PC Res 4312RESOLUTION NO. 4312
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2016-12) TO ALLOW
THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE
REUSING PORTIONS OF THE EXISTING DWELLING ON
PROPERTY LOCATED AT 1376 CAPRI DRIVE. FILE NO.:
PLN2016-12
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 PLN2016-12:
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 proposed project will be compatible with the R-1-9 (Single Family Residential)
Zone District with approval of a Site and Architectural Review Permit.
4. The property is within the San Tomas Area Neighborhood Plan.
5. The project site is an approximately 10,800 square-foot property located on the east
side of Capri Drive, east and south of Chapman Drive, and north of Parr Avenue.
6. The project is compatible with the architecture of 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. 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, 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. 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. 4312
PLN2016-12 - 1376 Capri Drive -Site and Architectural Review Permit -New SFR
Pa4e 2 of 2
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2016-12) to allow the construction of a new single-family
residence reusing portions of the existing dwelling on property located at 1376 Capri
Drive, subject to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 26t" day of July, 2016, by the following roll call vote:
AYES: Commissioners: Finch, Kendall, Reynolds, Rich and Young
NOES: Commissioners: None
ABSENT: Commissioners Dodd, Bonhagen
ABSTAIN: Commissioners: None
APPROVED: ~`'~ ~ l~ !~
vonne Kendall, Acting Chair
ATTEST:
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit - 1376 Capri Drive (PLN2016-12)
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
(PLN2016-12) to allow the construction of a new single-family residence reusing
portions of the existing dwelling located at 1376 Capri Drive. The project shall
substantially conform to the revised project plans stamped as received by the Planning
Division on July 26, 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. Plan Revisions: The building permit submittal construction plans shall incorporate the
following revisions:
a. Driveway Pavement: The plans submitted for building permit review shall reflect the
removal of the paved area located to the side of the entry drive with a smaller
walkway path not large enough to accommodate a vehicle.
Compliance with these requirements and plan revisions shall be subject to the
satisfaction of the Director of Community Development.
5. 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.
Exhibit A -Conditions of Approval ~ 1376 Capri Drive (PLN2016-12) Page 2
6. 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.
7. Tree Planting: One additional tree shall be planted on the property to achieve a
minimum of six trees based on the property lot size. The trees species selected shall
not be a "fruit tree" or "eucalyptus tree" as defined in the Campbell Municipal Code.
8. Tree Removal Permit Required: The removal of any of the five required trees,
irrespective of species or size, shall require review and approval through a Tree
Removal Permit.
Building Division
9. 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.
10. Project Description: The scope of work proposed under this project constitutes
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.
11. 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.
12. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
13. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
Exhibit A -Conditions of Approval ~ 1376 Capri Drive (PLN2016-12) 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. Seismic Requirements: Additions and Alterations to (e) residential structures shall
comply with Section 3404 of the 2013 California Building Code (CBC).
16. 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.
17. 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.
18. 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.
19. 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.
20. 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.
21. 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.
Exhibit A -Conditions of Approval ~ 1376 Capri Drive (PLN2016-12) Page 4
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 building permit.
23. 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.
24. 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.
25. 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.
Public Works Department
The scope of this project triggers the requirement for Frontage Improvements as required
_by Campbell Municipal Code 11.24.040. However, per the San Tomas Area Neighborhood
Plan, this section of Capri Drive has been designated to remain unimproved and as such
the applicant will not be required to construct new curb, gutter or sidewalk.
1. 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 $530.00
2. Water Meter: The project has an existing water meter installed in the public right-of-
way. If the water service is required to be upsized as part of the project (i.e. due to fire
sprinklers), then the new water meter shall be installed on private property behind the
public right-of-way line.
3. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
4. 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.
5. 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.
6. 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
Exhibit A -Conditions of Approval ~ 1376 Capri Drive (PLN2016-12) Page 5
street pavement shall be restored following the installation or abandonment of all
utilities necessary for the project.
7. Utility Encroachment Permits: Separate City 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.
8. 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
26. 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.