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PC Res 4264RESOLUTION NO. 4264 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY C)F CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2015-255) TO ALLOW CONSTRUCTION OF ANEW TWO-STORY RESIDENCE LOCATED AT 1443 HARRIET AVENUE. 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 No. PLN2015-255: 1. The project site is zoned R-1-9 (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 west side of Harriet Avenue, north of Van Dusen Lane. 5. The proposed project consists of a two-story 4,443 square-foot single-family residence with a building lot coverage of 23.8% and Floor Area Ratio (FAR) of 33.1 %. 6. The proposed project will be compatible with the R-1-9 (Single Family Residential) Zoning District with approval of a Site and Architectural Review Permit. 7. The new residence will provide one covered and one uncovered parking space, 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. The standing seam metal roof is an appropriate material for the proposed design which incorporates a traditional architectural form with "modern farmhouse" design elements. 11. 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. Planning Commission Resolution No. 4264 Page 2 of 2 PLN2015-255 -Site and Architectural Review Permit 1443 Harriet Avenue Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 12. The project will be consistent with the General Plan; 13. The project will aid in the harmonious development of the immediate area; 14. The project is consistent with applicable adopted design guidelines of the San Tomas Area Neighborhood Plan; and 15. 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 (PLN2015-255), subject to the attached recommended Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: 8th day of December, 2015, by the following roll call vote: Bonhagen, Finch, Kendall, Rich, Dodd, Reynolds and Young None None None APPROVED: Pamela Fin~h,iChair ,. ATTEST: -~"( i ; Paul Kermbyan, Secretary EXHIBIT A CONDITIONS OF APPROVAL Site and Architectural Review Permit (PLN2015-255) 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 withi 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 Protect: Approval is granted for a Site and Architectural Review Permit (PLN2015-255) to allow the construction of a two-story single-family residence on property located at 1443 Harriet Avenue. The project shall substantially conform to the Project Plans and Color and Material Board stamped as received by the Planning Division on October 14, 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 December 8, 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. Plan Revisions: Prior to building permit submittal, the applicant and architect shall revise the project plans with a maximum 10-foot wide driveway. 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 Site and Architectural Review Permit - PLN2015-255 Page 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 Lightin~c.: 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 developmenir and shall incorporate energy saving features. 8. Landscaping Plan: The construction drawings for a building permit shall include a final 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 Cade 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. Conditions of Approval Site and Architectural Review Permit - PLN2015-255 Paae 3 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 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. 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. 14. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 15. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 iri. X 36 in. 16. 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. 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. 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 i:he 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 Conditions of Approval Site and Architectural Review Permit - PLN2015-255 Paoe 4 19. 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. 20. 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. 21. 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. 22.Approvals Re uired: 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: Ta 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. ^ Bay area Air Quality District (Demolitions Permits) 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. 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. 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. Conditions of Approval Site and Architectural Review Permit - PLN2015-255 Page 5 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.Automatic Fire Sprinkler Systems: This project shall comply with Section R313 of the California Residential building Code 2013 edition, and be equipped with a complying Fire Sprinkler system. 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 Plans, the applicant shall provide an itemized response letter verifying that all the Public Works Conditions of Approval have been met or addressed. 30. 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 $657.00 (set for R-1 land use). 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. Utility locations 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. 32. 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. 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. Streets that have been reconstructed or overlaid Conditions of Approval Site and Architectural Review Permit - PLN2015-255 Page 6 within the previous five years will require boring and jacking for all new utility installations. Neither Harriet Avenue or Van Dusen Lane has 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. 35. 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 existing public right of way. b. Installation of accessible compliant wheelchair ramp at the northwest corner of Harriet Avenue and Van Dusen Lane. c. Installation of a detached sidewalk and an accessible compliant driveway per City Standard Detail D-14.2 along the Harriet Avenue frontage. d. Installation of City approved street tree in new park strip along the Harriet Avenue frontage. e. Removal of existing driveway approach and necessary sidewalk, curb and gutter on Van Dusen Lane and replacement with an accessible compliant driveway per City Standard Detail D-15. f. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. g. Installation of traffic control, stripes and signs. h. Construction of conforms to existing public and private improvements, as necessary. i. Submit final plans in a digital format acceptable to the City. 36. 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. 37. 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. Conditions of Approval Site and Architectural Review Permit - PLN2015-255 Page 7 38. 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. 39.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. 40. 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. Fire Department 41. 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.