to accommodate a 30-foot half street to the street centerline. The applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staff's comments and fully complete the right-of--way process. 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. 33. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The plans shall include the following: a. Show location of all existing utilities within the existing and new public right of way. b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of new sidewalk area. No existing or new utility boxes, covers, etc. will be allowed in the uew sidewalk. c. Removal of existing driveway approaches, sidewalk and curb and gutter. d. Installation of City sta~Idard ADA compliant driveway approach, standard sidewalk and curb and gutter with a 5-foot planter strip. e. Installation of City approved street trees at 30 feet on center. f. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. g. Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. h. Installation of traffic control, stripes and signs. i. Construction of conforms to existing public and private improvements, as necessary. 34. Occupancy. Prior to allowing occupancy for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. Attachment #2 Page 7 of 8 35. Water Meters; and Sewer Cleanout(s~: Existing and proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of--way line. Sidewalks and related curb and gutter that must be removed to accomplish the water meter relocation shall be sawcut to the nearest joint and replaced with City standard sidewalk and curb and gutter. 36. Utilities: All 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. 37. 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. 38. 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. S. First Street has not been reconstructed or overlaid in the last 5 years. 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. 39. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding Stormwater pollution prevention. The primary objectives are to improve the quality and reduce the quantity of Stormwater runoff to the bay. Resources to achieve these objectives include Stormwater Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Stormwater Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. Fire Department: 40. Required Fire Flow: The fire slow for this project is 200 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrants(s) which are spaced at the required spacing. Attachment #2 Page 8 of 8 Acknowledged & Accepted: Curtis Flowers, Applicant Randy Flowers, Owner PLN2007-133 Continuation of a Administrative Hearing to consider the application of Flower, C. Curtis Flowers, for approval of an Administrative Planned Development Permit for a new two and one-half story single-family residence located at 133 S. First Street in a P-D (Planned Development) Zoning District. STAFF RECOMMENDATION That the Community Development Director take the following action: Approve the Administrative Planned Development Permit, incorporating the attached findings, to allow the construction of a new two story single-family residence with a full basement on the project site, subject to the attached Conditions of Approval. ENVIRONMENTAL DETERMINATION Staff recommends that the Community Development Director find that this project is Categorically Exempt under Section 15303, Class 3, of the California Environmental Quality Act (CEQA) pertaining to the construction of a new single-family residence in an urbanized area. PROJECT DATA Gross Lot Area: 6,190 square feet (0.14 acres) Net Lot Area: 3,860 square feet (0.9 acres) Site Utilization: Building Coverage: 1,307 square feet (33%) Landscape Coverage: 2,033 square feet (53%) Paving Coverage: 520 square feet (14%) Building Area: Proposed: First Floor: 1307 square feet Second Floor: 721 square feet Garage 180 square feet Total: 2,208 square feet Building Height: 28 feet Floor area ratio (FAR): Proposed:.57 (FAR) BACKGROUND The Community Development Director first considered this application at an Administrative Hearing held on November 26, 2007. The Community Development Director decided to continue consideration of this application to December 3, 2007 in order to allow the applicant to Staff Report ~ Administrate ve Hearing of November 26, 2007 PLN2007-133 ~ 133 S. First Street Page 2 of 3 submit revised plans addressing issues that were presented at the Public Hearing. The applicant submitted revised drawings on December 3, 2007 that have been incorporated into the attached revised Conditions of Approval DISCUSSION Applicant's Proposal: The applicant is requesting approval of an Administrative Planned Development Permit to allow the construction of a new two story single-family residence with a full basement on property located at 133 S. First Street. Property Location: The subject property is located on the west side of North First Street and the northwest corner of First Street and Rincon Avenue. The property is surrounded by single-family residences to the north, south and west, and a condominium development and parking structure to the east. ANALYSIS General Plan: The General Plan land use designation for the project site is Low-Medium Density Residential (6-13 units per gross acre) and the project will result in a residential density of 7.1 units per gross acre. The proposed single-family use and project density is compatible with this land use designation. Zoning: The Zoning designation for the project site is P-D (Planned Development). An Administrative Planned Development Permit is required for a new single-family residence on an individual lot within the P-D zoning district. Parkin: The project would be developed with a total of 2 parking spaces (one covered and one uncovered) which is consistent with Chapter 21.28 (Parking and Loading) of the Zoning Code. Site Layout and Architecture: The project site is currently vacant as a single story single-family residence with a detached garage was demolished in conjunction with this application. The proposed two story residence (with a full basement) would be approximately 2,208 square feet in area and would cover approximately 33 percent of the property. An attached one car garage is shown to meet the residential parking requirement. The architectural style is contemporary craftsman. The proposed project matches existing neighborhood architectural features, and is compatible with the surrounding neighborhood. Architectural features include a covered porch element, gable roof and hipped roofs, composition single roofing material and wood siding with earth tone colors and white trim. Street Dedication: Public Works is requiring the applicant to cause additional right-of--way to be granted in fee for public street purposes along the First Street frontage to accommodate a 30-foot half street to the center line. The applicant is showing a 28-foot right-of--way currently. The applicant has revised the project plans to show the new property line and that the entrance to the attached garage is at least 25 feet from the new property line after public right-of--way dedication. Staff Report ~ Administrative Hearing of November 26, 2007 PLN2007-133 ~ 133 S. First Street Page 3 of 3 Public Works Department Review: The Public Works Department is requiring street improvements which include: relocation of all existing utilities including utility boxes, covers, poles, etc. outside of the sidewalk area; removal of existing driveway approach and necessary sidewalk, curb and gutter; installation of City standard sidewalk curb, gutter with a 5-foot planter strip, and ADA compliant driveway approach; installation of asphalt concrete overlay per street pavement restoration plan for utility installation or abandonment, as required by the City Engineer; installation of city approved street trees at 30 feet on center; installation of streetlights, conduits, conductors, and related facilities; installation of traffic control, stripes and signs; and construction of conforms to existing public and private improvements, as necessary. Storm Drain Area Fee: As a Condition of Approval, Public Works requires a Storm Drain Area Fee to be paid prior to any grading or building permits for the site. The current Storm Drain Area fee is $2,120.00 per net acre, which is $233.00. Attachments: 1. Findings for Approval of File No. PLN2007-133 2. Conditions of Approval for File No. PLN2007-133 3. Revised Project Plans dated as received December 3, 2007 4. Color and Material Sheet 5. Location Map /~ Prepared by: Steve Prosser, Planner I Approved by: Lin6~,®iCP, Ming Community Development Director Attachment # 1 Page 1 of 2 RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2007-133 SITE ADDRESS APPLICANT: DATE: 133 S. First Street Curtis Flowers December 3, 2007 Findings for approval of an Administrative Planned Development Permit for the construction of anew two story residence on property located at 133 S. First Street. The Community Development Director finds as follows with regard to File No. PLN2007-133: 1. The development of the proposed project will result in a use and density of 7.1 units per gross acre that is consistent with the General Plan land use designation of Low to Medium Density Residential (6 to 13 units per gross acre). 2. The project will be consistent with the P-D (Planned Development) zoning district with approval of an Administrative Planned Development Permit. 3. The project site is located on the west side of South First Street at the northwest corner of First and Rincon Avenue. The property is surrounded by single-family residences to the north, south, and west, and a condominium development and parking garage to the east. 4. The proposed residence is a two story structure of approximately 2,029 square feet with an attached single car garage and full basement. 5. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (construction of a new single-family residence in an urbanized area) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Community Development Director further finds and concludes that: 1. The proposed development will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. The development will be compatible with the Zoning Code of the City. Attachment # 1 Page 2 of 2 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. The project provides one covered parking spaces in an attached garage, where a minimum of one covered and one uncovered parking space is required, and will not be detrimental to the overall parking and circulation in the area. 6. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. 7. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 8. 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.