PC Res 4177RESOLUTION NO. 4177
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2014-114) TO
ALLOW A 1,343 S.F. ADDITION TO AN EXISTING SINGLE-
FAMILY RESIDENCE ON PROPERTY LOCATED AT 291
DALLAS DRIVE IN AN R-1-8 (SINGLE FAMILY RESIDENTIAL)
ZONING DISTRICT.
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 number PLN2014-114:
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 project site is located on the west side of Dallas Drive, between Curtner Avenue
and Norin Court, within the Cambrian 36 annexation area.
4. The proposed project consists of a one-story 3,252 square-foot (2,715 sq. ft.
residence, 537 sq. ft. garage) single-family residence with a Building Coverage of
30% and Floor Area Ratio (FAR) of 27%.
5. 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.
6. The new residence will provide two parking spaces, satisfying the applicable
parking requirement.
7. The proposal is consistent with the City adopted Design Guidelines for Single
Family Homes.
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;
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PLN2014-114 - 291 Dallas Drive -Site and Architectural Review
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3. The project is consistent with applicable adopted design guidelines; and
4. This project is Categorically Exempt under Section 15301 Class 1 of the California
Environmental Quality Act (CEQA) pertaining to minor alterations to an existing
private structure, involving negligible or no expansion of use beyond that existing at
the time of the lead agency's determination.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2014-114) to allow a 1,343 s.f. addition to an existing
single-family residence on property located at 291 Dallas Drive in an R-1-8 (Single Family
Residential) Zoning District.
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
1. Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2014-114) to allow fora 1,343 square foot addition to an existing 2,318 sq. ft.
single family, single-story residence located at 291 Dallas Drive. The project shall
substantially conform to the project plans and color/material board stamped as
received by the Planning Division on October 16, 2014, except as may be modified by
the Conditions of Approval herein.
2. Permit Expiration: The Site and Architectural Review Permit approval shall be valid for
one year from the date of final approval (expiring November 25, 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.
3. Planning Final Required: Planning Division clearance is required prior to final Building
Permit clearance. Construction not in substantial compliance with the approved project
plans shall not be approved without prior authorization of the necessary approving
body.
4. 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
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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.
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. Replacement Planting Required: If the 26" (diameter) tree in the front yard dies and/or
is removed, it shall be replaced with a new 24-inch box replacement tree in a similar
location. The replacement species shall be of an evergreen variety.
7. Landscaped Areas: All landscaped areas shall be continuously maintained.
Landscaped areas shall be watered on a regular basis so as to maintain healthy plants.
Landscaped areas shall be kept free of weeds, trash, and litter. Dead or unhealthy
plants shall be replaced with healthy plants, and when specifically conditioned,
replaced with the same or similar species.
Fences/Walls: Any newly proposed fencing and/or walls shall comply with Campbell
Municipal Code Section 21.18.060 and shall be submitted for review and approval by
the Community Development Department.
9. 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.
10. 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.
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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.
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
11. Permits Required: A building permit application shall be required for the proposed
extensive remodeling and addition to the existing structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
12. Project Description; This project is proposed as a "remodel and addition to an existing
dwelling". The scope of work currently proposed under this project in some ways
reflects the construction of a new single-family dwelling. The Building Inspection
Division will consider this project as a remodel and addition however, fees will be
calculated based on the comparative similarities to new construction. Once submitted
for permit, this project will be reviewed under the provisions of Chapter 18.32 of the
City Campbell Municipal Code to determine how this project will be defined.
13. Plan Preparation: Portions of this project require 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.
14. Construction Plans: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
15. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
16. 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.
17. Seismic Requirements: Additions and Alterations to (e) residential structures shall
comply with Section 3404 of the 2013 California Building Code (CBC).
18. Title 24 Eneray 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.
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19. 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 Chapter 1, Section 106. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
20. Non-point Source Pollution: 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.
21. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
o West Valley Sanitation District (378-2407)
o Santa Clara County Fire Department (378-4010)
o Bay Area Air Quality Management District (Demolitions Only)
o San Jose Water Company (279-7900)
o School District:
^ Campbell Union School District (378-3405)
^ Campbell Union High School District (371-0960)
^ Moreland School District (379-1370)
^ 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.
22. 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.
23. Intent to Occupv 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.
24. 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.
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25. Build It Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed new single family project prior to issuance of building permit.
26. California Green Building Code: This project is subject to the mandatory requirements
for Residential Structures, Chapter 4 of the California Green Building Code, 2013
edition.
27. Storm Water 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.
PUBLIC WORKS DEPARTMENT
28. 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 $594 set for R-1 land use.
29. 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 may include, but are not limited to, removal and
replacement of street pavement structural section to centerline, relocation of utility
poles and facilities as required, installation of curb, gutter, sidewalk, ADA compliant
driveways, street trees, street lights, necessary drainage facilities and necessary
conforms to existing improvements.
30. 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.
31. Water Meter(s) 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.
32. 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. .
33. Utility Encroachment Permit: Separate permits for the installation of utilities to serve the
development will be required (including water, sewer, gas, electric, etc.). Applicant
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shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas,
water, electric and all other utility work.
34. 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.
35. 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.
36. 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.
37. Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building
permit signoff for any and/or all buildings, the applicant shall have the required
pavement restoration installed and accepted by the City, and the design engineer shall
submit as-built drawings to the City.
38. Plan Lines: Prior to issuance of any grading or building permits for the site, 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.
39. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for
the site, the applicant shall provide a current Preliminary Title Report, grant deed, or
other satisfactory proof of ownership.
FIRE DEPARTMENT
40. 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
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adopted model codes. Prior to performing any work the applicant shall make application
to, and receive from, the Building Division all applicable construction permits.
PASSED AND ADOPTED this 25th day of November, 2014, by the following roll call vote:
AYES: Commissioners: Dodd, Finch, Resnikoff, Reynolds, Rich and Young
NOES: Commissioners: None
ABSENT: Commissioners Kendall
ABSTAIN: Commissioners: None
J APPROVED: --'` ~~
~1 / Paul Resnikoff, Chair
ATTEST:
Kermoyan, Secretary