PC Res 4205RESOLUTION NO. 4205
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 REAR ADDITION (SECONDARY
DWELLING UNIT) TO AN EXISTING SINGLE-FAMILY RESIDENCE
AND CONVERSION OF AN EXISTING GARAGE TO LIVING AREA
ON PROPERTY LOCATED AT 865 BRIARWOOD WAY.
FILE NO: PLN2015-01
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 PLN2015-01:
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 Briarwood 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. The Campbell Municipal Code defines a "Living Unit" as "a room or group of internally
connected rooms that have sleeping, cooking, eating and sanitation facilities, but not
more than one kitchen, which constitutes an independent living unit." To maintain
consistency with this definition, certain configuration changes to the project floor plan
are necessary.
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 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 Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act pertaining to the construction of single-family dwellings.
Planning Commission Resolution No. 4205
865 Briarwood Way
Approving a Site and Architectural Review Permit (PLN2015-01)
Page 2
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit to allow the construction of a rear addition (secondary
dwelling unit) to an existing single-family residence and conversion of an existing garage
to living area on property located at 865 Briarwood Way, subject to the attached
Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 12th day of May, 2015, by the following roll call vote:
AYES: Commissioners: Finch, Reynolds, Young, Bonhagen
NOES: Commissioners: Kendall
ABSENT: Commissioners Dodd
ABSTAIN: Commissioners: None
APPROVED:
~-- ~ ~ ~;
(`;
ATTEST: -=~- ~~ °r
Paul Ker oyan, Secretary
~~
o r
Pamela Finch, Chair
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2015-01)
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
(PLN2015-01) to allow the construction of a rear addition (secondary dwelling unit) to
an existing single-family residence and conversion of an existing garage to living area,
on property located at 865 Briarwood Way. The project shall substantially conform to
the Revised Project Plans stamped as received by the Planning Division on February
20, 2015, as modified by the Alternate Site/Floor Plans stamped as received by the
Planning Division on May 11, 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 May 22, 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. Family Room Window: At the property owner's discretion, the interior window between
the family room and hallway shown on the Alternate Floor Plan may be replaced with a
solid wall.
4. Park Impact Fee: A Park Impact Fee is due upon construction of the secondary
dwelling unit in compliance with Campbell Municipal Code Section 13.08. The fee,
currently set at $7,026, is subject to change at the beginning of the fiscal year and the
fee in effect at the time of payment shall be the fee due. Payment of the fee in full is
due prior to Building Permit final or issuance of a certificate of occupancy.
5. Occupancy. No more than one dwelling unit on the parcel shall be rented or leased.
The city shall require recordation of a deed restriction setting forth occupancy
maximums prior to issuance of a building permit.
6. Planning Final Required: 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.
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
Conditions of Approval ~ 865 Briarwood Way
Site and Architectural Review Permit - PLN2015-01
Page 2
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. 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.
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 new
secondary dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
10. 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.
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
12. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
13. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared by
a licensed engineer specializing in soils mechanics.
Conditions of Approval ~ 865 Briarwood Way
Site and Architectural Review Permit - PLN2015-01
Page 3
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. 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.
15. Foundation Inspection: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report and the building pad elevation and on-site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
• pad elevation
• finish floor elevation (first floor)
• foundation corner locations
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
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. 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.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.
Conditions of Approval ~ 865 Briarwood Way
Site and Architectural Review Permit - PLN2015-01
Page 4
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. 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.
21. Construction Fencing: If necessary, 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. 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.
23. 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.
24. 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.
PUBLIC WORKS DEPARTMENT
The scope of this project triggers the requirement for Frontage Improvements as required
by Campbell Municipal Code 11.24.040. However, as this area is recently annexed to the
City of Campbell and the need for frontage improvements has not been fully determined at
this point, we are conditioning the applicant to enter into a Deferred Street Improvement
Agreement to participate in frontage improvements at a later date.
25. 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 $636.00.
26. Deferred Street Improvement Agreement: Prior to issuance of 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 curb, gutter,
sidewalk, ADA compliant driveways, street trees, street lights, necessary drainage
facilities and necessary conforms to existing improvements.
27. Private Improvements Agreement: The owner shall execute an "Agreement for Private
Improvements in the Public Right of Way". This agreement is required to allow the
Conditions of Approval ~ 865 Briarwood Way
Site and Architectural Review Permit - PLN2015-01
Page 5
existing sewer cleanout and water meter currently located in the public right of way
along the frontage of this property, to remain. The other option would be to relocate
the water meter and sewer cleanout on-site behind the right-of-way line.
28. 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.
29. 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.
30. 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.
31.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
32. Scope of Review: Review of this Developmental proposal is limited to acceptability 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 Department all applicable construction
permits.
33. Fire Sprinklers Required: noted on page A-1 of the plans 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: 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
Conditions of Approval ~ 865 Briarwood Way
Site and Architectural Review Permit - PLN2015-01
Page 6
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 this department for review and approval prior to beginning their work. CRC Sec.
313.2 as adopted and amended by CBLMC
34. 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
supplying the site of such project, and to comply with the requirements of that 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 appliance 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). 2010 CFC Sec. 903.3.5 and
Health and Safety Code 13114.7
35. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7.
Provide appropriate notations on subsequent plan submittals, as appropriate to the
project. CFC Chp. 33
36.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 (12.7 mm). 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