PC Res 4370RESOLUTION NO. 4370
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2016-329) TO ALLOW
AN APPROXIMATELY 989 SQUARE-FOOT ADDITION TO AN
EXISTING SINGLE-FAMILY RESIDENCE ON PROPERTY
LOCATED AT 905 STONEHURST WAY. FILE NO. PLN2016-329
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,PLN2016-329:
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 at the northwest corner of Dallas Drive and Stonehurst 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. 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. 4370
PLN2016-329 - 905 Stonehurst Way -Site and Architectural Review Permit
Page 2 of 2
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2016-88) to allow an approximately 989 square-foot
addition to an existing single-family residence on property located at 905 Stonehurst Way,
subject to the attached Conditions of Approval (attached Exhibit A).
PASSED. AND ADOPTED this 28th day of March, 2017, by the following roll call vote:
AYES: Commissioners: Kendall, Rich, Rivlin, Hernandez, Reynolds and Young
NOES: Commissioners:
ABSENT: Commissioners: Dodd
ABSTAIN: Commissioners:
APPROVED. ' /~ Y G % fl~~
Yvonne Kendall, Chair
ATTEST:
Paul Kerrrioyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2016-329)
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
(PLN2016-329) to allow an approximately 989 square-foot addition to an existing
single-family residence on property located at 905 Stonehurst Way. The project shall
substantially conform to the revised project plans stamped as received by the Planning
Division on January 24, 2017; 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 March 24, 2018). 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. Required Post-Construction ~ Inspection: The property owner shall allow inspection of
the garage and adjacent laundry room in six (6) months after final inspection to allow
City staff to verify compliance with the approved project plans.
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.
6. Garage Depth: The construction drawings submitted for a building permit shall depict
the minimum required depth of 20-feet (interior clear space) for all parking spaces
within the expanded garaged.
Exhibit A -Conditions of Approval Page 2 of 7
PLN2016-329 ~ 905 Stonehurst Way
Site & Architectural Review Permit
7. 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.
8. Water Efficient Landscape Standards: The City of Campbell has adopted the updated
California Model Water Efficient Landscape Ordinance (MWELO). This document is
available at: http://www.cityofcampbell.com/DocumentCenter/View/176 or on the
Planning Division's Zoning and Land Use webpage through
http://www.cityofcampbell.com/166/Zoning-and-Land-Use. The building permit
application submittal shall demonstrate compliance with the MWELO and landscaping
requirements based on the landscape area indicated in the drawings approved by this
permit, unless the landscape area in the building permit application is greater:
For all projects:
a. Submit a completed Landscape Information Form.
b. Add a note on the Cover Sheet in minimum 1/2" high lettering stating "Planning
Final Required. The new landscaping indicated on the plans must be installed
prior to final inspection."
For new construction projects:
c. If the project landscape area is less than 500 square feet, compliance with
municipal code is required (Campbell Municipal Code Chapter 21.26).
d. If the project landscape area is between 500 square feet and 2,500 square feet;
compliance with the prescriptive option (Appendix D) per Section 490.1(c) of the
MWELO is required.
e. If the project landscape area is over 2,500 square feet, a landscape
documentation package prepared by an authorized and licensed professional in
compliance with the full MWELO is required with the following elements:
1) Project Information per Section 492.3.
2) Water Efficient Landscape Worksheet per Section 492.4 (Appendix B of
the MWELO).
i. Include the worksheet within the plan set AND
ii. Provide a separate 8.5x11 hard copy or pdf via email to the project
planner.
3) Soil Management Report per Section 492.5 (unless significant mass
grading is planned, in which case the report shall be submitted prior to
permit final).
4) Landscape Design Plan per Section 492.6.
5) Irrigation Design Plan per Section 492.7.
6) Grading Design Plan per Section 492.8.
Exhibit A -Conditions of Approval
PLN2016-329 ~ 905 Stonehurst Way
Site & Architectural Review Permit
Page3of7
Note that a Soil Management Report (if not submitted as part of the
Landscape Documentation Package) and Certificate of Completion will be
required prior to permit final.
For remodel/addition/rehabilitation projects:
f. If the project landscape -area is 2,500 square .feet or less, compliance with
municipal code is required (Campbell Municipal Code Chapter 21.26).
g. If the project landscape area is over 2,500 square feet, a landscape
documentation package prepared by an authorized and licensed professional in
compliance with the full MWELO is required with the following elements:
1) Project Information per Section 492.3.
2) Water Efficient Landscape Worksheet per Section 492.4 (Appendix B of
the MWELO).
i. Include the worksheet within the plan set AND
ii. Provide a separate 8.5x11 hard copy or pdf via email to the project
planner.
3) Soil Management Report per "Section 492.5 (unless significant mass
grading is planned, in which case the report shall be submitted .prior to
permit final).
4) Landscape Design Plan per Section 492.6.
5) Irrigation Design Plan per Section 492.7.
6) Grading Design Plan per Section 492.8.
Note that a Soil Management Report (if not submitted as part of the
Landscape Documentation Package) and Certificate of Completion will be
required prior to permit final.
9. 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.
Exhibit A -Conditions of Approval
PLN2016-329 ~ 905 Stonehurst Way
Site & Architectural Review Permit
Page 4 of 7
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
10. Permits Required: A building permit application shall be required for the proposed
addition to and remodeling of the existing structure. The building permit shall include ,
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
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.
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 locatioris that are identified as "natural grade" and intended for
use to determine the height of the proposed structure.
15. 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.
16.~ecial 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)
Exhibit A -Conditions of Approval Page 5 of 7
PLN2016-329 ~ 905 Stonehurst Way
Site & Architectural Review Permit
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.scooe.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.
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. 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. 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.
22. 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.
23. 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.
PUBLIC WORKS DEPARTMENT
The scope of this project triggers the requirement for Frontage Improvements as required
by Campbell Municipal Code 11.24.040. This neighborhood is an older County pocket
constructed with rolled curb and without sidewalk that was recently annexed into the City
of Campbell as part of Cambrian No. 36. The City is actively working with the Campbell
Village Neighborhood Association at this time to develop a master plan for street
improvements. As the master plan has not yet been approved, the applicant is required to
enter into a Deferred Street Improvement Agreement to .participate in frontage
improvements at a later date. Said agreement will need to be executed by the applicant
prior to issuance of the Building permit.
24. Response Letter: Upon submittal of the Building Permit Application, the applicant shall
provide an itemized response letter verifying that all the Public Works Conditions of
Approval have been met or addressed.
Exhibit A -Conditions of Approval
PLN2016-329 ~ 905 Stonehurst Way
Site & Architectural Review Permit
Page 6 of 7
25. Single Legal Parcel: The applicant shall provide documentation to demonstrate that
this lot is a single legal parcel as it appears to be two legal parcels: all of lot 64 and the
remnant of Lot 63. If the applicant cannot satisfactorily demonstrate that the
property is a single legal parcel, they will need to process a lot line adjustment
for lot merger as detailed below:
26. Lot Merger: Prior to issuance of any building permits for the site, the applicant shall
fully complete the lot line adjustment process for lot merger. The applicant shall submit
an application for approval by the City Engineer, pay the current application processing
fees, process the application with City staff's comments and fully complete the lot line
adjustment.
27. 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 $562.00.
28. 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.
29. Deferred Street Improvement Agreement: Prior to issuance of any grading or 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, removal and
replacement of street pavement structural section to centerline, relocation of utility
poles and facilities as required, installation of curb, gutter, sidewalk, ADA compliant
driveways, street trees, street lights, necessary drainage facilities and necessary
conforms to existing improvements.
30. 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.
31.Other Requirements: The following conditions only apply if the applicant has a need to
install /upgrade utility services (water, sewer, gas, etc.) in the street:
Exhibit A -Conditions of Approval
PLN2016-329 ~ 905 Stonehurst Way
Site & Architectural Review Permit
Page 7 of 7
a. 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.
b. 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.
c. 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. Dallas Drive and Stonehurst Way 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.