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PC Res 3617 RESOLUTION NO. 3617 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PLN2004-105) TO ALLOW THE CONSTRUCTION OF A NEW TWO-STORY SINGLE-FAMILY RESIDENCE ON PROPERTY OWNED BY MR. JOSEPH MOORE LOCATED AT 90 N. SECOND STREET IN A P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MS. HOLLY HARTMAN, ON BEHALF OF MR. JOSEPH MOORE. FILE NO. PLN2004-105. 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 application PLN2004-1 05: 1. The development of the proposed project will result in a residential use that is consistent with the General Plan Land Use Designation of Low Density Residential for the project site. 2. The density of the proposed project is 5.5 units per gross acre, which falls below the maximum permitted density for the site. 3. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 4. The proposed project is consistent with the Planned Development Zoning Ordinance. The proposed residence meets the height limitation, building coverage, side, rear and front setbacks, and parking requirements of the R-1-6 (Single-family Residential) Zoning District. 5. The site plans propose the construction of a new two-story single-family residence on an existing lot. The residence would consist of a 3,055 square feet of living space with a 409 square-foot detached garage and 115 square foot covered porch, resulting in a building coverage of 35% and a Floor Area of 51 %. 6. The proposed residence has a distinctive craftsman style design and well-articulated features. The design includes simple rectangular shaped forms, simple gabled roof lines, wood window trim, divided double-hung windows, and an attractive front porch. 7. The project qualifies as a Categorically Exempt project per Section 15303(a), Class 3 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA). Planning Commission Resolution No. 3617 PLN2004-105 - 90 N. Second Street-New Single-Family Residence Page 2 Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 4. 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. 5. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 6. There is a reasonable relationship between the use ofthe fees imposed upon the project and the type of development project. 7. 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. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Planned Development Permit (PLN2004-105) to allow the construction of a new two-story single-family residence on property owned by Mr. Joseph Moore located at 90 N. Second Street in a P-D (Planned Development) Zoning District, subject to the following conditions: 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. Planning Commission Resolution No. 3617 PLN2004-105 - 90 N. Second Street-New Single-Family Residence Page 3 COMMUNITY DEVELOPMENT DEPARTMENT Plannin2 Division: 1. Approved Project: Approval is granted to construct a new two-story single-family residence at 90 N. Second Street. The building and site design shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: a. Revised architectural plans prepared by Hometec Architecture and received by the Planning Division on December 1, 2004, including a site plan, floor plan, and elevations. b. Color elevation prepared by Hometec Architecture and received by the Planning Division on September 8, 2004. 2. Planned Development Permit Expiration: The Planned Development Permit approval shall be valid for a period of one year from the date of final City Council approval. Within this one- year period, a building permit must be obtained and construction completed one year thereafter or the Planned Development Permit shall be void. 3. Parking and Driveways: All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. The driveway shall consist of bomanite or other decorative paving material. The pavement design shall be reviewed and approved by the Community Development Director prior to issuance of building permits for the project. 4. Fences: All fencing shall comply with Section 21.18.060 of the Campbell Municipal Code unless otherwise approved under a Fence Exception. 5. Trees: The applicant shall plant four (4) 24" box trees at the rear of the property along the eastern property line. The location and species of the trees shall be shown on the Site Plan that shall be reviewed by the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The trees shall be installed prior to the issuance of a Certificate of Building Occupancy. 6. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, and be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 7. On-site lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting for compliance with all applicable conditions of approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. Planning Commission Resolution No. 3617 PLN2004-l05 - 90 N. Second Street-New Single-Family Residence Page 4 8. Contractor Contact Information Posting: The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits. 9. Architectural Details: Prior to issuance of building permits, the applicant shall provide details of the building materials including garage doors, window trim, and exterior door schedules to the Community Development Director for review and approval. 10. Paint Colors: Final color approval shall be subject to field review and approval by the Community Development Director. 11. 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. Buildin2 Division: 12. Permits Required: A building permit application shall be required for the proposed new dwelling. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 13. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 14. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 15. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. x 36 in. 16. 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. Basis for determining elevations shall be clearly noted. 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 Planning Commission Resolution No. 3617 PLN2004-105 - 90 N. Second Street-New Single-Family Residence Page 5 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. Title 24 Energv Compliance: California Title 24 Energy Compliance forms CF-IR and MF- lR shall be blue-lined on the construction plans. Calculations on 8~ by 11 size paper shall also be submitted. 20. Special Inspections: When a special inspection is required by UB.c. Section 1701, 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 U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 21. Water 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. 22. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. 23. Approvals Required: The project requires the following agency approval prior to issuance ofthe building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. 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. d. Bay Area Air Quality Management District (Demolitions Only) Planning Commission Resolution No. 3617 PLN2004-l05 - 90 N. Second Street-New Single-Family Residence Page 6 PUBLIC WORKS DEPARTMENT 24. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the site, the applicant shall provide a current Preliminary Title Report, grant deed, or other satisfactory proof of ownership. 25. Street Improvements: 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: a. Removal of curb, gutter, existing driveway approach, and related sidewalk. b. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approach. c. Installation of pavement overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. d. Installation of City approved street trees at 40 feet on center. e. Construction of conforms to existing public and private improvements, as necessary. 26. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City. 27. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 28. 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. 29. 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. 30. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a pavement restoration plan for approval by the City Engineer prior to any utility installation of abandonment. Streets that have been resurfaced within the previous five years will require boring and jacking for all new utility installations. North Second Street received a rubber Planning Commission Resolution No. 3617 PLN2004-105 - 90 N. Second Street-New Single-Family Residence Page 7 cape seal in 1999. The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project. 31. 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 of $2,060.00 per net acre, which is $300.00. PASSED AND ADOPTED this 14th day of December, 2004, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, Francois, Gibbons, Rocha and Roseberry NOES: Commissioners: None ABSENT: Commissioners: None ABSTAIN: Commissioners: None ATTEST: ~ ~ ~ Sharon Fierro, Secretary