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PC Res 4558RESOLUTION NO.4558 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2019-123) TO ALLOW THE CONSTRUCTION OF AN APPROXIMATELY 4,357 SQUARE -FOOT TWO-STORY SINGLE-FAMILY RESIDENCE ON PROPERTY LOCATED AT 1420 VAN DUSEN LANE. 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 PLN2019-123: 1. The project site is zoned R-1-9 (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 (<4.5 units/gr. acre) on the City of Campbell General Plan Land Use diagram. 3. The project site is a 13,277 square -foot parcel located on Van Dusen Lane, west of Harriet Avenue and north of Highway 85. 4. The proposed project consists of the construction of a new approximately 4,357 square -foot two-story single-family residence. 5. The proposed project will result in a building coverage of 20% and a Floor Area Ratio (FAR) of .32, where a maximum 35% building coverage and .45 FAR are allowed in the R-1-9 Zoning District. 6. The proposed project will provide two covered parking spaces within an attached garage, satisfying the applicable parking requirement. 7. The proposed project will be compatible with the R-1-9 (Single Family Residential) Zone District with approval of a Site and Architectural Review Permit. 8. 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 hipped and gabled roof forms and simple rectangular shaped forms. 9. The proposal is consistent with the City adopted" San Tomas Area Neighborhood Plan (STANP). 10. The proposal is consistent with the Considerations in Review of Applications (CMC Section 21.42.040) subject, to Site and Architectural Review. Planning Commission Resolution No. 4558 Page 2 of 2 PLN2019-123 — 1420 Van Dusen Ln -'Site & Architectural Review Permit 11. 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 (PLN2019-123) to allow the construction of an approximately 4,357 square -foot two-story single-family residence on property located at 1420 Van Dusen Lane, subject to the attached Conditions of Approval (attached Exhibit "A"). PASSED AND ADOPTED this 28th day of January, 2020, by the following roll call vote: AYES: Commissioners: Buchbinder, Ching, Colvill, Hines, and Krey NOES: Commissioners: ABSENT: Commissioners: Ostrowski, Rivlin ABSTAIN: Commissioners: ATTEST: APPROVED: AJJ Michael Krey, Chair Paul Kermoyan, Secretary CONDITIONS OF APPROVAL Site & Architectural Review Permit (PLN2019-123) 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 (PLN2019-123) to allow the construction of an approximately 4,357 square -foot two- story single-family residence on property located at 1420 Van Dusen Lane. The project shall substantially conform to the Revised Project Plans and Revised Material Board stamped as received by the Community Development Department on November 21, 2019 and December 5, 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 February 7, 2021). 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. Rough Framing and Planning Final Required: Planning Division clearance is required prior to rough framing and 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. Plan Revisions: The construction plans submitted for a building permit shall incorporate the following revision(s): a. The front entry area shall be modified such that steps or portions of the porch landing areas that exceed a height of 12 inches above grade shall be located outside of the required 20-foot front yard setback in compliance with CMC Section 21.18.040(B)(4). 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 Exhibit A - Conditions of Approval Page 2 of 8 PLN2019-123 — 1420 Van Dusen Lane - Site & Architectural Review Permit 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. 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: 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. 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 Jo 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.cityofcampbell.com/DocumentCenterNiew/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. The front yard landscaping shall include a combination of trees, shrubs, and groundcover spread throughout the yard. c. A completed Landscape Information Form. d. 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. Changesto the landscaping plan require Planning approval." - 9. Landscaping: Landscape areas in the aforementioned landscaping plan shall consist of a mix of plants including natural'turf, ornamental grasses, groundcovers, shrubs, and trees and/or synthetic turf throughout and shall. be provided with permanent irrigation, in compliance with the Water Efficient Landscape Standards and Campbell Municipal Code. 10. Trees: The aforementioned landscaping plan shall incorporate planting of (6) six trees on the property pursuant to STANP Land Use Policy 'J-1'. The selection of required trees shall be to the satisfaction of the Community Development Director and shall not include fruit trees or eucalyptus trees. Existing trees to remain (except for fruit trees and eucalyptus trees) count towards the required number of trees. Exhibit A - Conditions of Approval Page 3 of 8 PLN2019-123 — 1420 Van Dusen Lane - Site & Architectural Review Permit 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 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. 12. 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. 13. 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. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell. . Building Division: 14. PERMITS REQUIRED: A building permit application shall be required for the proposed new 2-story single family dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 15. 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. 16. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building, permit. Exhibit A - Conditions of Approval Page 4 of 8 PLN2019-123 — 1420 Van Dusen Lane - Site & Architectural Review Permit 17. SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 18. 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. 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. 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. 20. 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 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 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) Exhibit A - Conditions of Approval Page 5 of 8 PLN2019-123 — 1420 Van Dusen Lane - Site & Architectural Review Permit 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. e. Demolition Permit — A Demolition Permit is required for all structures to be removed on site prior to issuance for Building Permit. Applications for Demolition can be obtained at the Building Division Public Counter. 24. P.G.& E.: 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. 25. 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. 26.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. 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. 28.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. 29. 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. PUBLIC WORKS DEPARTMENT 30. The scope of this project triggers the requirement for Frontage Improvements as required by Campbell Municipal Code 11.24.040. However, the ultimate frontage improvements for this property are already in place. The applicant will be required to dedicate in fee the right-of-way for Van Dusen Lane. 31. Right -of -Way for Public Street Purposes: Prior to issuance of any building permits for the site, the applicant shall fully complete the process to cause a right-of-way to be granted in fee for public, street purposes along the Van Dusen Lane frontage to accommodate a 20-ft half street, unless otherwise approved by the City Engineer. Exhibit A - Conditions of Approval Page 6 of 8 PLN2019-123 — 1420 Van Dusen Lane - Site & Architectural Review Permit The applicant shall submit the necessary documents for approval by the City Engineer, pay the current fee, process the submittal with City staffs comments and fully complete the right-of-way process. The applicant shall cause all documents to be prepared by a Professional Land Surveyor, as necessary, for the City's review and recordation. Detailed requirements can be found here: https://www.ci.campbell.ca.us/DocumentCenterNiew/430. 32. 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 $646.00 33. Water Meter(s) and Sewer Cleanout(s): Proposed new water meter and sewer cleanout shall be installed on private property behind the new public right-of-way line. 34.The following conditions only apply if the applicant has a need to install I 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. 35. 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 Exhibit A - Conditions of Approval Page 7 of 8 PLN2019-123 — 1420 Van Dusen Lane - Site & Architectural Review Permit 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 36. Development Review: 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 Department all applicable construction permits. 37. Fire Sprinklers Required: (As noted on Sheet A-0.0) 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 by 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 (C16) 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. Please note that sprinklers are required for both the residence and the ADU. 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 Exhibit A - Conditions of Approval Page 8 of 8 PLN2019-123 — 1420 Van Dusen Lane - Site & Architectural Review Permit 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). 2016 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. 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]