PC Res 4310RESOLUTION NO. 4310
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2016-117) TO ALLOW
CONSTRUCTION OF A 1,526 SQUARE FOOT SINGLE-STORY
RESIDENCE AND 528 SQUARE-FOOT DETACHED GARAGE FOR
A TOTAL FLOOR AREA OF 2,426 SQUARE FEET ON PROPERTY
LOCATED AT 600 CHAPMAN DRIVE. FILE NO.: PLN2016-117
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 PLN2016-117:
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 proposed project will be compatible with the R-1-10 (Single Family Residential)
Zone District with approval of a Site and Architectural Review Permit.
4. The project site is located along Chapman Drive.
5. The application is subject to design review under the San Tomas Area Neighborhood
Plan.
6. The proposed design is consistent with the San Tomas Area Neighborhood Plan
(STANP) Guidelines. The proposed home will complement the neighborhood and
incorporate representative architectural features (e.g., scale and mass, gable roof
lines) of homes in the San Tomas area. Privacy impacts are minimized by maintaining
a single-story design.
7. 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. Staff recommends that the Planning Commission find that 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. 4310
PLN2016-117 - 600 Chapman Drive -Site and Architectural Review Permit -New SFR
Paae 2 of 4
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2016-117) to allow construction of a 1,526 square-foot
single-story residence and 528 square-foot detached garage for a total floor area of 2,426
square feet on property located at 600 Chapman Drive, subject to the attached Conditions
of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 26th day of July, 2016, by the following roll call vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
Finch, Kendall, Reynolds, Rich and Young
None
Bonhagen and Dodd
None
APPROVED: /~~ l~ ~
vonne Kenda I, Acting Chair
ATTEST: ~
Paul K rmoyan, Secretary
EXHIBIT A
RECOMMENDED CONDITIONS OF APPROVAL
Site and Architectural Review Permit - 600 Chapman Drive (PLN2016-117)
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
(PLN2016-117) to allow construction of a 2,054 square foot single-story single-family
residence on property located at 600 Chapman Drive in the R-1-8 (Single-Family
Residential) Zoning District. The project shall substantially conform to the revised
project plans stamped as received by the Planning Division on May 24, 2016, 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 August 5, 2017). 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 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. FencesM/alls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be submitted for review and
approval by the Community Development Department.
6. Landscaping: The construction drawings submitted for a building permit shall include a
front yard landscaping plan, including irrigation details and associated calculations,
prepared in compliance with Campbell Municipal Code Chapter 21.26 (Landscaping
Requirements) and with Chapter 2.7, Division 2, of Title 23 of the California Code of
Regulations (Model Water Efficient Landscape Ordinance). All landscaping shall be
maintained in good health.
Exhibit A -Conditions of Approval ~ 600 Chapman Drive (PLN2016-117) Page 2
7. 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.
Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
Building Division
Note: No building code issue has been reviewed at Development Review Committee; it
will be reviewed in the Building Permit process. Please be aware that building codes are
changing constantly; plans submitted for building permit shall comply with the code in effect
at that time. Submit permit application together with required documents to the Building
Inspection Division to obtain a building permit. No construction can be commenced without
an appropriate building permit. To the satisfaction of the building division manager/building
official:
8. PERMITS REQUIRED: A building permit application shall be required for the proposed
complete remodeling and addition to the existing structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
9. PROJECT DESCRIPTION: This project is proposed as a "remodel and addition to an
existing dwelling". The scope of work proposed under this project closely reflects the
construction of a new single-family dwelling. The Building Inspection Division will
consider this project as a "Remodel & Addition, However, fees will be calculated based
on the comparative similarities to new construction. This project has been reviewed
under the provisions of Chapter 18.32 of the City Campbell Municipal Code to
determine how this project was defined. Applicant should be careful to not go beyond
what has been approved in this review. Changes beyond this review could result in the
project being reclassified.
10. PLAN PREPARATION: Portions of this project require plans prepared under the
direction and oversight of a California licensed Engineer or Architect. Plans submitted
Exhibit A -Conditions of Approval ~ 600 Chapman Drive (PLN2016-117) Page 3
for building permits shall be "wet stamped" and signed by the qualifying professional
person.
1 1. 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. 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.
14. SEISMIC REQUIREMENTS: Additions and Alterations to (e) residential structures
shall comply with Section 3404 of the 2013 California Building Code (CBC).
15. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF-
1 Rand MF-1 R shall be blue-lined on the construction plans. 8'/z X 11 calculations shall
be submitted as well.
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 Chapter 1, Section 106. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
17. 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.
l8. 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. San Jose Water Company (279-7900)
e. 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)
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.
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
Exhibit A -Conditions of Approval ~ 600 Chapman Drive (PLN2016-117) Page 4
process. Applicant should also consult with P.G. and E. concerning utility easements,
distribution pole locations and required conductor clearances.
20. 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.
21. 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.
22. BUILD IT GREEN: Applicant shall complete and submit a "Build it Green" inventory of
the proposed new single family project prior to issuance of buildina Hermit-
23. 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.
24. This project shall comply with the mandatory requirements for Residential Structures,
Chapter 4 of the California Green Building Code 2013 ed.
25. This Structure, if subsequently is classified as a new Single Family Dwelling under
Chapter 18.32 of the Campbell Municipal Code, shall be equipped with residential fire
sprinklers compliant with Section R313 of the California Residential Code 2013 ed.
Public Works Division
26. Storm Drain Area Fee: Prior to issuance
the applicant shall pay the required Storm
net acre, which is $487.00
of any grading or building permits for the site,
Drain Area fee, currently set at $2,120.00 per
27. Water Meter(s) and Sewer Cleanout(s)~ Proposed water meter and sewer cleanout
shall be installed on private property behind the public right-of-way line.
28. The following conditions only apply if the applicant has a need to install /upgrade utility
services (water, sewer, gas, etc.) in the street
Utility Encroachment Permit: Separate 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.
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,
Exhibit A -Conditions of Approval ~ 600 Chapman Drive (PLN2016-117) Paae 5
and where new utilities and services will be installed. Joint trenches for new utilities
shall be used whenever possible.
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 within the
previous five years will require boring and jacking for all new utility installations.
Chapman Drive and Stevens Court have not 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.
29. 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.