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PC Res 4658Attachment 1 RESOLUTION NO. 4658 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT TO ALLOW CONSTRUCTION OF A NEW 3,963 SQUARE-FOOT TWO-STORY SINGLE-FAMILY HOUSE UTILIZING PORTIONS OF THE EXISTING STRUCTURE ON PROPERTY LOCATED 1614 WEST HACIENDA AVENUE. PROJECT FILE NO. PLN-2022-67 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 the approval of a Site and Architectural Review Permit: 1. The Project Site is zoned R-1-9 (Single Family Residential) on the City of Campbell Zoning Map. 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 9,115 square-foot parcel located along West Hacienda Avenue, east of Harriet Avenue, west of South San Tomas Aquino Road, and south of Westmont Avenue. 4. The Proposed Project is an application for a Site and Architectural Review Permit to allow construction of a new 3,963 square-foot two-story single-family house utilizing portions of the existing structure. 5. The Proposed Project will result in a building coverage of 32% and a Floor Area Ratio (FAR) of .43, where a maximum 35% building coverage and .45 FAR are allowed in the R-1-9 Zoning District within the San Tomas Area Neighborhood Plan. 6. The Proposed Project will maintain two covered parking spaces within an attached garage, satisfying the applicable parking requirement. 7. The Proposed Project is consistent with the Considerations in Review of Applications (CMC Section 21.42.040) for Site and Architectural Review. 8. The Proposed Project is subject to the development standards and design guidelines of the San Tomas Area Neighborhood Plan (STANP). 9. The house’s design is representative of homes within the San Tomas Area because it proposes hipped and gabled rooflines covered with composition shingles, slate blue horizontal siding with a cultured stone wainscoting, and shallow window fenestrations with white trim. 10. 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: Planning Commission Resolution No. 4658 Page 2 of 2 Approving a Site and Architectural Review Permit 1614 W. Hacienda Ave. ~ Project File No.: PLN-2022-67 Site and Architectural Review Permit Findings (CMC Sec. 21.42.060.B): 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, developmentagreement, overlay district, area plan, neighborhood plan, and specific plan(s);and Environmental Findings (CMC Sec. 21.38.050): 4.This project is Categorically Exempt under Section 15301 of the California Environmental Quality Act (CEQA) pertaining to existing facilities and Class 1consisting of the minor alteration of an existing private structure; 5.There are no unusual circumstances that would prevent the project fromqualifying as Categorically Exempt per Section 15300.2c of the CEQA Guidelines. THEREFORE, BE IT RESOLVED that the Planning Commission adopts a Resolution approving a Site and Architectural Review Permit to allow construction of a new 3,963 square-foot two-story single-family house utilizing portions of the existing structure on property located at 1614 W. Hacienda Avenue, subject to the attached Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 25th day of October, 2022, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners ABSTAIN: Commissioners: APPROVED: Adam Buchbinder, Acting Chair ATTEST: Rob Eastwood, Secretary Fields, Zisser, Kamkar, Krey, Buchbinder None Ostrowski, Ching None EXHIBIT A CONDITIONS OF APPROVAL Site and Architectural Review Permit Project File No.: PLN2022-67 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 to allow construction of a new two-story single-family residence utilizing portions of the existing structure on property located 1614 West Hacienda Avenue. The project shall substantially conform to the Project Plans, included as Attachment 2 in the October 25, 2022, Planning Commission Staff Report, except as modified by the Conditions of Approval. 2. Permit Expiration: The Site and Architectural Review Permit approval is valid for one (1) year from the effective date of the Resolution approving the project unless an Extension of Time is granted prior to the expiration date (expiring November 4, 2023). Failure to meet this deadline or expiration of the Building Permit plan check or 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: 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. 5. Water Efficient Landscape Standards: As a remodel/addition/rehabilitation 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 on the City of Campbell's website or on the Planning Division’s Zoning and Land Use webpage through campbellca.gov. 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. Conditions of Approval Page 2 of 5 Site and Architectural Review Permit 1614 W. Hacienda Ave. ~ Project File No.: PLN2022-67 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. 6. Landscaping: Landscape areas in the aforementioned landscaping plan shall consist of a mix of plants including natural turf, ornamental grasses, groundcovers, shrubs, trees and boulders throughout and shall be provided with permanent irrigation, in compliance with the Water Efficient Landscape Standards and Campbell Municipal Code. All landscaping will be maintained in good condition and replaced as needed. 7. Trees: The aforementioned landscaping plan shall incorporate planting of (4) four trees on the property pursuant to STANP Land Use Policy 'J-1'. 8. 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. 9. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with City of Campbell Lighting Design Standards (CMC 21.18.090). 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. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 10. 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. 11. 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. Conditions of Approval Page 3 of 5 Site and Architectural Review Permit 1614 W. Hacienda Ave. ~ Project File No.: PLN2022-67 12. 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. Building Division: 13. Permit Required: A Building Permit application shall be required for the proposed project. The Building Permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 14. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 15. Construction Fencing: The property 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 in compliance with the Standards for Tree Protection During Construction. FIRE DEPARTMENT 16. Limited Review: Review of this Developmental proposal is limited to acceptability of site access and water supply 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. 17. Required Fire Flow: The fire flow for this project is 1,750 GPM at 20 psi residual pressure from a single hydrant. Since an automatic fire sprinkler system will be installed, the fire flow will be reduced by 50% establishing a required adjusted fire flow of 875 GPM at 20 psi residual pressure. Letter received. Hydrant is capable of meeting required fire flow. 18. Fire Sprinklers Required: (Noted on CS) An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: a. 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: One or more additions made to a building after January 1, 2011 that do not total more than 1,000 square feet of building area. b. 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 (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. 19. 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 Conditions of Approval Page 4 of 5 Site and Architectural Review Permit 1614 W. Hacienda Ave. ~ Project File No.: PLN2022-67 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. 20. 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). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 21. Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 22. 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] PUBLIC WORKS DEPARTMENT 23. Frontage Improvements: The scope of this project triggers the requirement for Frontage Improvements as required by Campbell Municipal Code 11.24.040. Per the San Tomas Area Neighborhood Plan, this section of W Hacienda Avenue has been designated to be fully improved with curb, gutter and sidewalk. However, there are no existing curb and gutter on this section of W Hacienda Avenue that the project can conform to. Prior to issuance of Building permit, the owner will be required to execute a Deferred Street Improvement Agreement with the City of Campbell for the construction of curb, gutter, sidewalk and driveway. 24. 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 $530.21 set for R-1. 25. 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. Conditions of Approval Page 5 of 5 Site and Architectural Review Permit 1614 W. Hacienda Ave. ~ Project File No.: PLN2022-67 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. 26. Deferred Street Improvement Agreement: Prior to issuance of any grading or building permits for the site, the owner shall execute a deferred street improvement agreement for construction of standard street improvements. Unless otherwise approved by the City Engineer these improvements shall include but are not limited to construction of installation of curb, gutter, sidewalk, ADA compliant driveways, street trees, necessary drainage facilities and necessary conforms to existing improvements. 27. 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. 28. Encroachment Permit / Plans / Fees / Deposits: Any work in the public right-of-way will require an encroachment permit prior to the issuance of Building permit. To obtain an encroachment permit, the applicant shall cause plans for public street improvements, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements to the satisfaction of the City Engineer.