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PC Res 4472RESOLUTION NO. 4472 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING THAT THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT PERMIT (PLN2018-276) FOR AN APPROXIMATELY 114 SQUARE - FOOT REAR -ADDITION TO AN EXISTING SINGLE-FAMILY RESIDENCE/HISTORIC STRUCTURE OF MERIT ON PROPERTY LOCATED AT 68 S. FOURTH STREET (AKA 70 S. FOURTH STREET) IN A P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the Planning Commission did find as follows with respect to the recommended approval of file number PLN2018-276: 1. The project site is located on the east side of S. Fourth Street, between E. Campbell Avenue and E. Rincon Avenue. 2. The project site is zoned P-D (Planned Development) as shown on the Campbell Zoning Map. 3. The project site is designated Low -Medium Density Residential (6-13 units per gross acre) as shown on the Campbell General Plan Map. . 4. The project site consists of a 7,800 sq. ft. parcel, currently developed with two (2) single-family residences. 5. The front residence is designated as a Structure of Merit on the City's Historic Resource Inventory and subject to the Historic Preservation Ordinance. 6. The proposed project is an application for a Planned Development Permit for an approximately 114 square -foot rear addition to the existing 810 square -foot single- family residence/historic Structure of Merit at the front of the property. The project also includes removal of the existing rear windows, new windows on the rear fagade of the new addition, 'and replacement of all other existing windows. The new/replacement windows include an interior wood frame and exterior fiberglass cladding. 7. As conditioned, the proposed project would be consistent with the following General Plan policies: Policy LUT-3.1: Variety of Residential Densities: Provide land use categories for and maintenance of a variety of residential densities to offer existing and future residents of all income levels, age groups and special Planning Commission Resolution No. 4472 Page 2 of 4 PLN2018-276 — 68 S. Fourth Street — Planned Development Permit needs sufficient opportunities and choices for locating in Campbell. Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, especially in historic neighborhoods and neighborhoods with consistent design characteristics. Policy LUT-8.1: Historic Buildinqs, Landmarks and Districts and Cultural Resources: Preserve, rehabilitate or restore the City's historic buildings, landmarks, districts and cultural resources and retain the architectural integrity of established building patterns within historic residential neighborhoods to preserve the cultural heritage of the community. Policy CNR-1.1: Historic Resource Preservation: Ensure that the City and its citizens preserve. historic resources as much as possible. 8. As conditioned, the project will be consistent with the purposes of the Historic Preservation Ordinance, applicable design guidelines, and the Secretary of the Interior's Standards and the project will not have a significant impact on the historic resource. 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, the Planning Commission further finds and concludes that: 1. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 2. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. Planned Development Permit Findings (CIVIC Sec.21.12.030.H.6): 3. As conditioned, the proposed development or uses clearly would result in a more desirable environment and use of land than would be possible under any other zoning district classification, 4. As conditioned, the proposed development would be compatible with the general plan and will aid in the harmonious development of the immediate area; Planning Commission Resolution No. 4472 Page 3 of 4 PLN2018-276 — 68 S. Fourth Street — Planned Development Permit 5. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the general plan designation of the property. 6. As conditioned, the proposed development would not be detrimental to the health, safety or welfare of the neighborhood or of the city as a whole. Historic Preservation Ordinance Findings (CIVIC Sec.21.33.080(C): 7. As conditioned, the proposed action is consistent with the purposes of the Historic Preservation Ordinance and the applicable requirements of the Municipal Code; 8. As conditioned, the proposed action is consistent with the applicable design guidelines, including, but not limited to, the Historic Guidelines for Residential Buildings; 9. As conditioned, the proposed action will not have a significant impact on the aesthetic, architectural, cultural, or engineering interest or historical value of the historic resource or district; and 10. As conditioned, the proposed action is consistent with the Secretary of the Interior's Standards as follows: a. The proposed action will preserve and retain the historic character of the historic resource and will be compatible with the existing historic and will be compatible with the existing historic features, size, massing, scale and proportion, and materials. b. The proposed action will, to the greatest extent possible, avoid removal or significant alteration of distinctive materials, features, finishes, and spatial relationships that characterize the historic resource. c. Deteriorated historic features will be repaired rather than replaced to the greatest extent possible. d. New additions will be differentiated from the historic resource and will be constructed such that the essential form and integrity of the historic resource shall be protected if the addition is removed in the future. Environmental Findings (CIVIC Sec. 21.38.050): 11. The project qualifies as a Categorically Exempt project under Section 15301, Class 1 of the California Environmental Quality Act (CEQA), pertaining to additions to existing structures, so long as the addition and remodel is constructed in a manner consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings. Planning Commission Resolution No. 4472 Page 4 of 4 PLN2018-276 — 68 S. Fourth Street — Planned Development Permit THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City Council approve a Planned Development Permit (PLN2018-276) for an approximately 114 square -foot rear addition to an existing single-family residence/historic Structure of Merit on property located at 68 S. Fourth Street (AKA 70 S. Fourth Street), subject to the attached Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 27th day of November, 2018, by the following roll call vote: AYES: Commissioners: Ching, Hernandez, Krey, Ostrowski, Rich and Rivlin NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: APPROVED. ichael Rich, Chair ATTEST: �--� . Paul Kermoyan, Secretary EXHIBIT A RECOMMENDED CONDITIONS OF APPROVAL Planned Development Permit (PLN2018-276) 68 S. Fourth Street 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 Planned Development Permit (PLN2018- 276) for an approximately 114 square -foot rear addition to an existing single-family residence/historic Structure of Merit on property located at 68 S. Fourth Street. The project shall substantially conform to the Project Plans dated as received by the Community Development Department on September 26, 2018, except as may be modified by the Conditions of Approval contained herein. 2. Permit Expiration: The Planned Development Permit is valid for a period of two years from the date of final City Council approval. A building permit must be obtained within this two-year period or the Planned Development Permit shall be void. 3. Rough Framing and Planning Final Inspections Required: Planning Division clearance is required prior to Rough Framing inspection and 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 construction plans submitted for a building permit shall incorporate the following revision(s): a. The'exterior wood siding on the new addition shall be a wider plank than the existing exterior siding of the original structure (by approximately 1 inch) and a vertical wood member shall be incorporated at the transitions between the two types of siding to differentiate between the original and new portions of the structure. Compliance with these requirement(s) and plan revision(s) shall be subject to the satisfaction of the Director of Community Development. Changes found not in compliance shall require an application for a Modification to a Planned Development Permit. 5. Rehabilitation: All significant historic features should be rehabilitated wherever feasible. If any of these features are found to be deteriorated, careful repair is preferred Exhibit A - Conditions of Approval Page 2 of 5 PLN2018-276 — 68 S. Fourth Street — Planned Development Permit treatment. If deterioration is severe enough so that the feature has failed, the replacement should match the original in design, color, texture, and materials. 6. Contractor - Unexpected Conditions: In the event that unexpected damage or historic features (e.g. signage, murals, historic openings or brickwork) are discovered during the construction process, the contractor shall stop work on the affected portion of the project and seek written authorization of the Community Development Director prior to proceeding. To obtain authorization, the contractor shall work with the project arch itect/applicant to evaluate options to restore the existing material to the extent feasible. Where the severity of deterioration requires replacement, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence to the satisfaction of the Community Development Director:- 7. Salvage: Where significant historic features cannot be restored in place, they shall be salvaged for use elsewhere on the site, donated to a historic agency, or used for interpretive display. 8. Minor Modifications: Minor Modifications to the approved project plans are subject to review. and approval by the Community Development Director. Minor modifications include alterations in floor area of no more than 50 square feet on the first floor (except for PD permits where additional floor area is considered a major modification), alterations to second story windows that are not oriented toward neighboring yards and result in an increase in window area of no more than one square foot and horizontal relocation of no more than one foot from the approved window location, and minor alterations to fagade material. 9. Plan Revisions: Upon prior approval by the Community Development Director, all Minor Modifications to the approved project plans shall be included in the construction drawings submitted for Building Permit. Any modifications to the Building plan set during construction shall require submittal of,a Building Permit Revision and approval by the Building Official prior to Final Inspection. 10. Water Efficient Landscape Standards: As a remodel/addition/rehabilitation project with a total project landscape area equal to or less than- 500 square feet, this project is subject to the landscaping and irrigation standards in Chapter 21.26 of the Campbell Municipal Code. The building permit application submittal shall include compliant Landscape Plans and shall include the following: b. A completed Landscape Information Form. c. 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. Changes to the landscaping plan require Planning approval." 11.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 Exhibit A - Conditions of Approval Page 3 of 5 PLN2018-276 — 68 S. Fourth Street — Planned Development Permit Community Development Director for historic appropriateness and compliance with the Campbell Lighting Design Standards (CIVIC Sec. 21.18.090). 12. Fences/Walls: 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. 13. 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. 14. 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 with1nternal 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. Building Division: 15. 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. 16. PLAN PREPARATION: This addition may require plan prepared under the direction and oversight of a California licensed Engineer or Architect. When applicable, plans submitted for building permits shall be "wet stamped" and signed, by the qualifying professional person. 17. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 18. 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 Page 4 of 5 PLN2018-276 — 68 S. Fourth Street — Planned Development Permit 19. 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. 20. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Standards Compliance forms shall be blue -lined on 'the construction plans. Compliance with the Standards shall be demonstrated for conditioning of the building envelope and lighting of the building. 21. 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.0 Chapter 1, Section 106. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 22. 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. 23. 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. San Jose Water Company (279-7900) d. Bay Area Air Quality Management District (Demolitions Only 24. 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. 25. 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. 26. 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 . 27. 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. Exhibit A - Conditions of Approval Page 5 of 5 PLN2018-276 — 68 S. Fourth Street — Planned Development Permit 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. Fire Department: 29. Review of this development 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 Division all applicable construction permits. 30. 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 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]