PC Res 4517RESOLUTION NO. 4517
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING THAT THE CITY
COUNCIL APPROVE A PLANNED DEVELOPMENT PERMIT
(PLN2018-352) TO ALLOW THE CONSTRUCTION OF A SECOND
SINGLE-FAMILY DWELLING MEASURING TWO -STORIES IN
HEIGHT AND 1,920 SQ. FT. IN AREA, NOT INCLUDING A 236 SQ.
FT. ATTACHED GARAGE, AND REMOVING AND REPLACING AN
EXISTING ENCLOSED GARAGE WITH A NEW GARAGE WITH A
REDUCED WIDTH TO ACHIEVE A MAXIMUM FLOOR AREA
RATIO OF 45% ON PROPERTY LOCATED AT 189 SUNNYSIDE
AVENUE IN THE 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.
The Planning Commission finds as follows with regard to file number PLN2018-352:
1. The proposed project may be found Categorically Exempt under Section 15303,
pertaining to the construction of single-family dwellings, and under Section 15301,
pertaining to minor alterations to existing private structures, of the California
Environmental Quality Act (CEQA.
2. The project site consists of a single parcel located on the north side of Sunnyside
Avenue between S. Winchester Boulevard and S. First Street.
3. The project site is zoned P-D (Planned Development) on the City of Campbell Zoning
Map.
4. The project site is designated Low -Medium Density Residential (6-13 units/gr. acre)
on the City of Campbell General Plan Land Use diagram.
5. The project site has a 'net lot area' of 7,250 square -feet and a 'gross lot area' of 8,500
square -feet.
6. The project site is developed with an 884 square -foot single -story residence with a
260 square -foot attached garage.
7. The proposed project is an application for a Planned Development Permit (PLN2018-
352) to allow the construction of a second single-family dwelling measuring two -
stories in height and 1,920 sq. ft. in area, not including a 236 sq. ft. attached garage,
and removing and replacing an existing enclosed garage with a carport.
8. The proposed project would result in a residential density of 10.4 units/gr. acre,
consistent with the General Plan Designation of Low -Medium Density Residential (6-
13 units/gr. acre).
9. The proposed project would result in two residential dwelling units, which is the same
number allowed by the R-D (Two -Family Residential) Zoning District (as based on a
Planning Commission Resolution 4517 Page 2 of 3
PLN2018-352 — 189 Sunnyside Avenue — Planned Development Permit
net lot area of 7,000 square -feet), which is the most comparable zoning district
consistent with the general plan designation of Low -Medium Density Residential (6-
13 units/gr. acre).
10. In review of the proposed project, the Planning Commission considered the site
circulation, traffic congestion, and traffic safety effects of the project, including the
effect of the site development plan on traffic conditions on abutting streets; the layout
of the site with respect to locations and dimensions of vehicular and pedestrian
entrances, exit driveways, and walkways; the arrangement and adequacy of off-street
parking facilities to prevent traffic congestion; the location, arrangement, and
dimensions of truck loading and unloading facilities; the circulation patterns within the
boundaries of the development, and; the surfacing and lighting of the off-street
parking facilities;
11. The Planning Commission further considered the landscaping design of the proposed
project, including the location, height, and material offences, walls, hedges, and
screen plantings to ensure harmony with adjacent development or to conceal storage
areas, utility installations, and other unsightly aspects of the development; the
planting of groundcover or other surfacing to prevent dust and erosion, and the
preservation of existing healthy trees;
12. The Planning Commission further considered the proposed project's architectural and
site layout, including the general silhouette and mass, including location on the site,
elevations, and relation to natural plant coverage, all in relationship to the surrounding
neighborhood; the exterior design in relation to adjoining structures in terms of area,
bulk, height, openings, and breaks in the facade facing the street; and
appropriateness and compatibility of the proposed uses in relation to the adjacent
uses and the area as a whole; and
13. 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:
Site and Architectural Review Permit Findina (CIVIC Sec. 21.12.030.H.6):
1. 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;
2. The proposed development would be compatible with the general plan and will aid in
the harmonious development of the immediate area;
3. 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;
Planning Commission Resolution 4517 Page 3 of 3
PLN2018-352 — 189 Sunnyside Avenue — Planned Development Permit
4. The proposed development would not be detrimental to the health, safety or welfare of
the neighborhood or of the city as a whole; and
Environmental Assessment Finding (CMC Sec. 21.38.050.A):
5. The proposed project is Categorically Exempt under Section 15303, pertaining to the
construction of single-family dwellings, and under Section 15301, pertaining to minor
alterations to existing private structures, of the California Environmental Quality Act
(CEQA).
THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the
City Council approve a Planned Development Permit (PLN2018-352) to allow the
construction of a second single-family dwelling measuring two -stories in height and 1,920
sq. ft. in area, not including a 236 sq. ft. attached garage, and removing and replacing an
existing enclosed garage with a new garage with a reduced width to achieve a maximum
floor area ratio of 45% on property located at 189 Sunnyside Avenue, subject to the
attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 23rd day of July, 2019, by the following roll call vote:
AYES:
Commissioners:
NOES:
Commissioners:
ABSENT:
Commissioners:
ABSTAIN:
Commissioners:
Krey, Buchbinder, Hines, Ostrowski, Rich, and Rivlin
Ching
APPROVED:
ATTEST:
Paul erm an, Secretary
EXHIBIT A
RECOMMENDED CONDITIONS OF APPROVAL
Planned Development Permit (PLN2018-352)
189 Sunnyside Avenue
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-
352) to allow the construction of a second single-family dwelling measuring two -stories
in height and 1,920 sq. ft. in area, not including a 236 sq. ft. attached garage, and
removing and replacing an existing enclosed garage with a new garage with a reduced
width to achieve a maximum floor area ratio of 45% on property located at 189
Sunnyside Avenue. The project shall substantially conform to the Revised Project
Plans stamped as received by the Planning Division on July 8, 2019, respectively,
except as may be modified by the Conditions of Approval herein.
2. Permit Expiration: The Planned Development Permit (PLN2018-352) approval shall be
valid for one (1) year from the date of City Council approval (expiring August 20, 2019).
Within this one-year period, an application for building permit(s) must be submitted.
Failure to meet this deadline or expiration of an issued building permit will result in the
Approval 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. Park Impact Fee: A Park Impact Fee, pursuant to Campbell Municipal Code Chapter
13.08 (Park Impact Fees and Park Land Dedication), shall be due prior to Building
Permit Final. The Park Impact Fee shall be equal to the fee for one (1) new dwelling
units based on a density range of 6-13 units/gr. acre. Based on the FY20 Schedule of
Fees, the Park Impact Fee due shall be $11,265, however, the fee is subject to change
based on the adoption of a new Schedule of Fees; the fee in effect at the time of
payment shall be the fee due.
5. Plan Revisions: The building permit submittal construction plans shall incorporate the
following revision(s):
a. All Sheets: All sheets shall be revised to reflect the updated Site Layout as
reflected on Sheet D-1.0 of the plans and perspective drawing of the two story
residence property (showing the removal of the vertical metal grooves in the
siding and relocation of the garage window to achieve a more centered/balanced
location) as reflected on Sheet D-4.0 of the plans.
Exhibit A - Conditions of Approval - 189 Sunnyside Avenue Page 2 of 10
b. Enclosed Garage: The new enclosed garage serving the existing residence to
remain shall be replaced with a garage of comparable height/design as the
existing. The location of the garage shall be as reflected on Sheet D-1.0 of the
plans except that the garage width shall be reduced from 13-feet to 11-feet to
achieve a floor area ratio of 45% for the project. Full elevation drawings of this
new garage feature shall be provided prior to building permit submittal.
Compliance with these requirement(s) and plan revision(s) shall be subject to the
satisfaction of the Director of Community Development.
6. Water Efficient Landscape Standards: As a new construction project with a total
project landscape area equal to or less than 2,500 square feet, this project is
subject to the updated California Model Water Efficient Landscape Ordinance (MWELO)
and may comply with the Prescriptive Compliance Option in Appendix D. This document
is available at: http://www.citVofcampbell.com/DocumentCenter/View/176 or on the
Planning Division's Zoning and Land Use webpage through www.cityofcampbell.com.
The building permit application submittal shall demonstrate compliance with the
applicable MWELO and landscaping requirements and shall include the following:
a. Planting and Irrigation Plans that meet all requirements of the Prescriptive
Compliance Option in Appendix D.
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."
Note: If the project landscape area increases during the course of the project,
additional requirements will apply.
7. 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.
8. Utility Boxes and Back -Flow Preventers: The applicant shall submit a plan prior to
installation of the underground PG&E utility (transformer) boxes and San Jose Water
Company back -flow preventers, indicating the location of the boxes for approval by the
Community Development Director. Utility boxes at a minimum will be painted/treated to
match the predominant backdrop, and indicating that to the extent feasible that utilities
will be placed in the driveway and/or in front of each unit (i.e. water meter boxes) to
avoid a bank/cluster of meters which may otherwise detract from the single-family look
of the project and neighborhood.
9. Construction Activity: The following standards shall apply to construction of the project:
Exhibit A - Conditions of Approval - 189 Sunnyside Avenue
Page 3 of 10
• Construction Hours (CMC 18.04.052): Construction activity shall be limited to the
hours of eight a.m. and five p.m. daily, Monday through Friday. Saturday hours of
construction shall be nine a.m. and four p.m. There shall be no construction activity
on Sundays or National Holidays.
• Construction Noise (CMC 18.04.052): No loud environmentally disruptive noise over
fifty dbs., such as air compressors without mufflers, continuously running motors or
generators, loud playing musical instruments or radios will be allowed during the
authorized hours of construction, Monday through Saturday, where such noise may
be a nuisance to adjacent residential neighbors. Such nuisances shall be
discontinued.
• 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 issuance of building permits.
10. Residential Address Identification: The applicant shall submit a detail sheet showing
uniform residential address identification material type and location on the building wall
for review and approval by the Community Development prior to the issuance of
Building Permits. In order to obtain approval, numbers or addresses shall be placed on
all new and existing buildings in such a position as to be plainly visible and legible from
the street or road fronting the property. Additionally, number material and color is
required to contrast with their background.
11. Property Maintenance: The property is to be maintained free of any combustible trash,
debris, and weeds until the time that actual construction commences. Any vacant
existing structures shall be secured, by having windows boarded up and doors sealed
shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985
Ed. Uniform Fire Code).
12. Construction Hours/Fines/Stop Work Notice: Failure to comply with permitted working
hours that result in verified complaints may result in the issuance of a Stop Work Notice
issued to the project with cessation of work for a minimum of seven (7) days from the
date of issuance and an Administrative fine of up to $1,000.00.
13. Timely Completion: Once under construction it shall be the obligation of the property
owner and contractor to demonstrate continued progress on the project. In the event the
building permit expires, the City may impose fines or exercise administrative remedies
to compel timely completion of work.
14. 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.
15.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
Exhibit A - Conditions of Approval - 189 Sunnyside Avenue Page 4 of 10
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.
16. 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 and the Bay Area Air Quality
Management District (BAAQMD) Basic Dust Control Measures.
Building Division
17. Permits Required: A building permit application shall be required for each of the
proposed new dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
18. 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.
19. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
20. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
21. 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.
22. 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
Exhibit A - Conditions of Approval - 189 Sunnyside Avenue Page 5 of 10
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.
23. 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:
• pad elevation
• finish floor elevation (first floor)
• foundation corner locations
24.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.
25. 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.
26.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.
27. Factory Built Home: Any components of the Structure that are not approved by the
Department of Housing and Community Development shall be inspected by the City of
Campbell and subject to the 2016 California Residential Building Code.
28. 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
Exhibit A - Conditions of Approval - 189 Sunnyside Avenue Page 6 of 10
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.
29. 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.
30. 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.
31. Automatic Sprinkler System: This project shall comply with Section R313 of the
California Residential building Code 2013 edition, and be equipped with a complying
Fire Sprinkler system.
32. 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.
33. Demolition Permit: A demolition permit shall be obtained for all structure to be removed
on the site, prior to issuance of a building permit.
PUBLIC WORKS DEPARTMENT
34. The scope of this project trippers the requirement for Frontage Improvements as
required by Campbell Municipal Code 11.24.040. The applicant will be required to
apply for an Encroachment permit to construct frontage improvements as listed below.
35. Construction Drawings: The applicant shall submit the required Street Improvement
Plans and documents for the Public Sidewalk Easement (see street dedication
requirements) directly to the Public Works Department prior to, or concurrent with the
Building permit application. Said application shall include the following:
a. Response Letter: Upon submittal of the required plans, the applicant shall
provide an itemized response letter verifying that all the Public Works
Conditions of Approval have been met or addressed.
b. Submittal Requirements: The checklist for the various plans required for
submittal can be found on the City's Website at City Services► Public
Works► Engineering► Land Development► Documents, (or use this link:
http://www.cityofcampbell.com/206/Documents). See instructions on:
i. Checklist for Street Improvement Plans
ii. Street Dedication Requirements
36. Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current (within the past 6 months) Preliminary Title
Report.
Exhibit A - Conditions of Approval - 189 Sunnyside Avenue Page 7 of 10
37. Public Sidewalk Easement: Prior to issuance of any grading or building permits for the
site, the applicant shall grant a five (5) foot public sidewalk easement on private
property contiguous with the public right-of-way along the Sunnyside Avenue frontage,
unless otherwise approved by the City Engineer. The applicant shall cause all
documents to be prepared by a registered civil engineer/land surveyor, as necessary,
for the City's review and recordation.
38. Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel,
and reconstruct the on -site drainage system, as necessary, to demonstrate that the
facilities are functioning normally in accordance with the requirements of the City.
39. 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 $358.00.
40. 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.
41. Plan Lines: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a plan layout showing the correct distance from the street
centerline to the property line, dimensions of sidewalk and other relevant information in
the public right of way.
42. 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.
Utility locations shall not cause damage to any existing street trees. Where there are
utility conflicts due to established tree roots or where a new tree will be installed,
alternate locations for utilities shall be explored. Include utility trench details where
necessary.
43. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the public
right-of-way line.
Exhibit A - Conditions of Approval - 189 Sunnyside Avenue Page 8 of 10
44. 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.
45. 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.
46. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits:
Prior to issuance of any grading or building permits for the site, the applicant shall
execute a street improvement agreement, cause plans for public street improvements to
be prepared by a registered civil engineer, pay various fees and deposits, post security
and provide insurance necessary to obtain an encroachment permit for construction of
the standard public street improvements, as required by the City Engineer. The plans
shall include the following, unless otherwise approved by the City Engineer:
a. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the
sidewalk area.
b. Removal of existing driveway approach and necessary sidewalk, curb and gutter.
c. Installation of City standard necessary curb, gutter, sidewalk and ADA compliant
driveway approach (Detail D-15) along Sunnyside Avenue.
d. Construction of conforms to existing public and private improvements, as
necessary.
e. Submit final plans in a digital format acceptable to the City.
47. Street Improvements Completed for Occupancy and Building Permit Final: Prior to
allowing occupancy and/or final building permit signoff for any and/or all buildings, the
applicant shall have the required street improvements and pavement restoration
installed and accepted by the City, and the design engineer shall submit as -built
drawings to the City.
48. Utility Encroachment Permit: Separate 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.
49.Additional Street Improvements: Should it be discovered after the approval process
that new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public improvements,
the City may add conditions to the development/project/permit, at the discretion of the
Exhibit A - Conditions of Approval — 189 Sunnyside Avenue Page 9 of 10
City Engineer, to restore pavement or other public improvements to the satisfaction of
the City.
FIRE DEPARTMENT
50. Plans Not Approved: Include a note in the project description on Sheet #D1.0 indicating
a fire sprinkler system will be provided and installed per FNPA 13D 2016 edition
standard.
51. Fire Sprinklers Required: An automatic residential fire sprinkler system shall be installed
in one -and two-family dwellings as follows: 1. 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-time addition to an
existing building that does not total more than 1,000 square feet of building area. 2. In
all new basements and in existing basements that are expanded. Exception: Existing
basements that are expanded by not more than 50%. 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 CIVIC.
52. Water Supply Requirement: 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.
53.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.
54. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7.
Exhibit A - Conditions of Approval - 189 Sunnyside Avenue Page 10 of 10
Provide appropriate notations on subsequent plan submittals, as appropriate to the
project. CFC Chp. 33.
55. No Violation: 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]