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CC Resolution 10025 RESOLUTION NO. 10025 BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT (PLN 2001-125) TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE ON PROPERTY LOCATED AT 154 SUNNYSIDE AVENUE IN A P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MS. SHIRLEY LU LEVITT. FILE NO. PLN 2001-125. 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 City Council did find as follows with respect to application PLN 2001-125: 1. The development of the proposed project will result in a residential use that is consistent with the General Plan Land Use Designation of Low-Medium Density Residential for the project site. 2. The development of the proposed project will result in a density of 8.5 units per gross acre, which falls below the maximum permitted density for the site of 13 units per gross acre. 3. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 4. The proposed project is consistent with other developments in the surrounding area and is consistent with the development standards for low-medium density residential uses. 5. The proposed project is consistent with the Planned Development Zoning Ordinance. The proposed residence meets the side and rear setback requirements for the R-1 (Single-family Residential) Zoning District. 6. The site plan proposes the construction of a detached two-story residential unit to the rear of the existing residence. Vehicular access to the residences will be provided via a shared driveway on the east side of the project site. 7. The proposed two-story residence will incorporate architectural elements of the existing home situated at the front of the property. The residence will have horizontal lap siding, hipped and gable roof shapes, composition shingles, wood trim around windows, decorative knee braces, and a prominent porch supported by double wood post columns with a river rock base. Walls under the gable roofs are enhanced with fish scale shingles. 8. The project meets the City's parking requirements by providing a total of seven parking spaces. City Council Resolution PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit Page 2 9. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the City Council further finds and concludes that: 1. The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 4. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the general plan designation of the property. 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. The applicant is hereby notified, as part of this application, that (s)he is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. The lead department with which the applicant will work is identified on each condition where necessary. 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 items under review. Additionally, the applicant is hereby notified that (s)he 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 Proiect: Approval is granted approval to construct a single-family residence on the project site. The building and site design shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: a. Set of plans prepared by Mark H. Snow Associates received on March 8, 2002, including building elevations, floor plans and a site plan. b. Color elevations and materials board submitted by the applicant on March 8, 2002 City Council Resolution PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit Page 3 c. Tentative Parcel Map prepared by Kirkeby Engineering received on March 8, 2002. 2. Landscaping: The applicant shall submit four sets of detailed landscape and irrigation plans prepared by a registered Landscape Architect to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director for compliance with all applicable Conditions of Approval, ordinances, laws and regulations. a. Landscape and irrigation plans shall be consistent with the City's Water Efficient Landscaping Standards (WELS). b. All trees (except replacement trees) shall be 15-gallon size and all shrubs shall be a minimum 5-gallon size. c. Landscaping plan shall include a combination of trees, shrubs and ground cover to provide a traditional residential landscape concept. Plantings shall be installed along the proposed driveway and to be provided in all private yard spaces to ensure privacy and screening to adjacent uses. d. Four (4) 24-inch box size trees shall be required as a replacement for the black walnut tree that was removed without a Tree Removal Permit. 3. Parking and Driveways: a. Parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code. b. The applicant shall provide bomanite or other decorative paving for the full length of the driveway and uncovered parking spaces. The pavement design shall be reviewed and approved by the Community Development Director prior to issuance of building permits for the project. 4. Park Impact Fee: A park impact fee of $7,035 for one new unit developed at a density range of six to 13 units per gross acre, or the fee in effect at the time of occupancy, is due upon development of the site. Prior to recordation of the final parcel map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 5. Final Parcel Map: This Planned Development Permit approval is contingent upon approval of the Final Parcel Map to divide the subject property. The final parcel map shall be approved and recorded prior to issuance of building permits. 6. Fences: Fencing along the property lines shall be replaced with a six-foot high "good neighbor" wood fence at the expense of the applicant, unless it is determined to be in good condition by the Community Development Director. Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. 7. 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 City Council Resolution PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit Page 4 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). 8. 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. 9. Retention of Existing Residence: The existing single-family residence shall be retained in perpetuity unless a Modification to Planned Development No. PLN 2001-125 is approved by the City Council. Minor additions or alterations may be approved by the Community Development Director if they are determined to be consistent with the historic character of the existing residence. Significant modifications, including the addition of floor area, shall require the application of a Modification to the Planned Development Permit. 10. Planned Development Permit Expiration: The Planned Development Permit approval shall expire and be void one year from the date of final approval, unless a building permit is obtained. Construction must be completed one year thereafter or the Planned Development Permit shall be void. 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. Buildine Division: 12. Permits Required: A building permit application shall be required for each proposed new structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 13. 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. 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 minimum size of construction plans submitted for building permits shall be 24 in. x 36 in. 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. City Council Resolution PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit Page 5 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 comer locations 19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF- 1R shall be blue-lined on the construction plans. 81f2 X 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 U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 21. Water Pollution: 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" X 36") is available at the Building Division service counter. 22. Approvals Required: 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. 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. FIRE DEPARTMENT 23. Required Fire Flow: The required fire flow for this project has been calculated at 1,000 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. City Council Resolution PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit Page 6 24. 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. PUBLIC WORKS DEPARTMENT 25. Parcel Map: Prior to issuance of any grading or building permits for the project, the applicant shall submit a Final Parcel Map for review by the City and recordation, upon approval by the City. The current plan check fee is $1,215.00 plus $25 per lot. 26. Preliminary Title Report: Upon submittal of the Final Parcel Map, the applicant shall provide a current Preliminary Title Report. 27. Public Service Easement and Sidewalk Easement: Upon recordation of the Parcel Map, the applicant shall grant a 10 foot Public Service and Sidewalk Easement on private property contiguous with the public right-of-way along the Sunnyside A venue frontage. 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. 28. Easements: Upon recordation of the Parcel Map, the applicant shall cause Easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc. 29. Monumentation for Final Parcel Map: Prior to recordation of the Parcel Map, the applicant shall provide security for setting all Monuments shown on the map. 30. Street Improvements: Upon recordation of the Parcel Map, the applicant shall execute a street improvement agreement and shall 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 fee for a non- utility encroachment permit application is currently $255.00. The plans shall include the following: a. Removal of existing curb, gutter, sidewalk, and driveway approach. b. Construction of new curb, gutter, sidewalk, and two separated ADA compliant driveway approaches. c. Installation of street trees and irrigation at 40 feet on center. d. Construction of conforms to existing public and private improvements, as necessary. 31. Water Meter(s) 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. 32. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. City Council Resolution PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit Page 7 33. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 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. 34. Utilitv Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets which have been resurfaced within the previous 5 years will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 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 10 year storm frequency, prepare an 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. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site or recordation of the Parcel Map, the applicant shall pay the required Storm Drain Area fee which is $2,250.00 per acre. 37. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NP-DES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. The City will provide the applicant with information to assist in complying with this Condition of Approval. The primary objective is to improve the quality and reduce the quantity of storm water runoff to the Bay. 38. Demolition: Prior to recording of the Final Map/Parcel Map the applicant shall obtain a Demolition permit to remove any nonconforming structures. 39. Site Plan: Upon submittal of a formal application, the developer shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist. City Council Resolution PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit Page 8 PASSED AND ADOPTED this 21stctayof May AYES: NOES: ABSENT: ABSTAIN: ATTEST: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: , 2002, by the following roll call vote: Burr, Kennedy, Furtado, Watson None Dean None d~"-'- Je~tte Watson, Mayor APPROVED: 12~ Anne Bybee, City Clerk