PC Res 4086RESOLUTION NO. 4086
BEING A RESOLUTION OF THE PLANNING COMMISSION
Of= THE CITY OF CAMPBELL RECOMMENDING APPROVAL
Of= A PLANNED DEVELOPMENT PERMIT (PLN2012-135) TO
ALLOW A 210 SQUARE FOOT ADDITION TO AN EXISTING
1,088 SQUARE FOOT SINGLE-STORY RESIDENCE AND
THE CONSTRUCTION OF A NEW 753 SQUARE FOOT
SINGLE-STORY RESIDENCE TO BE ATTACHED TO AN
E>ISTING 426 SQUARE FOOT DETACHED GARAGE (TWO
RESIDENCES ON ONE PARCEL) ON PROPERTY LOCATED
Al- 115 S. THIRD STREET.
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 PLN2012-135:
Environmental F=indi
1. The project qualifies as a Categorically Exempt project per Section 15303, Class 3
of the California Environmental Quality Act (CEQA) pertaining to new construction
or conversion of small structures.
Evidentiary Findlings
1. The densiiry of the proposed project site is 9.5 units per gross acre, which is
consistent with the General Plan land use designation of Low-Medium Density
Residential (6-13 units per gross acre).
2. The proposed project is consistent with the Planned Development Zoning
Ordinance.
3. The project site is currently developed with asingle-family home and detached
garage. The subject property is located on the west side of S. Third Street,
between E.. Campbell Avenue and E. Rincon Avenue, and is surrounded by
residential uses on all sides.
4. The site plan proposes a rear addition to the existing single-family residence and
the construiction of new 753 square foot single family residence as an addition to an
existing detached garage.
5. Each the residence would take vehicular access from a single driveway approach
off of S. Third Street with shared covered parking within the existing 426 square
foot garage.
6. The project provides a total of 4 parking spaces, where 4 spaces are required.
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7. The completed project would consist of two single family residences with a building
coverage of 32%, landscaping coverage of 47%, and paving coverage of 21 %.
8. The proposed project will have an overall floor area ratio of 0.31.
9. The site plan shows four existing trees to remain as part of the existing
landscaping.
Based upon thE, foregoing findings of fact, the Planning Commission further finds and
concludes that:
The proposed development or uses clearly would result in a more desirable
environment and use of land than would be possible under any other zoning district
classification;
2. The proposed development would be compatible with the general plan and will aid
in the harmonious development of the immediate area;
3. The proposed development will not result in allowing more residential units that
would be allowed by other residential zoning districts which are consistent with the
general plan designation of the property; and
4. The proposed development would not be detrimental to the health, safety or welfare
of the neighborhood or of the city as a whole.
5. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
7. No substaintial 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
environmennt.
THEREFORE, i3E IT RESOLVED that the Planning Commission recommends that the
City Council approve a Planned Development Permit (PLN2012-135) to allow a 210
square foot addition to an existing 1,088 square foot single-story residence and the
construction of a new 753 square foot single-story residence to be attached to an
existing 426 square foot detached garage (two residences on one parcel) on property
located at 115 S.. Third Street.
The applicant is hereby notified, as part of this application, that he/she is required to
meet the following conditions in accordance with the ordinances of the City of Campbell
and the State of California. Where approval by the Community Development Director,
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City Engineer, Public Works Director, City Attorney, or Dire 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:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Divisiion:
1. Approved Project: Approval is granted for a Planned Development Permit
(PLN2012-135) to allow the construction of a new single family residence and
addition to an existing single family residence on property located at 115 S. Third
Street. Thee 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 prepared by Richard Faust, Architect, stamped as received by
the Planning Division on September 20, 2012.
b. Colored Board submitted by Richard Faust, Architect, stamped as received by
the Planning Division on June 13, 2012.
2. Permit Expiration: The Planned Development Permit is valid for a period of two
years frorri the date of final City Council approval. A building permit must be
obtained ~nrithin this two-year period or the Planned Development Permit shall be
void.
3. Planning Final Required: 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.
4. Park Impact Fee: The applicant shall pay the current, as date of payment, park
impact fee based on a density range of six to thirteen units per gross acre prior to
building permit final.
5. Utilities: All on-site shall be installed or relocated underground pursuant to Section
21.18.140 of the Campbell Municipal Code. Applicant shall comply with all plan
submittals, permitting, and fee requirements of the serving utility companies.
6. 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.
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7. Contractor Contact Information Posting: 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.
8. On-Site Lic ht~ ing: On-site lighting shall be shielded away from adjacent properties
and directE;d 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
regulation:;. Lighting fixtures shall be of a decorative design to be compatible with
the residential development and shall incorporate energy saving features.
9. Landscape: and Irrigation Plan: The applicant shall submit a final 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 approved conceptual landscape
plan and the City's Water Efficient Landscaping Standards (WELS).
10. Tree ProtE:ction Plan: The applicant shall submit a tree protection plan for all
protected trees to be retained on site or on adjacent lots that are impacted by the
project, and shall contain specific information about the preservation of the trees
during any grading or building on site. Such tree protection measures shall be
installed prior to any demolition, grading, or building on the project site. No
construction or trenching shall take place within the drip line of trees and a fence
constructed of temporary cyclone fencing or wire mesh securely attached to poles
driven into the ground shall be installed around the drip line of the tree. All trimming
or branch removal from protected trees shall be completed by a certified arborist.
The tree prrotection plan shall be submitted to the Planning Division for review and
approval by the Community Development Director prior to the issuance of building
permits.
11. Fences: All new fencing shall be agood-neighbor style wood fence and shall
comply with all the provisions of Section 21.18.060 of the Campbell Municipal
Code. They design and location of all fences shall be reviewed and approved by the
Community Development Director prior to issuance of any building permits for the
project. Fencing along the property lines shall be replaced at the expense of the
applicant/developer, unless it is determined to be in good condition by the
Community Development Director.
12. Property Maintenance: The property is to be maintained free of any combustible
trash, debris, and weeds until the time that actual construction commences. Any
vacant existing structures shall be secured, by having windows boarded up and
doors sealed shut, or shall be demolished or removed from the property (Section
11.201 andl 11.414, 1985 Ed. Uniform Fire Code).
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13. 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 bake 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 fVlanagement Practices for the City of Campbell.
14. Parking and Drivewa
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.
15. 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 building permits.
BUILDING DIVISION:
16. Permits RE: uired: A building permit application shall be required for the proposed
new single story residence and addition to the existing single family residence. The
building permits shall include Electrical/Plumbing/Mechanical fees when such work
is part of the permit.
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. Plan Preparation: Portions of this project require plans prepared under the direction
and oversight of a California licensed Engineer or Architect. Plans submitted for
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building pE;rmits shall be "wet stamped" and signed by the qualifying professional
person.
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. Site Plan: Applications for building permits shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriatf,. Site plan shall also include drainage details. Elevation bench marks
shall be called out at all locations that are identified as "natural grade" and intended
for use to determine the height of the proposed structure.
22. 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 iri 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
23. Title 24 Eniergy Compliance: California Title 24 Energy Compliance forms shall be
blue-lined on the construction plans. 8'/z X 11 calculations shall be submitted as
well.
24. Special Instructions: When a special inspection is required by C.B.C. Section 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 Chapter 1, Section 107. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
25. 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.
26. 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:
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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.
d. Bay Area Air Quality Management District (Demolitions Only)
27. 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 1~he approval process. Applicant should also consult with P.G. and E.
concerning utility easements, distribution pole locations and required conductor
clearances.
28. California Green Building Code: This project is subject to the mandatory
requirements for new residential structures under the California Green Building
Code, 2010 edition.
29. 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 sysi:ems.
30. Build It GrE~en: Applicant shall complete and submit a "Build it Green" inventory of
the proposed new single family project prior to issuance of building permit.
31. Automatic Fire Sprinkler System: This project shall comply with Section R313 of the
California Residential Building Code 2010 edition, and be equipped with a
complying Fire Sprinkler System.
FIRE DEPARTMENT
32. Fire Sprinklers Required: (Applies to new 753 square-foot residence) An automatic
residential fire sprinkler system shall be installed in one- and two- family dwellings
as follows: In all new one- and two-family dwellings and in existing one- and two-
family dwellings when additions are made that increase the building area to more
than 3,600 square feet. Exception: Aone-time addition to an existing building that
does not total more than 1,000 square feet of building area. Note: The owner(s),
occupant(s), and any contractor(s) or subcontractor(s) are responsible for
consulting with the water purveyor of record in order to determine if any
modification or upgrade of the existing water service is required. Note: Covered
porches, patios, balconies, and attic spaces may require fire sprinkler coverage. A
State of California licensed (C-16) Fire Protection Contractor shall submit plans,
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calculations, a completed permit application and appropriate fees to the fire
department for review and approval prior to beginning their work. Section R313.2 as
adopted and amended by CBLMC.
33. Water Supply Requirements: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor
supplying the site of such project, and to comply with the requirements of that
purveyor. Such requirements shall be incorporated into the design of any water-
based fire protection systems, and/or fire suppression water supply systems or
storage containers that may be physically connected in any manner to an appliance
capable of causing contamination of the potable water supply of the purveyor of
record. Final approval of the system(s) under consideration will not be granted by
the fire department until compliance with the requirements of the water purveyor of
record are documented by that purveyor as having been met by the applicant(s).
2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7.
34. 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.
CFC Sec. ;505.
35. Construction Site Fire Safety: All construction sites must comply with applicable
provision of the CFC Chapter 14 and our Standard Detail and Specification SI-7.
36. Plan ReviE:w: To prevent plan review and inspection delays, the Fire Department
conditions shall be addressed as "notes" on all pending and future plan submittals
and any referenced diagrams to be reproduced onto the future plan submittal.
PUBLIC WORKS DEPARTMENT
37. 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
$2,120.00 per net acre, which is $379.48.
38. 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.
39. Water MeterL) 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.
40. 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
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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.
41. 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. 3rd Street has not been reconstructed or overlaid in the last five
years. Thee pavement restoration plan shall indicate how the street pavement shall
be restored following the installation or abandonment of all utilities necessary for
the project.
42. Street Improvements: Prior to issuance of any grading or building permits for the
site, the applicant shall 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:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc, will be allowed in the
sidewalk area.
c. Removal of existing driveway approach and necessary sidewalk, curb and
gutter
d. Removal of existing paving in park strip.
e. Installation of City approved street trees.
f. Installation of City standard curb, gutter, sidewalk, and ADA compliant
driveway approach.
g. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
h. Conslrruction of conforms to existing public and private improvements, as
nece:>sary.
43. Maintenance of Landscapinq: Owner(s), current and future, are required to
maintain the landscaped park strip and tree wells in the public right of way. This
includes, taut is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not
be pruned in a manner that would not allow the tree to grow to a mature height.
44. Utility Encroachment Permit: Separate permits for the installation of utilities to serve
the development will be required (including water, sewer, gas, electric, etc.).
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Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
45. Additional Street Improvements: Should it be discovered after the approval process
that new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public
improvements, the City may add conditions to the development/project/permit, at
the discretion of the City Engineer, to restore pavement or other public
improvements to the satisfaction of the City.
46. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building pE;rmits, the applicant shall comply with the National Pollution Discharge
Eliminations 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 Souirce") 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.
47. Occupancy and Building Permit Final: Prior to allowing occupancy for any and/or
all buildings, the applicant shall have the required street improvements installed and
accepted bey the City, and the design engineer shall submit as-built drawings to the
City.
PASSED AND ADOPTED this 11th day of December, 2012, by the following roll call vote:
AYES: Cammissioners: Brennan, Finch, Razumich, Resnikoff, Reynolds and
Roseberry
NOES: Cammissioners: None
ABSENT: Commissioners: Gibbons
ABSTAIN: Commissioners: None
1
I APPROVED: '2~- ~(( ~ ~-
~~ Philip C. Reynol s, C it
-~ n ~ ,,
ATTEST: ~~' ~ Y--I~ 1/ '
Paul I~rmoyrari, Secretary