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PC Res 3638 , I RESOLUTION NO. 3638 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2005-05) TO ALLOW THE CONSTRUCTION OF A NEW TWO-STORY SINGLE-FAMILY RESIDENCE ON PROPERTY OWNED BY MS. SUKKIN FONG LOCATED AT 1141 S. SAN TOMAS AQUINO ROAD (PARCEL 2) IN AN R-1-9 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MS. SUKKIN FONG. FILE NO. PLN2005-05. 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 PLN2005-05: 1. The density of the proposed project will result in a density of 3.7 units per gross acre, which is consistent with the General Plan land use designation of Low Density Residential (less than 4.5 units per gross acre). 2. The proposed project is consistent with the R-1-9 (Single-Family Residential, 9,000 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-1-9 Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. The proposed home on Parcel 2 consists of a new 4,255 square foot, two-story single-family residence with a building coverage of 28% and Floor Area of 0.42. 5. The height of the proposed home is 26 feet, 2 inches where the maximum height limit is 28 feet. 6. The front of the house faces Turner Way to provide consistency with the other homes along Turner Way and takes vehicular access from a private driveway from South San Tomas Aquino Roácl 7. The proposed project is surrounded by single-family residential uses on all sides. 8. The project provides three covered and three uncovered parking spaces where a minimum of one covered and one uncovered parking space are required. 9. The applicant is not proposing to remove any protected trees. There is one mature tree on site that is a protected tree under the City's Tree Protection Ordinance and is being incorporated into the site design and layout. , I Planning Commission Resolution No. 3638 PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2) Page 2 10. The project qualifies as a Categorically Exempt project per Section 15303, Class 3, of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the City of Campbell General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 3. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 4. 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. 5. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 6. The proposed project will contribute to the housing stock in the City of Campbell and serve the housing needs of the community. 7. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 8. 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 (PLN2005-05) to allow the construction of a new two-story single- family residence on property owned by Ms. Sukkin Fong located at 1141 S. San Tomas Aquino Road (Parcel 2) in an R-1-9 (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. Planning Commission Resolution No. 3638 PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2) Page 3 COMMUNITY DEVELOPMENT DEPARTMENT Plannine Division: 1. Approved Project: Approval is granted for a Site and Architectural Review Permit (PLN2005-05) to allow the construction of a new two story single-family residence located at 1141 S. San Tomas Aquino Road (Parcel 2). The building design and site design shall substantially conform to the project exhibits listed below, except as may be modified by the conditions of approval herein: a. Project plans stamped as received by the Planning Division on February 15, 2005 including a site plan, floor plans, elevations, and a landscape plan. b. Color/material board stamped as received by the Planning Division on February 15, 2005. c. Colored elevations stamped as received by the Planning Division on February 15, 2005. 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. 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 six-foot high "good neighbor" wood fence by the applicant, unless it is determined to be in good condition by the Community Development Director. 4. 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, or demolished or removed from the property. 5. Parking and Driveways: a. 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. b. The applicant shall provide a decorative paving treatment within the driveway for the home. The design and materials used for the decorative pavement shall be indicated on the building permit plans and shall be reviewed and approved by the Community Development Director prior to the issuance of building permits. 6. Final Parcel Map: The Site and Architectural Review Permit approval is contingent upon recordation of the Final Parcel Map to divide the subject property. The Final Parcel Map shall be recorded prior to the issuance of building permits. Planning Commission Resolution No. 3638 PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2) Page 4 7. Exterior Building Colors: The applicant shall submit a revised color/material board to the Planning Division, prior to the issuance of building permits, which depicts a modified exterior building color from the proposed pink/peach color to an earth tone color. The proposed colors shall be subject to review and approval by the Community Development Director. 8. Park Impact Fee: A park impact fee, based on a density range of less than six units per gross acre, is due upon development of the site. Credit shall be given for any existing single- family residence to be demolished. Prior to recordation of the Parcel Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 9. Landscape Plan: The applicant shall submit a final landscape and irrigation plan to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The required trees and landscaping shall be installed prior to the issuance of a Certificate of Building Occupancy. The landscape and irrigation plan shall substantially conform with the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS) and shall include the following: a. A minimum of five trees on Parcel 2. b. Landscaping in the front yard area of the home. 10. Tree Protection Plan: The applicant shall submit a tree protection plan for the protected trees to be retained on site and shall contain specific information about the preservation of the trees during any grading or building on site. The tree protection plan shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits. Such tree protection measures shall be installed prior to any demolition, grading, or building on the project site. No construction or trenching shall take place within the drip line of trees and a fence constructed of temporary cyclone fencing or wire mesh securely attached to poles driven into the ground shall be installed around the drip line of the tree. All trimming or branch removal from protected trees shall be completed by a certified arborist. 11. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. 12. 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. 3638 PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2) Page 5 13. 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. 14. 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. Dundin!! Division: 15. Permits Required: A building permit application shall be required for the proposed new dwelling structure. The building permit shall include ElectricallPlumbinglMechanical fees when such work is part of the permit. 16. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 17. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 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. Soils Report: The applicant shall submit two copies of a current soils report containing foundation and retaining wall design recommendations, prepared to the satisfaction of the Building Official, with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 20. 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. 21. Foundation Inspection: 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 comer locations Planning Commission Resolution No. 3638 PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2) Page 6 22. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF- lR shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as well. 23. 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. 24. Non-Point Source Pollution Control: 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 inches by 36 inches) is available at the Building Division service counter. 25. 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. 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. Project Approvals: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. Bay Area Air Quality Management District (Demolitions Only) 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. Planning Commission Resolution No. 3638 PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2) Page 7 PUBLIC WORKS DEPARTMENT 28. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall have a completed parcel map as required for the proposed two-lot subdivision Tentative Parcel Map File No. PLN2004-146. 29. Street Improvements: Prior to recordation of the parcel map, 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 all existing driveway approaches and necessary sidewalk, curb, and gutter to accommodate the new driveway approaches. Installation of City standard curb, gutter, sidewalk, and ADA compliant driveway approaches. Construction of conforms to existing public and private improvements, as necessary. b. c. 30. 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. 31. 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 32. 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. 33. 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. 34. 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 reconstructed or overlaid within the previous five years will require boring and jacking for all new utility installations. San Tomas Aquino Road was overlaid in 1999 and reconstructed in FY 2000/01. 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. 35. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare Planning Commission Resolution No. 3638 PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2) Page 8 and engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. 36. 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 Storm water 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 Storm water 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. COUNTY FIRE DEPARTMENT 37. Formal Plan Review: Review of this development proposal is limited to accessibility of site access and water supply as they pertain to fire department operations, and shall mot 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. 38. Required Fire Flow: The required fire flow for this project is 1,750 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s), which are located at the required spacing. If a sprinkler system is installed the fire flow will be reduced to 1,000 gallons per minute. 39. Required Access to Water Supply (Hydrants): Portions of the structure(s) are greater than 150 feet of travel distance from the centerline of the roadway containing public fire hydrants. Provide an on-site fire hydrant OR provide an approved fire sprinkler system throughout all portions of the building. Revise general notes to reflect compliance with this requirement. 40. Fire Apparatus (Engine) Access Roads Required: Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-l. 41. Timing of Required Roadway Installations: Required driveway installations shall be constructed and accepted by the Fire Department, prior to the start of construction. Bulk combustible materials shall not be delivered to the site until installations are complete. Note that building permit issuance may be withheld until installations are completed. Planning Commission Resolution No. 3638 PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2) Page 9 42. 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. PASSED AND ADOPTED this 22nd day of March, 2005, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Doorley, Ebner, Francois, Rocha and Roseberry None Alderete and Gibbons None APPROVED. Geo ATIEST: ~ ~ / aron Fierro, Secretary