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PC Res 3677 RESOLUTION NO. 3677 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2005-108) TO ALLOW A REMODEL AND SECOND STORY ADDITION TO AN EXISTING SINGLE-FAMILY RESIDENCE ON PROPERTY OWNED BY VON & JHAINE GOESLING LOCATED AT 1384 WALNUT DRIVE IN AN R-1-10 (SINGE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF VON & JHAINE GOESLING. FILE NO. PLN2005-108. 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 PLN2005-108: 1. The density of the proposed project site is 3.4 units 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-1-1 0 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 4,620 square foot two-story residence, with a building coverage of 33% and Floor Area Ratio of 0.44 where the maximum lot coverage is 35% and the maximum floor area ratio is 0.45. 5. The project provides four parking spaces where a minimum of two parking spaces are required. 6. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 7. The proposed project does not include the removal of any protected trees. 8. The proposed two-story residence incorporates representative architectural features of homes in the San Tomas Neighborhood including hipped and gabled roof forms, a two-car garage door, composition shingle roofing, and stucco siding. 9. The proposed project is surrounded by single-family residential uses to the north, south, and west and a commercial use to the east. Planning Commission Resolution No. 3677 PLN2005-108 -- 1384 Walnut Drive -- Site and Architectural Review Permit Page 2 10. The project qualifies as Categorically Exempt under Section 15301, Class 1 of the California Environmental Quality Act (CEQA) pertaining to an addition to an existing structure provided that the addition will not result in an increase of more than 10,000 square feet. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 2. The development will be compatible with the Zoning Code of the City. 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. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit (PLN2005-108) to allow a remodel and second story addition to an existing single-family residence on property owned by Von and Jhaine Goesling located at 1384 Walnut Drive 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. Planning Commission Resolution No. 3677 PLN2005-108 -- 1384 Walnut Drive -- Site and Architectural Review Permit Page 3 COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow a remodel and second story addition to an existing single-family residence located at 1384 Walnut Drive. 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 prepared by Louis Dorcich and received by the Planning Division on September 1, 2005, including a site plan, floor plans, and elevations. b. Color/material board and colored elevation received by the Planning Division on September 1, 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 new fence at the expense of the applicant, unless it is determined to be in good condition by the Community Development Director. 4. Propertv 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 be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.) 5. Parkinq and Drivewavs: 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. 6. On-Site Liqhtinq: 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. 3677 PLN2005-108 -- 1384 Walnut Drive -- Site and Architectural Review Permit Page 4 7. Contractor Contact Information Postinq: 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. 8. Accessory Buildinq: The accessory building shall be removed prior to a final building inspection for the home. 9. Construction Hours: Construction activities will 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. 10. Tree Protection Plan: The applicant shall submit a tree protection plan for all 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 included in the building permit set and reviewed and approved by the Community Development Director prior to the issuance of building or grading permits. The tree protection measures shall be installed prior to any demolition, grading, or building on the project site. Documentation of the installation of the tree protection measures shall be submitted to the Planning Division (i.e. photos). 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 dripline of the tree. 11. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to minimize the number of roof vents that are visible from the street frontage. The applicant shall provide the location of such vents on the building plan elevations and roof plans, to the satisfaction of the Community Development Director, prior to issuance of a building permit. Building 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/Plumbing/Mechanical fees when such work is part of the permit. 13. Project Description: This project is proposed as a "remodel and addition to an existing dwelling." The scope of work proposed under this project reflects a scope of work similar to the construction of a new single-family dwelling. The Building Inspection Division will consider much of this project as new construction, and building fees will be calculated based on the comparative similarities to new construction. Planning Commission Resolution No. 3677 PLN2005-108 -- 1384 Walnut Drive -- Site and Architectural Review Permit Page 5 14. 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. 15. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 16. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 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. Title 24 EnerQV Compliance: California Title 24 Energy Compliance forms CF-1 R and MF-1 R shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted as well. 19. 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. 20. 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. 21. 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) ii) Campbell Union High School District (371-0960) iii) Moreland School District (379-1370) iv) Cambrian School District (377-2103) *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. 3677 PLN2005-108 -- 1384 Walnut Drive -- Site and Architectural Review Permit Page 6 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 PG&E concerning utility easements, distribution pole locations, and required conductor clearances. 23. Intent To Occupv DurinQ Construction: Owners shall declare in writing 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. 24. Construction Fencinq: 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. PUBLIC WORKS DEPARTMENT 25. Work in the Public RiQht-of-Wav: 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. 26. Water Meter(s) anq Sewer C!eanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of- way line. 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. Utilitv 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 wherever 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 reconstructed or overlaid within the previous five years will require boring and jacking for all new utility installations. Walnut Drive was overlaid with a Rubber Cap Seal in 2003. The Planning Commission Resolution No. 3677 PLN2005-108 -- 1384 Walnut Drive -- Site and Architectural Review Permit Page 7 pavement restoration plan shall indicate how the street pavement will be restored following the installation or abandonment of all utilities necessary for the project. 30. 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 Stormwater Best Management Practices Handbook for New Development and Redevelopment (UCA 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. 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 $2,120 per net acre, which is $487. PASSED AND ADOPTED this 11th day of October, 2005, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Alderete, Doorley, Ebner, Francois, Gibbons, Rocha and Roseberry None None None Commissioners: Commissioners: Commissioners: APPROVED: ATTEST~d~ y~ Sharon Fierro, Secretary