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PC Res 3621 RESOLUTION NO. 3621 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2004-164) TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-F AMIL Y RESIDENCE ON PROPERTY OWNED BY MR. MARTIN STAUE LOCATED AT 1105 AUDREY AVENUE IN AN R-1-10 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. MARTIN STALIE. FILE NO. PLN2004-164. 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 PLN2004-164: 1. The density of the proposed project site is 3.2 per gross acre which is consistent with the General Plan land use designation of Low Density Residential (less than 3.5 units per gross acre.) 2. The proposed project is consistent with the R-1-10 (Single-Family Residential, 10,000 square foot minimum lot size) Zoning District and meets the minimum setbacks, height restriction, building coverage, floor area ratio, and parking requirements of the R-1-10 Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. The project consists of a 5,320 square foot residence (including a 2,367 first floor, a 1,644 second floor, a 568 square foot garage, a 741 square foot covered patio) with a building coverage of 32% and Floor Area Ratio of 40%. An eight-foot setback is provided from the eastern side property line and a twelve and one-half foot setback is provided from the western side property line. A twenty-five foot setback is provided from the front and rear property lines. 5. The project provides two covered and two uncovered parking spaces for the proposed residence thus satisfying the parking requirements of two spaces per unit. 6. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 7. The proposed new residence incorporate representative architectural features of homes in the San Tomas Neighborhood including hipped forms, a two-car garage, tile roofing, and stucco siding. 8. The proposed project is surrounded by single-family residential uses to the north, south, east and west. Planning Commission Resolution No. 3621 PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence Page 2 9. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA) pertaining to the construction of single-family residences in an urbanized area. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 3. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required Conditions of Approval, will have a significant adverse impact on the environment. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 6. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit (PLN2004-164) to allow the construction of a new single-family residence on property owned by Mr. Martin Stalie located at 1105 Audrey Avenue in an R-1-10 (Single Family Residential) 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. COMMUNITY DEVELOPMENT DEPARTMENT Plannin2: Division: 1. Project Approval: Approval is granted for a Site and Architectural Review Permit (PLN2004- 164) allowing the construction of a new two-story single-family residence on property located at 1105 Audrey Avenue. The project shall substantially conform to the project Planning Commission Resolution No. 3621 PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence Page 3 exhibits listed below; except as may be modified by the conditions of approval contained herein. a. Project plans prepared by Lou Costanzo dated August 18, 2004 and November 1 & 3 2004 received by the Planning Division on December 1, 2004, including a site plan, floor plans, roof plan, conceptuallandscape plan and elevations. Color/material board received by the Planning Division on December 1, 2004. b. 2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a period of one year from the date of final approval. Within this one-year period, a building permit must be obtained and construction completed one year thereafter or the Site and Architectural Review Permit shall be void. 3. PorchlPatio Areas and Balconies: The proposed plans include covered patio and porch areas of approximately 741 square feet. These areas shall not be converted into conditioned living spaces without subsequent Planning Commission approval. The rear balcony area on the second floor shall incorporate a solid railing design to provide additional privacy to adjacent properties. Plans submitted to the Building Division shall reflect a revised railing design to the satisfaction of the Community Development Director. 4. Roof Venting: The applicant shall coordinate mechanical and equipment improvement plans to minimize the number of roof vents that are visible from the street frontage. The applicant shall submit detailed mechanical plans demonstrating the clustering of mechanical venting and the routing of ventilation systems within the building when possible to the satisfaction of the Community Development Director, prior to the issuance of building permits. 5. Prominence of Garage Door: The applicant shall propose a decorative single car garage door design to reduce the scale of the garage door due to its prominence on the front elevation to the satisfaction of the Community Development Director. 6. Landscaping: The applicant shall submit a landscape plan to the Planning Division, prior to the issuance of building permits, which shows the required one (1) tree per 2,000 square feet of net lot area of the subject property. Existing trees within the net lot area of the subject property may be included in the total. All new trees shall be planted within the net lot area and shall be planted prior to issuance of a Certificate of Occupancy. 7. 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.) Planning Commission Resolution No. 3621 PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence Page 4 8. 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. 9. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the Campbell Municipal Code. Fencing along the property lines shall be replaced with a new fence at the expense of the applicant, unless it is determined to be in good condition by the Community Development Director. 10. Construction Hours: Construction activities shall be limited to the hours of 8:00 a.m. to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays unless an exception is granted by the Building Official. 11. 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. Buildin2: Division: 12. Permits Required: A building permit application shall be required for each proposed new structure. The building permit shall include Electrical/P1umbing/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 size of construction plans submitted for building permits shall be 24 inches X 36 inches. 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. 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. 3621 PLN2004-164 -1105 Audrey Avenue-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. b. pad elevation finish floor elevation (first floor) foundation corner locations c. 19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF- 1R shall be blue-lined on the construction plans. 8W' X 11" calculations shall be submitted as well. 20. Special Inspections: When a special inspection is required by U.B.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. Pollution Prevention: 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. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. b. West Valley Sanitation District (378-2407) Santa Clara County Fire Department (378-4010) Bay Area Air Quality Management District (Demolitions Only) 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. c. d. 23. P.G. & E.: The applicant is advised to contact P.G. &E. 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. The applicant should also consult with P.G. &E. concerning utility easements, distribution pole locations and required conductor clearances. Planning Commission Resolution No. 3621 PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence Page 6 24. Intent to Occupy During Construction: Owners shall declare their intent to occupy the dwelling during construction. The Building Inspection Division may require the premises to be vacated during portions of construction because of substandard and unsafe living conditions created by construction. 25. 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. PUBLIC WORKS DEPARTMENT 26. Work in the Public-Right-of-Way: Prior to doing any work in the public right-of-way, the applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post security, and provide insurance. 27. Utilities: All new 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. 28. 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 the 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. 29. 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 or abandonment. Streets that have been resurfaced within the previous five years will require boring and jacking for all new utility installations. Audrey Avenue has not been resurfaced in the last 5 years. The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the proj ect. 30. 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 $517.00. Planning Commission Resolution No. 3621 PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence Page 7 COUNTY FIRE DEPARTMENT 31. Preliminary Review: Review of this development 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 Division all applicable construction permits. 32. Required Fire Flow: The required fire flow for this project 1,750 gpm at 20 psi residual pressure. The required fire flow is not available from area water mains and fire hydrant(s) which are not spaced at the required spacing. 33. Required Fire Flow Option (Single family Dwellings): Provide the required fire flow from hydrants spaced at a maximum of 500 feet or, provide an approved fire sprinkler system throughout all portions of the building, designed per National Fire Protection Association (NFP A) Standard #13 and local ordinances. The fire sprinkler system supply valving shall be installed per Fire Department Standard Detail & Specifications W-1/SP-6. 34. Premises Identification: Approved 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. Numbers shall contrast with their background. 35. Fire Protection Notes: Add fire protection notes to the plans reflecting compliance with require fire flow option in the form of one public fire hydrant or a sprinkler system throughout all portions of the building. PASSED AND ADOPTED this 11 th day of January, 2005, by the following roll call vote: AYES: Commissioners: and Alderete, Doorley, Francois, Gibbons, Rocha Roseberry None None None APPROVED: (~ ~.L_7r!t {j~ ~ h Gibbons, Chair ATTEST: /d~ 'T~ .... Sharon Fierro, Secretary NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: