PC Res 4503RESOLUTION NO. 4503
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2019-04) TO ALLOW THE CONSTRUCTION
OF A TWO-STORY SINGLE-FAMILY RESIDENCE AND DETACHED
GARAGE ON PROPERTY LOCATED AT 1212 STEINWAY AVENUE.
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 PLN2019-04:
1. The project site is zoned R-1-10 (Single Family Residential) on the City of Campbell
Zoning Map and within the boundaries of the San Tomas Area Neighborhood Plan
(STANP).
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 project site is a land -locked 8,500 square -foot parcel located along Steinway
Avenue, east of Burrows Road, within the City's San Tomas Area Neighborhood in
the R-1-10 (Single -Family Residential) Zoning District.
4. The project site is a non -conforming lot —with respect to size and access to the
public street —that was created prior to this area's annexation into the City of
Campbell.
5. On September 23, 2016 the City Engineer approved a Conditional Certificate of
Compliance attesting to the legality of the project site pursuant to the California
Subdivision Map Act, subject to the provision of recordation of a private easement
across the adjoining property for vehicular access and utilities.
6. The proposed project consists of the construction of a 2,938 square -foot two-story
single-family residence and a detached 460 square -foot garage
7. The proposed project will result in a building coverage of 30% and a Floor Area
Ratio (FAR) of .40, where a maximum 35% building coverage and .45 FAR are
allowed in the R-1-10 Zoning District.
8. The proposed project will provide two covered parking spaces in a detached garage,
satisfying the applicable parking requirement.
9. 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.
Planning Commission Resolution No. 4503 Page 2 of 3
PLN2019-04 — 1212 Steinway Avenue - Site & Architectural Review Permit
10. The right -side (west) building setback is taken from the proposed residence, not
from the garage. Although the garage is connected to the house by a trellis, the
trellis is a "limited roof connection" which is insufficient for the garage to be
considered "attached" pursuant to the Community Development Director's Official
Interpretation No. 2. The garage therefore, is subject to the STANP Land Use Policy
'L' standards for detached accessory buildings, not the setback standards specified
in Policy 'B'.
11. The project is compatible with the architecture of the adjacent neighborhood in that
the project incorporates representative architectural features of homes in the San
Tomas Area including the hip and gable roof forms and simple rectangular shaped
forms.
12. The proposal is consistent with the City adopted San Tomas Area Neighborhood
Plan (STANP).
13. The proposal is consistent with the Considerations in Review of Applications
(CMC21.42.040) subject to Site and Architectural Review.
14. 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;
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 (PLN2019-04) to allow the construction of a two-story
single-family residence and detached garage on property located at 1212 Steinway
Avenue, subject to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 28th day of May, 2019, by the following roll call vote:
AYES: Ching, Hines, Rich, and Rivlin
Krey
Commissioners:
NOES:
Commissioners:
ABSENT:
Commissioners.-Ostrowski
ABSTAIN:
Commissioners:
Planning Commission Resolution No. 4503 Page 3 of 3
PLN2019-04 — 1212 Steinway Avenue - Site & Architectural Review Permit
ATTEST:
APPROVED:
— /Zir"�
Andre Rivlin, C it
Paul Kermoyan, Secretary
CONDITIONS OF APPROVAL
Site & Architectural Review Permit (PLN2019)
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
(PLN2019-04) to allow the construction of a 2,938 square -foot two-story single-
family residence and 460 square -foot detached garage on property located at 1212
Steinway Avenue. The project shall substantially conform to the Revised Project
Plans and Color/Material Sheet, stamped as received by the Community
Development Department on February 22, 2019, and January 3, 2019, respectively,
except as may be modified by conditions of approval contained herein.
2. Permit Expiration: The Site and Architectural Review Permit approval shall be valid
for one year from the date of final approval (expiring June 7, 2020). Within this one-
year period, an application for a building permit must be submitted. Failure to meet
this deadline or expiration of an issued building permit 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.
4. Park Impact Fee: Prior to Building Permit Final, payment of a park impact fee at the
Low Density (less 6 unit/acre) range shall be paid. The fee in effect at the time of
payment shall be the fee due. The applicant is encouraged to pay the fee as soon
as possible to avoid a potentially substantial increase under a new Fee Schedule.
5. 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. All other modifications
are subject to review at a public hearing.
Exhibit A - Conditions of Approval Page 2 of 7
PLN2019-04 — 1212 Steinway Ave. - Site & Architectural Review Permit
6. 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.
7. Fences/Walls: Except as noted below, 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.
8. Landscaping: The site plan included with the building permit construction drawings
shall include provision of a total of four new and/or existing trees. No other
landscaping details are required.
9. 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.
10. 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.
11. 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.
Exhibit A - Conditions of Approval Page 3 of 7
PLN2019-04 — 1212 Steinway Ave. - Site & Architectural Review Permit
Building Division:
12. Permits Required A building permit application shall be required for the proposed
new dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
13. Plan Preparation: Portions of this project require 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. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared
by a licensed engineer specializing in soils mechanics.
17. 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.
18. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report and the building pad elevation and on -site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
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.0 Chapter 1, Section 106. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
Exhibit A - Conditions of Approval Page 4 of 7
PLN2019-04 — 1212 Steinway Ave. - Site & Architectural Review Permit
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. 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. Applicant is advised that Secondary Dwelling Units on Residential lots
are not able to have separate electrical and gas service. Gas and Electric service
must be provided from the services associated with the main residential structure.
23. 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.
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.
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.Automatic Fire Sprinkler Systems: This project shall comply with Section R313 of
the California Residential building Code 2016 edition, and be equipped with a
complying Fire Sprinkler system.
Exhibit A - Conditions of Approval Page 5 of 7
PLN2019-04 — 1212 Steinway Ave. - Site & Architectural Review Permit
27. 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.
28. Demolition Permit: This project requires a demolition permit be issued for the
removal of portions of the existing structure.
PUBLIC WORKS DEPARTMENT
29. 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 $484.00
30. Water Meter(s) and Sewer Cleanout(s): Proposed new water meter and sewer
cleanout shall be installed on private property behind the public right-of-way line.
31.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: The applicant shall restore the pavement in
compliance with City standard requirements. In the event that the roadway
has recently received a pavement treatment or reconstruction, the project will
be subject to the City's Street Cut Moratorium. The applicant will be required
to perform enhanced pavement restoration consistent with the restoration
requirements associated with the Street Cut Moratorium. The City's
Pavement Maintenance Program website(https://www.ci.campbell.ca.us/219)
has detailed information on the streets currently under moratorium and the
enhanced restoration requirements.
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
Exhibit A - Conditions of Approval Page 6 of 7
PLN2019-04 — 1212 Steinway Ave. - Site & Architectural Review Permit
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
33. Scope of Review: 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.
34. Fire Apparatus (Engine)Access Roadway Required: Provide an access roadway
with a paved all weather surface, a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside
and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire
Department Standard Details and Specifications sheet A-1. CFC Sec. 503 Access
roadways serving more than two, single-family dwellings shall be no less than 20
feet in width. AMMR submitted and approved in lieu of the 20' driveway applicant to
install fire sprinklers in all the concealed spaces and attic area.
35. Easement Access: The Fire Apparatus Access Roadway is being provided on an
Ingress/Egress Easement. Page 3 of 5 pages of the recorded Ingress/Egress
Easement document was provided.
36. Fire Department (Engine) Roadway Turnaround Required: Dead-end fire
apparatus access roads in excess of 150 feet (45 720 mm) in length shall be
provided with an approved area for turning around fire apparatus. Provide an
approved fire department engine roadway turnaround with a minimum radius of 36
feet outside and 23 feet inside. Installations shall conform with Fire Department
Standard Details and specification sheet A-1. Engineer's load design/ calculation
that indicate the fire department turnaround (permeable paver driveway) will support
a load of 75,000 pounds.
37. 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
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-
Exhibit A - Conditions of Approval Page 7 of 7
PLN2019-04 — 1212 Steinway Ave. - Site & Architectural Review Permit
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.
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. 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
40.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
41. Limitation: 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]