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PC Res 3639 RESOLUTION NO. 3639 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2004-142) TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE ON PROPERTY OWNED BY MS. CANDIDA QUIROGA LOCATED AT 1377 YORK AVENUE IN AN R-I-9 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. GUILLERMO PRADO, ON BEHALF OF MS. CANDIDA QUIROGA. FILE NO. PLN2004-142. 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 PLN2004-142: 1. The General Plan land use designation for the project site is Low Density Residential (less than 4.5 units per gross acre.) The density of the proposed project is 5.5 units per gross acre. The applicant is proposing the redevelopment of an existing lot that is substandard in area and width which results in a density calculation that exceeds the General Plan density range of less than 4.5 units per gross acre. No change in residential density is proposed with this project. 2. The zoning designation for the project site is R-I-9 (Single-Family Residential, 9,000 square foot minimum lot size). Property owners of legally created lots that do not meet the minimum lot size requirement for which they are located (e.g. a 6,000 square foot lot located in an R-l- 9 zoning district) is permitted an exception with regard to the side and rear setbacks and lot coverage requirement. The proposed project is consistent with the R-1-9 zoning designation for a substandard lot in this zoning district and meets the required side yard setback, rear yard setback, and building coverage requirements for the R-I-6 zoning district and the front yard setback, floor area ratio, height and parking requirements of the R-I-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 project is well designed and is architecturally compatible with the surrounding neighborhood. 5. The project consists of a new 2,553 square foot, one-story, single-family residence with a building coverage of 40% and Floor Area of 0.39. 6. The project provides two covered and two uncovered parking spaces where a minimum of one covered and one uncovered parking spaces is required. -- ~ I Planning Commission Resolution No. 3639 PLN2004-142 - 1377 York Avenue - New Single-Family Residence Page 2 7. The proposed Spanish-style residence incorporates representative architectural features of homes in the San Tomas Neighborhood including simple rectangular shaped building forms, hipped and gabled roof forms, a two-car garage door, and smooth stucco siding. 8. The property is located on the west side of York Avenue, between Walters Avenue and Van Dusen Lane, and is surrounded on all sides by single-family homes. 9. The property line currently goes to the centerline of York Avenue and the proposed development requires additional right-of-way to be granted to the City for public street purposes along the York Avenue frontage accommodate a 20- foot half street. 10. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA) pertaining to the construction of one single-family residence in a residential zone. 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 will aid in the harmonious development ofthe immediate area. 3. The proposed project is consistent with applicable adopted design guidelines. 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. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 7. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts ofthe project. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit (PLN2004-142) to allow the construction of a new single-family residence on property owned by Ms. Candida Quiroga located at 1377 York Avenue in an R-I-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 Ì\ I Planning Commission Resolution No. 3639 PLN2004-142 - 1377 York Avenue - New Single-Family Residence Page 3 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 Plannine Division: 1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow the construction ofa new single-family residence located at 1377 York Avenue. 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 17, 2005. b. Color/material board received by the Planning Division on January 6,2005. 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. Landscape Plan: The applicant shall submit a final landscape plan, prior to the issuance of building permits, for review and approval by the Community Development Director. The four required trees and landscaping shall be installed prior to the issuance of a Certificate of Building Occupancy. The landscape plan shall substantially conform to the approved conceptual landscape/site plan and the City's Water Efficient Landscaping Standards (WELS). 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. Planning Commission Resolution No. 3639 PLN2004-142 - 1377 York Avenue - New Single-Family Residence Page 4 ,~ . I 6. 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. 7. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. 8. Building Elevations. Details and Colors: The applicant shall submit detailed building elevations and exhibits depicting architectural details on the building permit plans. The elevations and exhibits shall be reviewed and approved by the Community Development Director prior to the issuance of building permits and shall include the following change: a. The large arched windows on the front elevation shall be lowered approximately six- inches so that the top of the window is not obscured by the eaves of the home. 9. 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 issuance of any building permits for the project. Lighting fixtures shall be of a decorative design to be compatible with the development and shall incorporate energy saving features. 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. Buildine Division: 12. Permits Required: A building permit application shall be required for the proposed complete remodeling and addition to the existing structure. The building permit shall include Electrical/PlumbinglMechanical fees when such work is part of the permit. 13. Plan Preparation: Portions of this project require 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. I Planning Commission Resolution No. 3639 PLN2004-142 - 1377 York Avenue - New Single-Family Residence Page 5 15- Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 inches by 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 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 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF- lR shall be blue-lined on the construction plans. 8Y:z by 11 calculations shall be submitted as well. 20. Special Inspections: When a special inspection is required by D.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 D.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 21. 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" by 36") is available at the Building Division service counter. 22. Approvals Required: The project requires the following agency approvals 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) d. School District: i) Campbell Union School District (378-3405) Planning Commission Resolution No. 3639 PLN2004-142 - 1377 York Avenue - New Single-Family Residence Page 6 I ii) iii) iv) Campbell Union High School District (371-0960) Moreland School District (379-1370) 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. 23. PG&E: The 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 PG&E concerning utility easements, distribution pole locations and required conductor clearances. 24. 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 25. 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. 26. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall fully complete the process to cause additional right-of- way to be granted for public street purposes along the York Avenue frontage to accommodate a 20 foot half street. The applicant shall submit the necessary documents for approval by the City Engineer, 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 registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 27. 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. Installation of rolled curb. b. Installation or replacement of the storm drain facilities as needed. c. Removal of existing pavement and construction of new pavement to centerline or as required by the City Engineer. d. Construction of conforms to existing public and private improvements, as necessary. Planning Commission Resolution No. 3639 PLN2004-142 - 1377 York Avenue - New Single-Family Residence Page 7 I 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 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. 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 or abandonment. Streets that have been resurfaced within the previous five years will require boring and jacking for all new utility installations. York Avenue has not been resurfaced in the last five 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 project. 31. Water Meter and Sewer Cleanouts: Existing and proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way. 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 of $2,060.00 per net acre, which is $370.00. 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 ATTEST: APPROVED. ~ f~ Geor Sharon Fierro, Secretary