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PC Res 4199RESOLUTION NO. 4199 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT TO ALLOW THE CONSTRUCTION OF A TWO-STORY RESIDENCE REUSING PORTIONS OF THE EXISTING DWELLING ON PROPERTY LOCATED AT 1247 AUDREY AVENUE. FILE NO: PLN2014-269 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 PLN2014-269: 1. The project site is zoned R-1-10 (Single Family Residential) on the City of Campbell Zoning Map. 2. The project site is designated Low-Density Residential (3.5 units/gr. acre) on the City of Campbell General Plan Land Use diagram. 3. The property is within the San Tomas Area Neighborhood Plan. 4. The project site is located on the north side of Audrey Avenue, east of Burrows Road and west of Hack Avenue. 5. The proposed project consists of a two-story 3,476 square-foot single-family residence with a building coverage of 36.3% and Floor Area Ratio (FAR) of 44%. 6. The proposed project will be compatible with the R-1-10 (Single Family Residential) Zoning District with approval of a Site and Architectural Review Permit. 7. The new residence will provide two covered parking spaces, satisfying the applicable parking requirement. 8. The project, as proposed and conditioned, is compatible with the existing residential neighborhood. 9. The proposal incorporates representative architectural features of homes in the San Tomas Neighborhood including simple rectangular shaped forms and gabled roofs. 10. 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; 3. The project is consistent with applicable adopted design guidelines of the San Tomas Area Neighborhood Plan; and 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. Planning Commission Resolution No. 4199 1247 Audrey Ave. Approving a Site and Architectural Review Permit (PLN2014-269) Paae 2 of 2 THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit to allow the construction of a two-story single-family residence on property located at 1247 Audrey Avenue, subject to the attached Conditions of Approval (attached Exhibit "A"). PASSED AND ADOPTED tr AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners ABSTAIN: Commissioners: its 14th day of April, 2015, by the following roll call vote: Rich, Reynolds, Kendall, Young, Bonhagen, Finch, and Dodd None None None APPROVED: Pamela Finch C it ATTEST: Paul Kermo~/an, Secretary EXHIBIT A CONDITIONS OF APPROVAL Site and Architectural Review Permit (PLN2014-269) 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 fora Site and Architectural Review Permit (PLN2014-269) to allow the construction of a two-story single-family residence using portions of the existing dwelling on property located at 1247 Audrey Avenue. The project shall substantially conform to the Project Plans stamped as received by the Planning Division on March 31, 2015 and Color and Material Board as received by the Planning Division on February 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 April 14, 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 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. Covenant: Prior to final Building Permit clearance, a covenant shall be recorded indicating that the second-story is non-habitable, but may be converted to habitable space if a Building Permit allowing for such conversion is reviewed and approved by the City of Campbell. The covenant shall be reviewed and approved by the Community Development Director prior to recordation. 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 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. Conditions of Approval ~ 1247 Audrey Avenue Site and Architectural Review Permit - PLN2014-269 Paae 2 6. Pest Control: Prior to issuance of a demolition and/or building permit, the applicant shall be required to hire a pest control company to inspect the site for rodents and provide a report on the inspection to the City for review. If it has determined that rodents exist, a remediation plan shall be prepared by the pest control company and provided to the City for review and approval, and the remediation plan shall be implemented to rid the site of rodents prior to issuance of a demolition and/or building permit. 7. 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. 8. 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. 9. 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. 10. 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. 11. 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. 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. Conditions of Approval ~ 1247 Audrey Avenue Site and Architectural Review Permit - PLN2014-269 Page 3 f. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell. Building Division 12. 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. 13. 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 resembles the construction of a new single-family dwelling. The Building Inspection Division will consider this project as new construction, and fees will be calculated based on the comparative similarities to new construction. This project will be reviewed under the provisions of Chapter 18.32 of the City of Campbell Municipal Code to determine how this project will be defined. 14. 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. 15. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 16. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 17. 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. 18. Seismic Requirements: Additions and Alterations to (e) residential structures shall comply with Section 3404 of the 2013 California Building Code (CBC). 19. 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. 20. 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. Conditions of Approval ~ 1247 Audrey Avenue Site and Architectural Review Permit - PLN2014-269 Page 4 21. 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. 22.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. 23. 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. 24.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. 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) under 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. 28. New Dwelling: This structure shall be classified as a new Single Family Dwelling under Chapter 18.32 of the Campbell Municipal Code and shall be equipped with residential fire sprinklers compliant with Section R313 of the California Residential Code 2013 ed. Conditions of Approval ~ 1247 Audrey Avenue Site and Architectural Review Permit - PLN2014-269 Page 5 Public Works Department 29. 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 $380.00. 30. Driveway: It is not clear from the plan if the Applicant proposes to construct any driveway improvements in the public right-of-way. As Audrey Avenue does not have curb and gutter improvements, the portion of the driveway between the property line and the pavement on Audrey Avenue will 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. 31. 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. 32. 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 comply with all plan submittals, permitting, and fee requirements of the serving utility companies. 33. 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. 34. 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. Audrey Avenue has not been sealed or overlaid in the last 5 years, therefore only standard trench restoration requirements apply. Fire Department 35. 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.