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PC Res 3780 RESOLUTION NO. 3780 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2006-137) TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE ON PROPERTY OWNED BY MS. CHAMAN SAFIRAN LOCATED AT 1392 STEVENS COURT IN AN R-1-10 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. SEAN TAGHANI, ON BEHALF OF MS. CHAMAN SAFIRAN. FILE NO: PLN2006-137. 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 PLN2006-137: 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-1-10 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 4,152 square foot two-story single-family residence, with a building coverage of 26%, and a floor area of 34%. 5. The project provides three covered and two uncovered parking spaces, where a minimum of one covered and one uncovered parking space is required. 6. The height of the home is 24'-0", where the maximum height limit is 28'-0". 7. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 8. The proposed project includes the removal of two pine trees that are not considered a protected species on a single-family lot. Planning Commission Resolution No. 3780 PLN2006-137 - 1392 Stevens Court - Site and Architectural Review Permit Page 2 9. The proposed two-story residence incorporates representative architectural features of homes in the San Tomas Neighborhood including simple rectangular shaped forms, hipped roof, concrete roof, stucco siding, and an attached garage entry perpendicular to Stevens Court, eliminating a dominant garage elevation along the streetscape. 10. The proposed project is surrounded by single-family residences on the north, south east and west. 11. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA) pertaining to the construction of a new single-family residence 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 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 (PLN2006-137) to allow the construction of a new single- Planning Commission Resolution No. 3780 PLN2006-137 - 1392 Stevens Court - Site and Architectural Review Permit Page 3 family residence on property owned by Ms. Chaman Safiran located at 1392 Stevens Court in an R-1-10 (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. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow the construction of a new single-family residence located at 1392 Stevens Court. 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 and color/material board prepared by Glush Design Associates and date September, 2006, including a site plan, floor plans, and elevations (8 sheets ). b. Preliminary grading and drainage plan prepared by SMP Engineers dated September 7, 2006. (2 sheets) 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. Park Impact Fee: The applicant shall pay the remaining twenty-five (25%) of the required fee in-lieu of park dedication. The remaining fee totaling $2,747.50 (25% of the original fee of $10,990) is due prior to the issuance of a certificate of occupancy by the Building Division. 4. 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. Planning Commission Resolution No. 3780 PLN2006-137 - 1392 Stevens Court - Site and Architectural Revjew Permit Page 4 The submitted plans shall provide details of any proposed electrjc gate system at the project driveway for review and approval by the Community Development Director and the Fire department, prior to the issuance of building permits. Any proposed gate system shall be set back to allow for on-site parking of a car in the driveway in front of the gate. 5. 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.) 6. Parkino 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. Applicant shall provide semi-pervious pavers or stamped concrete for the driveway. 7. 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 landscape plan shall substantially conform to the approved site plan and the City's Water Efficient Landscaping Standards (WELS) and shall indicate the installation of two new twenty four inch trees and the protection. The six required trees shall be installed prior to the issuance of a Certificate of Building Occupancy. 8. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. 9. On-Site Liohtino: 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. 10. Contractor Contact Information Postino: 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. 11. 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. 12. 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 Planning Commission Resolution No. 3780 PLN2006-137 - 1392 Stevens Court - Site and Architectural Review Permit Page 5 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. BuildinQ Division: 13. Permits Reauired: A building permit application shall be required for the proposed new single family dwelling. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 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 by 36 inches. 16. 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. 17. 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. 18. 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. 19. 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 20. Title 24 Enerov 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. Planning Commission Resolution No. 3780 PLN2006-137 - 1392 Stevens Court - Site and Architectural Review Permit Page 6 21. 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. 22. 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. 23. Approvals Reauired: 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. 24. 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. 25. Intent to Occupv Dwellino: Owners shall declare their intent to occupy or not occupy the new dwelling upon completion of construction. Forms can be obtained at the Building Division Counter. 26. Construction Fencino: 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. 3780 PLN2006-137 - 1392 Stevens Court - Site and Architectural Review Permit Page 7 PUBLIC WORKS DEPARTMENT 27. Work in the Public Riaht-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. 28. Water Meterls) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of- way line. 29. 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. 30. Utilitv Encroachment Permit: Separate permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work. 31. 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 whenever possible. 32. 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. Stevens Court has not been overlaid 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. 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. Planning Commission Resolution No. 3780 PLN2006-137 - 1392 Stevens Court - Site and Architectural Review Permit Page 8 Resources to achieve these objectives include Stormwater 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 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. COUNTY FIRE DEPARTMENT 34. 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. 35. Reauired Fire Flow: The fire flow for this project is 1750 gpm at 20 psi residual pressure. 36. Reauired Fire Flow OptionCsinole Familv Dwellinas): Provide the required fire flow from a fire hydrant spaced at a maximum distance of 250 feet from the property line or, provide an approved fire sprinkler system throughout all [portions of the building, designed per National Fire Protection Association (NFPA) Standard #13D and local ordinances. The applicant must revise drawings in writing to indicate that a sprinkler system or a new hydrant will be installed. 37. Fire Apparatus CEnoine) Access Drivewav Reauired: Provide an approved fire department engine roadway turn around with a minimum radius of 36 feet outside and 23 feet inside. Installation shall conform to Fire Department Standard details and Specification sheet A-1. Cul-de-sac diameter shall be no less than 72 feet. The applicant must expand the paved area within the public way to provide a turnaround which complies with standard specification A-1 of provide a turn around on the property which complies with standard specification D-1. Revise drawings to reflect compliance with this requirement. 38. 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. Planning Commission Resolution No. 3780 PLN2006-137 - 1392 Stevens Court - Site and Architectural Review Permit Page 9 PASSED AND ADOPTED this 28th day of November, 2006, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, Francois, Gibbons, Rocha and Roseberry None Ebner None NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: APPROVED: ~ L;___ ~ Bob Alderete, Chair ~ '-1ww-- J