PC Res 4178RESOLUTION NO. 4178
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2014-187) TO
ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY
RESIDENCE USING PORTIONS OF THE EXISTING
DWELLING ON PROPERTY LOCATED AT 1101 SALERNO
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 PLN2014-187:
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 Erin Way, between Shamrock Drive
and Curtner Avenue.
4. The proposed project consists of a one-story 3,238 square-foot (2,781 sq. ft.
residence, 457 sq. ft. garage) single-story, single-family residence with a building
coverage of 39.2% and Floor Area Ratio (FAR) of 35.3%.
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:
The project will be consistent with the General Plan;
2. The project will aid in the harmonious development of the immediate area;
3. The project is consistent with applicable adopted design guidelines; and
Planning Commission Resolution No. 4178
PLN2014-187 - 1101 Salerno Drive -Site and Architectural Review
Page 2
4. This project is Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA), pertaining to the construction of single-family
dwellings.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2014-114) to allow the construction of a new single-
family residence using portions of the existing dwelling on property located at 1101
Salerno 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
Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2014-111) to allow the construction of a single-story single-family residence
using portions of the existing dwelling on property located at 1101 Salerno Drive.
The project shall substantially conform to the revised project plans and color and
material board as received by the Planning Division on August 20, 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. Plan Revisions: Prior to building permit submittal, the applicant and architect shall
revise the project plans to accurately reflect the building wall and column offset on
Sheet Al of the plans, to be consistent with Sheet A3 of the plans.
5. 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
Planning Commission Resolution No. 4178
PLN2014-187 - 1101 Salerno Drive -Site and Architectural Review
Page 3
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.
6. 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.
7. Landscaping Plan: The construction drawings for a building permit shall include a
landscaping plan prepared by a licensed landscape architect, including irrigation
details and associated calculations, in compliance with Campbell Municipal Code
Section 21.26.030 and with Chapter 2.7, Division 2, of Title 23 of the California Code
of Regulations.
8. 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.
c. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
Planning Commission Resolution No. 4178
PLN2014-187 - 1101 Salerno Drive -Site and Architectural Review
Page 4
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 demolition permit is required for the structure to be removed. A
building permit application shall be required for the proposed new single family
structure. The building permit shall include Electrical/Plumbing /Mechanical fees
when such work is part of the permit.
l2. 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.
13. Construction Plans: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
14. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
15. 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. 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.
16. Title 24 Energy 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.
17. 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.
18. 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.
Planning Commission Resolution No. 4178
PLN2014-187 - 1101 Salerno Drive -Site and Architectural Review
Page 5
19. 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.
20. 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.
21. 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.
22. California Green Building Code: This project is subject to the mandatory
requirements for additions to existing residential structures (Chapter 4) under the
California Green Building Code, 2013 edition.
23. 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.
24. New Dwelling: Per CMC 18.32.010 this project shall be considered a "New Dwelling
using portions of the original structure".
Public Works Department
25. Response Letter: Upon submittal of the Parcel Map, the Street Improvement Plans
and the Grading and Drainage Plans, the applicant shall provide an itemized
response letter verifying that all the Public Works Conditions of Approval have been
met or addressed.
Planning Commission Resolution No. 4178
PLN2014-187 -1101 Salerno Drive -Site and Architectural Review
Page 6
26. Vacation of Public Street and Easements: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the street vacation process. The
applicant shall submit a vacation of the building setback line application for approval
by the City Engineer, pay the current application processing fee, process the
application with City staff's comments and fully complete the vacation.
27. 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 $445.00.
28. 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.
29. 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.
Utility locatians shall not cause damage to any existing street trees. Where there are
utility conflicts due to established tree roots or where a new tree will be installed,
alternate locations for utilities shall be explored. Include utility trench details where
necessary.
30. 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.
31. 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
Planning Commission Resolution No. 4178
PLN2014-187 -1101 Salerno Drive -Site and Architectural Review
Page 7
be abandoned, and where new utilities and services will be installed. Joint trenches
for new utilities shall be used whenever possible.
32. 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. Salerno Drive 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. Sheet Al does not show any lateral utilities being upgraded or connected to
the main therefore there is no pavement restoration area shown.
33. Street Improvement Agreements/Plans/Encroachment Permit/Fees/Deposits: 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, unless otherwise approved 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 rolled curb and gutter, sidewalk and non-compliant AC
patch and pipe fronting Salerno Drive.
d. Removal of existing street section to centerline, if necessary.
e. Installation of City approved street trees and park strip per Detail 1 Residential
Detached sidewalk.
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. Installation of traffic control, stripes and signs.
i. Construction of conforms to existing public and private improvements, as
necessary.
j. Submit final plans in a digital format acceptable to the City.
34. Street Improvements Completed for Occupancv and Building Permit Final: Prior to
allowing occupancy and/or final building permit signoff for any and/or all buildings, the
Planning Commission Resolution No. 4178
PLN2014-187 - 1101 Salerno Drive -Site and Architectural Review
Page 8
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.
35. Utility Encroachment Permit: Separate permits for the installation of utilities to serve
the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
36. 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.
FIRE DEPARTMENT
37. 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.
38. 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. CRC Sec. 903.2 as adopted and amended by CBLMC.
39. 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
Planning Commission Resolution No. 4178
PLN2014-187 - 1101 Salerno Drive -Site and Architectural Review
Page 9
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
40. 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.
Provide appropriate notations on subsequent plan submittals, as appropriate to the
project. CFC Chp. 33
41. Address Identification: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that
is plainly legible and visible from the street or road fronting the property. These
numbers shall contrast with their background. Address numbers shall be Arabic
numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm)
high with a minimum stroke width of 0.5 inch (12.7mm). Where access is by means of
a private road and the building cannot be viewed from the public way, a monument,
pole or other sign or means shall be used to identify the structure. CFC sec. 505.1
PASSED AND ADOPTED this 25t" 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
APPROVED: ~~
Paul Resnikoff, Chair
I
ATTEST: ~~
Paul KekrYtoyan, Secretary