PC Res 4139RESOLUTION NO. 4139
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2013-312) TO ALLOW
THE CONSTRUCTION OF A NEW SINGLE-FAMILY
RESIDENCE USING PORTIONS OF THE EXISTING
STRUCTURE ON PROPERTY LOCATED AT 1132 ERIN WAY.
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 file numbers PLN2013-312:
1. The project site is zoned R-1-8 (Single Family Residential) on the City of Campbell
Zoning Map.
2. The project site is designated Low Density Residential (4.5 units/gr. acre) on the
City of Campbell General Plan Land Use diagram.
3. The proposed project will be compatible with the R-1-8 (Single Family Residential)
Zoning District with approval of a Site and Architectural Review Permit.
4. The project site is located on the east side of Erin Way.
5. The application is subject to design review under the City of Campbell Design
Guidelines for Additions to Single Family Homes.
6. The project is compatible with the architecture of the existing home and the adjacent
neighborhood in that the project utilizes simple architectural design that matches
existing materials and colors of existing residence, with a design not out of
conformance with the surrounding community.
7. No substantial evidence has been presented which shows that the project, as
currently presented and subject to the required Conditions of Approval, will have a
significant adverse impact on the environment.
Based upon the foregoing findings of fact and pursuant to CMC Section 21.42.020, the
Planning Commission further finds and concludes that:
1. The project will be consistent with the General Plan;
2. The project will aid in the harmonious development of the immediate area; and
3. The project is consistent with applicable adopted design guidelines.
4. This project is exempt from the California Environmental Quality Act (CEQA) per
Section 15303, Class 3, pertaining to the construction of asingle-family residence.
Planning Commission Resolution No. 4139
PLN2013-312 - 1132 Erin Way -Site and Architectural Review Permit
Page 2
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2013-312) to allow the construction of a new single-
family residence using portions of the existing structure on property located at 1132 Erin
Way.
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.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2013-312) allow the demolition of 706 square-feet of an existing one-story
single-family residence in order to construct a 1,145 square-foot living space addition
and a 440 square-foot detached garage, which has been determined to constitute
construction of a new single-family residence using portions of the existing residence
located at 1132 Erin Way. The project shall substantially conform to the project plans
and colored elevation stamped as received by the Planning Division on November 06,
2013, except as may be modified by the Conditions of Approval herein.
2. Undergrounding of Utilities: All existing and new on-site utilities (PG&E, Cable,
Phone, etc.) shall be installed underground per Section 21.18.140 of the Campbell
Municipal Code. The applicant shall show the proposed joint trench from the nearest
utility pole to the residence on all site plan views. The applicant shall also include the
following statement in bold one inch text on the cover sheet, the site plan sheet, and
all electrical plans: "All new and existing utilities shall be placed underground with no
exception." All applicable revision sheets submitted to the Building Division shall also
display the required statement. The applicant is advised to contact PG&E as soon as
possible (prior to start of construction) as no occupancy or Building Permit final will be
granted prior to successful completion of the undergrounding of utilities.
Permit Expiration: The Site and Architectural Review Permit approval shall be valid
for one year from the date of final approval (expiring March 8, 2015). Within this one-
year period, an application for a building permit must be submitted. Failure to meet
this deadline will result in the Site and Architectural Review Permit being rendered
void.
4. Planning Final Required: Planning Division clearance is required prior to issuance of
a final Building Permit. Construction not in substantial compliance with the approved
Planning Commission Resolution No. 4139
PLN2013-312 - 1132 Erin Way -Site and Architectural Review Permit
Page 3
project plans shall not be approved without prior authorization of the necessary
approving body.
5. 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
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.
6. Tree Protection Plan: Removal of any protected tree without written City approval is a
violation of the Campbell Municipal Code and the conditions of project approval
herein. The applicant shall submit a tree protection plan as all protected trees are
required to be retained on site. The Tree Protection Plan 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 protection plan shall be submitted to the
Planning Division for review and approval by the Community Development Director
prior to the issuance of building permits.
7. FencesNValls: 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.
8. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. 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.
b. 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.
c. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
Planning Commission Resolution No. 4139
PLN2013-312 - 1132 Erin Way -Site and Architectural Review Permit
Page 4
e. 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.
f. Use standard dust and erosion control measures that comply with the adopted
Best Management Practices for the City of Campbell.
Building Division
9. Permits Required: A building permit application shall be required for the proposed
structure and work. The building permit shall include Electrical/Plumbing/Mechanical
fees when such work is part of the permit.
10. Project Description: This project is proposed as a "remodel and addition to an existing
dwelling". The scope of work proposed under this project more closely reflects the
construction of a new single-family dwelling. The Building Inspection Division
considers this project as new construction. The work description will change to: "New
Single Family Dwelling, using Portions of Existing Structure", and fees will be
calculated based on the comparative similarities to new construction.
11. Plan Preparation: Portions of 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.
12. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
13. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
14. 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.
15. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be
blue-lined on the construction plans. 8'/2 X 11 calculations shall be submitted as well.
16. Special Inspections: When a special inspection is required by C.B.C. Chapter 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 Appendix Chapter 1, Section 106. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
17. 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
Planning Commission Resolution No. 4139
PLN2013-312 - 1132 Erin Way -Site and Architectural Review Permit
Page 5
plan submittal. The specification sheet (size 24" X 36") is available at the Building
Division service counter.
18. 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. Bay Area Air Quality Management District (Demolitions Only)
d. San Jose Water Company (279-7900)
e. 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 school district, contact the offices identified above or
visit: h_ttp://www.sccoe.k12.ca.us/resourcesfamilies/districtlocator. Obtain the
School District payment form from the City Building Division, after the Division
has approved the building permit application.
19. 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. and E. concerning utility
easements, distribution pole locations and required conductor clearances.
20. 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.
21. 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.
22. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed new single family project prior to the issuance of a building permit.
23. Stormwater Requirements: Storm water run-off from impervious surface created by
this permitted project shall be directed to vegetated areas on the project parcel.
Storm water shall not drain onto neighboring parcels.
Planning Commission Resolution No. 4139
PLN2013-312 - 1132 Erin Way -Site and Architectural Review Permit
Page 6
24. California Green Building Code: This project is subject to the mandatory requirements
for new residential structures under the California Green Building Code, 2013, edition.
25. Automatic Fire Sprinkler Systems: This project shall comply with Section R313 of the
California Residential Building Code 2013 edition, and be equipped with a complying
Fire Sprinkler System.
Fire Department
26. 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 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.
27. Fire Sprinklers Required: 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: Covered porches, patios, balconies, and attic spaces may
require fire sprinkler coverage. 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. A State of California licensed (C-16) Fire Protection
Contractor shall submit plans, calculations, a completed permit application and
appropriate fees to the this department for review and approval prior to beginning their
work. R313.2 as adopted and amended by CBLMC.
28. 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. 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 applicant 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 this office until compliance
with the requirements of the water purveyor of record are documented by that
purveyor as having been met by the applicant(s). 2007 CFC Sec. 903.3.5 and Health
and Safety Code 13114.7
29. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7.
Planning Commission Resolution No. 4139
PLN2013-312 - 1132 Erin Way -Site and Architectural Review Permit
Page 7
30. 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.
Public Works Department
31. Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current (within 6 months) Preliminary Title Report.
32. 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 $394.00 set for R-1 land use.
33. Deferred Street Improvement Agreement: Prior to issuance of any grading or building
permits for the site, the owner shall execute a deferred street improvement
agreement for construction of standard street improvements. Unless otherwise
approved by the City Engineer, these improvements shall include, but are not limited
to, installation of sidewalk, ADA compliant driveways, street trees, and necessary
conforms to existing improvements.
34. Utilities: All n-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.
35. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-
of-way line.
36. 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.
37. 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. 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.
38. Utility Encroachment Permit: Separate permits for the installation of utilities to serve
the development will be required (including water, sewer, gas, electric, etc.).
Planning Commission Resolution No. 4139
PLN2013-312 - 1132 Erin Way -Site and Architectural Review Permit
Page 8
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
39. 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 Engineers, to restore pavement or other public improvements to
the satisfaction of the City.
40. Street Improvements: Prior to issuance of any grading or building permits, the
applicant shall execute a street improvement agreement, cause plans for public street
improvements to be prepared be 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, unless otherwise approved by
the City Engineer:
a. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment of utilities, as required by the City
Engineer.
b. Installation of streetlights, conduits, conductors, and related facilities in
accordance with City of Campbell's Street Lighting Policies.
c. Submit final plans in a digital format acceptable to the City
41. 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.
42. Occupancy and Building Permit Final: Prior to allowing occupancy and/or final
building permit signoff for any and/all buildings, the applicant shall have the required
pavement restoration installed and accepted by the City and have the street light
installed and accepted by the City and the PG&E application filed for a service
Planning Commission Resolution No. 4139
PLN2013-312 - 1132 Erin Way -Site and Architectural Review Permit
Page 9
connection request. Additionally, the design engineer shall submit as-built drawings to
the City.
43. Plan Lines: Prior to issuance of any grading or building permits, the applicant shall
provide a plan layout showing the correct distance from the street centerline to the
property line, dimensions of sidewalk and other relevant information in the public
right-of-way,.
PASSED AND ADOPTED this 25th day of February, 2014, by the following roll call vote:
AYES: Commissioners: Dodd, Finch, Kendall, Resnikoff, Reynolds and Rich
NOES: Commissioners: None
ABSENT: Commissioners None
ABSTAIN: Commissioners: None
APPROVED: ~ R ''~~~
Paul Resnikoff, Chair
ATTEST:
Paul Kermoyan, Secretary