PC Res 4217RESOLUTION NO. 4217
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 NEW TWO-STORY SINGLE-FAMILY
RESIDENCE ON PROPERTY LOCATED AT 1157 STEINWAY
AVENUE. FILE NO: PLN2015-126
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 PLN2015-126:
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 project site is located on the north side of Steinway Avenue, east of Burrows Road
and west of Peggy Avenue within the San Tomas Area, subject to the San Tomas Area
Neighborhood Plan.
4. The proposed project consists of the construction of a two-story, 3,839 square-foot two-
story, single-family residence.
5. The proposed project will result in a building coverage of 26% and a Floor Area Ratio
(FAR) of 44%, where a maximum 35% building coverage and 45% floor area ratio are
allowed in the R-1-10 Zoning District.
6. Pursuant to the San Tomas Area Neighborhood Plan (STANP), construction of a
single-family home on an "undeveloped lot" within the R-1-10 Zoning District requires
approval of a Site and Architectural Permit review by the Planning Commission.
7. The proposed project will provide two parking spaces, satisfying the applicable
parking requirement.
8. The proposed project incorporates representative architectural features of homes in
the San Tomas Neighborhood including simple rectangular shaped forms and
gabled roofs.
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; and
4. The 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. 4217
1157 Steinway Ave - Approving a Site and Architectural Review Permit (PLN2015-126)
Page 2 of 2
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit to allow the construction of a new two-story single-family
residence on property located at 1157 Steinway Avenue, subject to the attached
Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 23rd day of June, 2015, by the following roll call vote:
AYES: Commissioners: Finch, Reynolds, Kendall, Young, Bonhagen, Dodd, and
Rich
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
ATTEST:
None
None
None
~' ~ -
APPROVED: } ~.
Pamela Finc air
Paul Kermcblyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2015-126)
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
(PLN2015-126) allow construction of a new two-story single-family residence on property
located at 1157 Steinway Avenue. The project shall substantially conform to the Project
Plans as received by the Planning Division on June 1, 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 June 23, 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. 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.
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 text on the cover sheet and the site plan sheet: "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 Lightinq: 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 ~ 1157 Steinway Avenue
Site and Architectural Review Permit - PLN2015-126
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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. Drivewav Pedestals: The construction drawings for a building permit shall include a
lighted pedestal on each side of the proposed driveway. These pedestals shall not
exceed 42-inches in height.
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.
The area along the west side of the driveway easement up to the rear of the home shall
remain open and landscaped and/or shall be improved and restricted to fencing with an
open slat, picket or railing (i.e. wrought iron fencing).
10. Drivewav Pavers: The construction drawings for a building permit shall include
specifications on the paver permeability. The final color of the roof and driveway pavers
are to be similar and shall be submitted for review and approval by the Community
Development Department.
11. 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.
12. 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.
Conditions of Approval ~ 1157 Steinway Avenue
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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.
Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
Building Division
13. Permits Required: A building permit application shall be required for the proposed new
residential dwelling structure. The building permit shall include Electrical/ Plumbing
Mechanical fees when such work is part of the permit.
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. 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.
18. 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.
19. Foundation Inspections: 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:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
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
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accordance with C.B.C Chapter 1, Section 106. Please obtain City of Campbell, Special
Inspection forms from the Building Inspection Division Counter.
21. 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. California 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.
25. 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.
26. 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.
27. Fire Protection Svstem: This project shall comply with Section R313 of the California
Residential building Code 2013 edition, and be equipped with a complying Fire Sprinkler
system.
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28. 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
29. Response Letter: Upon submittal of the Street Improvement Plan, the applicant shall
provide an itemized response letter verifying that all the Public Works Conditions of
Approval have been met or addressed.
30. Preliminary Title Report: Prior to issuance of any grading, or building permits for the
site, the applicant shall provide a current (within the past 6 months) Preliminary Title
Report.
31. 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 $594.00
32. 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.
33. 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.
34. 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.
35. 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.
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36. 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.
37. 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.
38. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits Prior
to issuance of 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:
Steinway Avenue Frontage
a. Show location of all existing utilities within the new and existing public right of way.
b. Installation of City approved street trees at 30 feet on center.
c. Installation of City standard curb and gutter. Installation of engineered structural
pavement section to centerline, as required by the City Engineer.
d. Installation of asphalt concrete overlay per street pavement restoration plan for utility
installation and/or abandonment, as required by the City Engineer.
e. Installation of traffic control, stripes and signs.
f. Construction of conforms to existing public and private improvements, as necessary.
g. Submit final plans in a digital format acceptable to the City.
39. Street Improvements Completed for 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 street improvements and pavement restoration
installed and accepted by the City, and the design engineer shall submit as-built
drawings to the City.
40. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the
landscaped park strip and tree wells in the public right of way. This includes, but is not
limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner
that would not allow the tree to grow to a mature height.
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41. Utility Encroachment Permit: Separate encroachment 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.
42.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
43. 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.
44. 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. R313.2 as adopted and amended by CBLMC.
45. 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 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
46. 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.
Provided appropriate notations on subsequent plan n submittals as appropriate to the
project. CFC Chp. 33
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47. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. 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 .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 of means shall be used to identify the structure.
CFC Sec. 505.1