PC Res 4396RESOLUTION NO. 4396
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2017-108) FOR A NEW 3,336 SQUARE FOOT
SINGLE-STORY SINGLE-FAMILY RESIDENCE WITH AN ATTACHED
GARAGE ON PROPERTY LOCATED AT 1145 SALERNO DRIVE.
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 numbers PLN2017-108:
1. The project site is located on the western side of Salerno Drive, south of Curtner
Avenue and north of Shamrock Drive.
2. The project site is zoned R-1-8 (Single Family Residential) on the City of Campbell
Zoning Map.
3. The project site is designated Low Density Residential (<4.5 units/gr. acre) on the
City of Campbell General Plan Land Use diagram.
4. The project site is an approximately 9,158 square-foot lot.
5. 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.
6. The project is compatible with the architecture of the adjacent neighborhood in that
the project incorporates single-story design, hip and gable roof forms, and stucco
exterior, with a design not out of conformance with the surrounding community.
7. The proposal is consistent with the City adopted Design Guidelines for Single Family
Homes.
8. The proposal is consistent with the Considerations in Review of Applications
(CMC21.42.040) subject to Site and Architectural Review.
9. 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;
Planning Commission Resolution No. 4396 Page 2 of 2
PLN2017-108 ~ 1145 Salerno Drive -Site & Architectural Review Permit
3. The project is consistent with applicable adopted design guidelines; and
4. This project is Categorically Exempt under per Section 15303 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 (PLN2017-108) for a new 3,336 square foot single-story
single-family residence with attached garage on property located at 1145 Salerno Drive,
subject to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 25th day of July, 2017, by the following roll call vote:
AYES: Commissioners: Kendall, Rich, Hernandez, Reynolds, Young, Rivlin
NOES: Commissioners:
ABSENT: Commissioners: Dodd
ABSTAIN: Commissioners:
~.
APPROVED: `/~~''~
vonne Kendall, Chair
ATTEST:
Bill Bruckart, Acting Secretary
CONDITIONS OF APPROVAL
Site & Architectural Review Permit (PLN2017-108)
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 new 3,336 square foot single-story single-
family residence with attached garage (Site and Architectural Review Permit
PLN2017-108) in the R-1-8 (Single Family Residential) Zoning District. The project
shall substantially conform to the Revised Project Plans, received by the Community
Development Department on May 19, 2017, except as may be modified by the
Planning Commission, the Community Development Director, and/or as conditioned
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, 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 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. Building Permit Plans: Plans submitted for Building Permit shall incorporate the
following changes, to the satisfaction of the Community Development Director:
a. The new driveway shall be paved with permeable pavers.
5. FencesM/alls: 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.
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
Exhibit A -Conditions of Approval Page 2 of 8
PLN2017-108 ~ 1145 Salerno Drive -Site & Architectural Review Permit
Requirements) and with Chapter 2.7, Division 2, of Title 23 of the California Code of
Regulations (Model Water Efficient Landscape Ordinance).
a. The front yard shall be landscaped and paving shall not exceed 50% of the
front yard pursuant to Campbell Municipal Code (CMC) Sections 21.26.030(B)
and 21.18.070 respectively.
b. The landscape plans should indicate the square footage of disturbed/re-
landscaped planting areas or new planting areas.
c. If the project landscape area is 500 square feet or greater, the applicant shall
submit a landscape documentation package demonstrating compliance with the
2015 California Model Water Efficient Landscape Ordinance (MWELO).
i. If the landscape area is 2,500 square feet or less, the project may comply
with the prescriptive option (Appendix D) per Section 490.1 (c) of the
MWELO.
ii. If the landscape area is over 2,500 square feet, submit a landscape
documentation package prepared by a licensed landscape architect
demonstrating compliance with the full MWELO requirements.
d. All landscaping shall be installed prior to building occupancy and shall be
continuously maintained.
7. 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.
8. 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.
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.
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PLN2017-108 ~ 1145 Salerno Drive -Site & Architectural Review Permit
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.
Building Division:
10. 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.
11. 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.
12. Project Description: This project is proposed as a "remodel and addition to an existing
dwelling". The scope of work proposed under this project more closely reflects the
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. This project will be reviewed under the provisions of
Chapter 18.32 of the City Campbell Municipal Code to determine how this project will be
defined.
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 in. X 36 in.
16. 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.
17. Seismic Requirements: Additions and Alterations to (e) residential structures shall comply
with Section 3404 of the 2016 California Building Code (CBC).
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18. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1 R and MF-
1 Rshall be blue-lined on the construction plans. 8'/z X 11 calculations shall be submitted
as well.
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. 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. Approvals Required: The project requires the following agency approval or consultation
prior to issuance of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. San Jose Water Company (408) 279-7900 (Customer Service)
d. Bay Area Air Quality Management District (Demolitions Only)
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)
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.
22. 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.
23. Intent to Occup~g 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.
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.
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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.
26. 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.
27. California Green Building Code: This project is subject to the mandatory requirements for
new residential structures (Chapter 4) under the California Green Building Code, 2016
edition.
28. This Structure, if 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 2016 ed.
PUBLIC WORKS DEPARTMENT
29. 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 marginal 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 Salerno Drive is planned to include
sidewalks in the current configuration, the applicant will be required to reconstruct
the existing sidewalk, rolled curb and driveway that is in poor condition. New
sidewalk shall be a minimum width of five feet. An alternate driveway apron
configuration can be constructed if the applicant does not wish to use the rolled curb
for their driveway.
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 $443.00.
31. Encroachment Permit/Fees/Deposits: The applicant shall obtain an encroachment
permit (including fees, surety and insurance) for the removal and reconstruction of
the existing sidewalk, rolled curb and driveway along the project's frontage.
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
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PLN2017-108 ~ 1145 Salerno Drive -Site & Architectural Review Permit
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. Water Meter(s) and Sewer Cleanout(s): Any new water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
34. The following conditions only apply if the applicant has a need to install /upgrade
utility services (water, sewer, gas, etc.) in the street:
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. Salerno Drive has 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.
FIRE DEPARTMENT
35. Review of this Developmental proposal is limited to acceptability of site access,
water supply and may include specific additional requirements 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
Department all applicable construction permits.
36. 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
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PLN2017-108 ~ 1145 Salerno Drive -Site & Architectural Review Permit
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: A one-
time addition to an existing building that does not total more than 1,000 square feet
of building area. 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 this
department for review and approval prior to beginning their work. CRC Sec. 313.2 as
adopted and amended by CBLMC.
Note on sheet AI indicate compliance with fire sprinkler system requirements
37. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7.
Provide appropriate notations on subsequent plan submittals, as appropriate to the
project. CFC Chp. 33
38. 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
supplying the site of such project, and to comply with the requirements of that
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 appliance
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). 2010 CFC
Sec. 903.3.5 and Health and Safety Code 13114.7
39. Address identification: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position
that is plainly legible and visible from the street or road fronting the property. These
numbers shall contrast with their background. Where required by the fire code
official, address numbers shall be provided in additional approved locations to
facilitate emergency response. 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 0.5 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 or means shall be used to identify the structure. Address numbers shall
be maintained. CFC Sec. 505.1
40. This review shall not be construed to be an approval of a violation of the provisions
of the California Fire Code or of other laws or regulations of the jurisdiction. A permit
presuming to give authority to violate or cancel the provisions of the Fire Code or
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PLN2017-108 ~ 1145 Salerno Drive -Site & Architectural Review Permit
other such laws or regulations shall not be valid. Any addition to or alteration of
approved construction documents shall be approved in advance. [CFC, Ch.1,
105.3.6]