PC Res 4190RESOLUTION NO. 4190
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT TO ALLOW A MAJOR
ADDITION TO ASINGLE-FAMILY RESIDENCE ON PROPERTY
LOCATED AT 1125 SHAMROCK DRIVE. FILE NO: PLN2014-272
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to file number PLN2014-272:
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)
Zone District with approval of a Site and Architectural Review Permit.
4. The project site is located along Shamrock Drive.
5. The proposed rear addition is a simple extension along existing building lines.
6. The application is subject to design review under the City of Campbell Design
Guidelines for Additions to Single Family Homes.
7. 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.
8. 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, 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. The project is Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA), pertaining to the construction of single-family
dwellings.
Planning Commission Resolution No. 4190
1125 Shamrock Drive
Approving a Site and Architectural Review Permit (PLN2014-272)
Paae 2
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit to allow a major addition asingle-family residence on
property located at 1125 Shamrock Drive, subject to the attached Conditions of Approval
(attached Exhibit "A").
PASSED AND ADOPTED this 10th day of February, 2015, by the following roll call vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
Finch, Kendall, Rich Young, and Dodd
None
Reynolds
None
APPROVED:
Pamela Fin hair
ATTEST:
Paul Ker oyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2014-272)
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
1. Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2013-227) to allow a 1,118 square-foot addition to an existing single-family
residence located at 1125 Shamrock Drive. The project shall substantially conform to
the revised project plans stamped as received by the Planning Division on December
9, 2015, 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 February 20, 2016). 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 Reauired: Planning Division clearance 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. 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.
5. 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.
Conditions of Approval ~ 1125 Shamrock Dr.
Site and Architectural Review Permit - PLN2014-272
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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
6. Permits Required: A building permit application shall be required for the proposed
addition to and remodeling of the existing structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
7. 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.
8. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
9. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
10. 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.
11. 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.
12. 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.
13. 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.
Conditions of Approval ~ 1125 Shamrock Dr.
Site and Architectural Review Permit - PLN2014-272
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14.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. 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: http://www.scooe.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.
15. 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.
16.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.
17. 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.
18. 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.
19. CA Green Building Code: This project is subject to the mandatory requirements for new
residential structures (Chapter 4) under the California Green Building Code, 2013 edition.
PUBLIC WORKS DEPARTMENT
The scope of this project triggers the requirement for Frontage Improvements as required
by Campbell Municipal Code 11.24.040. Shamrock Drive currently lacks curb, gutter,
sidewalk, and other City standard frontage improvements. Now that the property is in the
City of Campbell, City standards apply to the property's frontage. The property owner can
either install the City standard curb, gutter, detached sidewalk and driveway improvements
at this time or enter into a Deferred Street Improvement Agreement to construct these
improvements at a future time.
Conditions of Approval ~ 1125 Shamrock Dr.
Site and Architectural Review Permit - PLN2014-272
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20. 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 $572.00.
21. Driveway: It is not clear from the plan if the Applicant proposes to construct any
driveway improvements in the public right-of-way. As Shamrock Drive does not have
curb and gutter improvements, the portion of the driveway between the property line
and the pavement on Audrey Avenue would need to be asphalt concrete. This work in
the public right-of-way would require that the applicant obtain an encroachment permit,
provide plans, pay fees and deposits, post security, and provide insurance.
22. Deferred Street Improvement Agreement: Prior to issuance of any building permits for
the site, the owner shall execute a deferred street improvement agreement for
construction of City standard street improvements. Unless otherwise approved by the
City Engineer these improvements shall include, but are not limited to, removal and
replacement of street pavement structural section, 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.
23. 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.
24. Water Meter: The project has an existing water meter installed in the public right-of-
way. If the water service is required to be upsized as part of the project (i.e. due to fire
sprinklers or other requirements), then the new water meter shall be installed on private
property behind the public right-of-way line. If the existing water service is not required
to be upgraded, then the Property Owner can avoid the cost of relocating the water
meter by executing a Private Improvements Agreement as listed in the following
condition.
25. Private Improvements Agreement: Prior to issuance of any grading or building permits
for the project, the owner shall execute an "Agreement for Private Improvements in the
Public Right of Way". This agreement would be required to allow the existing water
meter located in the public right of way along the frontage of this property, and any
other non-City standard improvements, to remain.
26. 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.
Conditions of Approval ~ 1125 Shamrock Dr.
Site and Architectural Review Permit - PLN2014-272
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27. 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. Shamrock Drive has not been sealed /overlaid in
the last 5 years, therefore only standard trench restoration requirements apply and
pavement disturbance should be kept to a minimum.
28. Utility Encroachment Permit: Separate permits for the installation of utilities to serve the
project 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.