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PC Res 3730 RESOLUTION NO. 3730 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2006-43) TO ALLOW THE CONSTRUCTION OF A NEW ONE-STORY SINGLE-FAMILY RESIDENCE ON PROPERTY OWNED BY WALT AND NANCY WONG LOCATED AT 1460 WESTMONT AVENUE IN AN R-1-9 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. TOM SLOAN, ON BEHALF OF WALT AND NANCY WONG. FILE NO: PLN2006-43. 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 PLN2006-43: 1. The density of the residential project will result in a density of 2.7 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 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 home consists of a new 1,843 square foot, one-story single-family residence with a building coverage of 14% and Floor Area of 14%. 5. The height of the home is 18 feet where the maximum height limit is 28 feet. 6. The residence incorporates representative architectural features of the San Tomas Neighborhood including simple rectangular shaped forms, simple hipped rooflines, a front porch, two-car attached garage, composition shingle roofing material, ledge stone wainscot and an exterior of stucco siding. 7. The proposed project is surrounded by single-family residential uses on the north, south, east and west. 8. The project provides two covered and two uncovered parking spaces where a minimum of one covered and one uncovered parking space are required. Planning Commission Resolution No. 3730 PLN2006-43 - 1460 Westmont Avenue - Site and Architectural Review Permit Page 2 9. 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. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit (PLN2006-43) to allow the construction of a new one-story single-family residence on property owned by Walt and Nancy Wong located at 1460 Westmont Avenue in an R-1-9 (Single Family Residential) Zoning District. 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. 3730 PLN2006-43 - 1460 Westmont Avenue - 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 (PLN2006-43) to allow the construction of a new single-family residence located at 1460 Westmont 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 April 27, 2006 including a site plan, floor plan, and elevations. b. Color/material board stamped as received by the Planning Division on April 18, 2006. c. Illustration of residence with stucco wall material at the residence entrance. 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 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. 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 be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.) 5. Parkinq 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 for the driveway. 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. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. Planning Commission Resolution No. 3730 PLN2006-43 - 1460 Westmont Avenue - Site and Architectural Review Permit Page 4 7. Revised Entry Desion: The applicant shall submit revised plans at the time of Building Permit submittals indicating revisions in the height and materials of the entry foyer design to provide a more subdued entry element for review and approval of the Community Development Director prior to the issuance of Building Permits. 8. On-Site Liahtina: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with Section 21.18.090 of the Campbell Municipal Code. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 9. 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. 10. Roof Vents: 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. 11. Contractor Contact Information Postina: Prior to the issuance of building permits, the project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street. Building Division: 12. Permits Required: A building permit application shall be required for the proposed new single-family dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 13. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 14. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 15. 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. 16. Soils Report: The applicant shall submit two copies of a current soils report containing foundation and retaining wall design recommendations, prepared to the Planning Commission Resolution No. 3730 PLN2006-43 - 1460 Westmont Avenue - Site and Architectural Review Permit Page 5 satisfaction of the Building Official, 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 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 corner locations 19. Title 24 EnerQY Compliance: California Title 24 Energy Compliance forms CF-1 R and MF-1 R shall be blue-lined on the construction plans. 8% 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. 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. 22. 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. 23. 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. All protected trees shall be fenced to prevent damage to root systems. Planning Commission Resolution No. 3730 PLN2006-43 - 1460 Westmont Avenue - Site and Architectural Review Permit Page 6 24. Proiect 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) d. School Districts: 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. PUBLIC WORKS DEPARTMENT 25. Work in the Public Riaht-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. 26. Street Improvements Requirements: Westmont Avenue was recently reconstructed. The following considerations shall be addressed during the design process: a. In this vicinity, the street pavement required a specialized pavement section due to unsuitable subgrade materials discovered during the construction process. The pavement section consists of 7" of asphalt concrete over 18" of aggregate base with filter fabric. Any utility connections or cuts to the street in this section will require major pavement restoration work. The applicant's engineer should be made aware of these improvements and in order to minimize costs, should use the existing utility connections whenever possible, and should use joint trenches, if trenching is necessary. b. The sidewalk in this vicinity was also constructed to accommodate the subgrade. Along this property frontage, the sidewalk consists of a 6" concrete slab over a 6" aggregate base layer. Any removal of this sidewalk will require replacement of this thickened section. c. The Westmont project included a 3" curb drain that starts at the property line at this address and empties into the street, as well as a 3" drain stub out from the back of the existing catch basin to the property line. The engineer for the grading and drainage plan should be made aware of the existence of these connections for use in the grading and drainage design for the new home. Planning Commission Resolution No. 3730 PLN2006-43 - 1460 Westmont Avenue - Site and Architectural Review Permit Page 7 d. Should any new utility main lines or other work required to service the development that affects any street improvements, the City may add conditions to the development/project, at the discretion of the City Engineer, to restore pavement or other street improvements to the satisfaction of the City. 27. Gradina and Drainaae Plan: Prior to issuance of any grading or building permits for the site, the applicant shall provide an engineered grading and drainage plan for review and pay fees required to obtain necessary grading permits. The grading and drainage plans should take into consideration that all three lots abutting this property drain into this lot and the plan must not impede existing historical drainage patterns. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33. 28. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer c1eanout(s) shall be relocated or installed on private property behind the public right- of-way line. 29. Utilities: Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. Separate permits are required for each utility installation. 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. 30. 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. Every effort should be made to use the existing utility services to the property. Westmont Avenue was reconstructed to full depth in 2004. Should the newly reconstructed street need to be cut for any utility or underground installation, substantial pavement restoration will be required. Streets that have reconstructed or overlaid within the past five (5) years will also require boring and jacking for any utility service connections. 31. 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. Since Westmont Avenue was reconstructed to full depth in 2004, a detailed pavement restoration plan indicating how the full depth Planning Commission Resolution No. 3730 PLN2006-43 - 1460 Westmont Avenue - Site and Architectural Review Permit Page 8 street pavement shall be restored following any street cuts shall be provided by the applicant for review and approval by the City Engineer. 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, currently set at $2,120.00 per net acre, which is $657.00. 33. 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. 34. Reimbursements: Prior to issuance of any grading or building permits for the site, reimburse the City for previously constructed public improvements on Westmont Avenue in the amount of $5,333.00. 35. Maintenance Aareement: Prior to issuance of any grading or building permits, a maintenance agreement may be required for the storm water facilities to be incorporated on the site. COUNTY FIRE DEPARTMENT 36. Formal Plan 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 received from, the Building Department all applicable construction permits. 37. Required Fire Flow: The fire flow for this project is 1000 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. Planning Commission Resolution No. 3730 PLN2006-43 - 1460 Westmont Avenue - Site and Architectural Review Permit Page 9 PASSED AND ADOPTED this 2ih day of June, 2006, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Doorley, Ebner, Francois, Gibbons, Rocha None None Roseberry APPROVED:~~~ Bob Alderete, Chair ATTEST: A/t1n1~ / Sharon Fierro, Secretary