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PC Res 3870 RESOLUTION NO. 3870 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PLN2007-111) TO ALLOW THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE AND MAJOR REBUILD OF AN EXISTING SINGLE FAMILY RESIDENCE ON PROPERTY OWNED BY MR. GREGORY WHITESIDE LOCATED AT 190 SUNNYSIDE AVENUE IN A P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. GREGORY WHITESIDE. FILE NO: PLN2007-111. After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to File No. PLN2007-111: 1. The density of the proposed project site is 8.7 units per gross acre, which is consistent with the General Plan land use designation of Low-Medium Density Residential (6-13 units per gross acre). 2. The proposed project is consistent with the Planned Development Zoning Ordinance. 3. The project site is currently developed with a single-family home and detached garage, which would be remodeled as part of this project. The subject property is located on the south side of Sunnyside Avenue, west of the intersection First Street and Sunnyside Avenue, and is surrounded by residential uses on all sides. 4. The site plan proposes the construction of one single family residence and remodel of an existing single family residence, each on individual lots. Each the residence would take vehicular access from their own driveway off of Sunnyside Avenue. 5. The project provides a total of 8 parking spaces, where 4 spaces are required. 6. The completed project would consist of two single family residences with a building coverage of 41 %, landscaping coverage of 34%, and paving coverage of 25%. 7. The proposed project will have an overall floor area ratio of 0.59. 8. The conceptual landscaped areas show trees, shrubs and grass to be planted. The proposed landscaping represents 34% of the total lot area. 9. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA). Planning Commission Resolution No. 3870 PLN2007-111 - 190 Sunnyside Avenue - Planned Development Permit Page 2 Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed development will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development 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 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. 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 and a rough proportionality between the conditions Of approval and the impacts of the project. 6. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 7. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Planned Development Permit (PLN2007-111) to allow the construction of a new single-family residence and major rebuild of an existing single family residence on property owned by Mr. Gregory Whiteside located at 190 Sunnyside Avenue in a P-D (Planned Development) 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 Proiect: Approval is granted for a Planned Development Permit (PLN2007 -111) to allow the construction of a new single family residence and major Planning Commission Resolution No. 3870 PLN2007-111 - 190 Sunnyside Avenue - Planned Development Permit Page 3 remodel of an existing single family residence located at 190 Sunnyside 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 prepared by Steve Nelson and stamped as received by the Planning Division on January 30, 2008. b. Tentative Parcel Map prepared by Argonaut Engineering and stamped as received by the Planning Division on January 30, 2008. c. Colored elevation and material board submitted by Gregory Whiteside and stamped as received by the Planning Division on January 30, 2008. 2. Permit Expiration: The Planned Development Permit is valid for a period of two years from the date of final City Council approval. A building permit must be obtained within this two-year period or the Planned Development Permit shall be void. 3. Parcel Map: The Planned Development Permit approval is contingent upon recordation of the Parcel Map to divide the subject property. The Parcel Map shall be recorded prior to the issuance of building permits. 4. Privacv Impacts: Obscure glass on all second story bathroom windows shall be incorporated into the project design. The applicant shall submit a materials sample, prior to the issuance of building permits, for review and approval by the Community Development Director. 5. Landscape and IrriQation Plan: The applicant shall submit a final landscape and irrigation plan to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The landscape and irrigation plan shall substantially conform with the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS). 6. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees to be retained on site or on adjacent lots that are impacted by the project, and shall contain specific information about the preservation of the trees during any grading or building on site. Such tree protection measures shall be installed prior to any demolition, grading, or building on the project site. 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. All trimming or branch removal from protected trees shall be completed by a certified arborist. The tree protection plan shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits. Planning Commission Resolution No. 3870 PLN2007-111 - 190 Sunnyside Avenue - Planned Development Permit Page 4 7. Park Impact Fee: The applicant shall pay the current park impact fee, based on a density range of six to thirteen units per gross acre, for the development of the site. Prior to recordation of the Parcel Map, 75% of this fee is due and the remaining 25% is due prior to issuance of a certificate of building occupancy. 8. Fences: All new fencing shall be a good-neighbor style wood fence and shall comply with all the provisions of Section 21.18.060 of the Campbell Municipal Code. The design and location of all fences shall be reviewed and approved by the Community Development Director prior to issuance of any building permits for the project. Fencing along the property lines shall be replaced at the expense of the applicant/developer, unless it is determined to be in good condition by the Community Development Director. 9. Propertv Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. Any vacant 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). 10. Utilitv Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back- flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Community Development Director. 11. On-Site Liohtino: 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. 12. Construction Activities: The applicant shall abide by the following requirements during construction: a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. b. Truck routes to and from the construction site should be established and submitted to the City for review and approval prior to issuance of a building permit. These truck routes shall avoid access to the project site via residential streets where possible. Planning Commission Resolution No. 3870 PLN2007-111 - 190 Sunnyside Avenue - Planned Development Permit Page 5 c. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. d. Unnecessary idling of internal combustion engines shall be strictly prohibited. e. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise- sensitive receptors such as existing residences and businesses. f. Prior to the issuance of building permits, the project site shall be posted with the name and contact number of the lead contractor and construction hours in a location visible from the public street so that the contractor can be made aware of noise complaints. g. Construction equipment, vehicles, and workers associated with the development of the project shall not be permitted to park on any residential streets. h. Use dust-proof chutes for loading construction debris onto trucks. i. Water or cover stockpiles of debris, soil, and other materials that can be blown by the wind. j. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. k. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas at the construction site. I. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets, as directed by the City Engineer. m. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed stockpiles (dirt, sand, etc.). 13. Parkino and Drivewavs: 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 pavement material for the driveways, uncovered parking spaces, and walkways for the project. The design and material to be used for the decorative pavement shall be indicated on the building permit plans and will be reviewed and approved by the Community Development Director prior to the issuance of building permits. 14. 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 building permits. Planning Commission Resolution No. 3870 PLN2007-111 - 190 Sunnyside Avenue - Planned Development Permit Page 6 BUILDING DIVISION: 15. Permits Required: A separate building permit application shall be required for the proposed new single family dwelling and the complete remodeling and addition to the existing structure. The building permits shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 16. Proiect Description: A portion of this project is proposed as a "remodel and addition to an existing dwelling". The scope of work proposed under this project more closely reflects the construction of a new single-family dwelling. The Building Inspection Division will consider this project as new construction, and fees will be calculated based on the comparative similarities to new construction. 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. 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. 19. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 20. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 21. Site Plan: Applications for building permits shall include competent engineer prepared site plans that identify each property and the proposed structures with dimensions and elevations as appropriate. Site plan shall also include thorough site drainage details. 22. Title 24 Enerov Compliance: California Title 24 Energy Compliance forms shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as well. 23. Special Instructions: When a special inspection is required by C.B.C. Section 1704, 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 C.B.C Appendix 1, Section 106. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. Planning Commission Resolution No. 3870 PLN2007-111 - 190 Sunnyside Avenue - Planned Development Permit Page 7 24. 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. 25. 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. d. Bay Area Air Quality Management District (Demolitions Only) 26. 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 P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. 27. Intent to Occupv durinQ Construction: Owners shall declare 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. 28. 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. 29. Applicable Buildino Code: This project is subject to requirements under the 2007 California Building Code. Applicant must demonstrate that residential exterior walls located within 5 feet of the property line are of 1-hour fire resistive construction. Up to 25% of the exterior wall area is permitted to have unprotected openings (windows) for exterior walls 3 to 5 feet from property lines. Applicant shall indicate proposed window area totals for all exteriors walls within 5 feet of property line. Planning Commission Resolution No. 3870 PLN2007-111 - 190 Sunnyside Avenue - Planned Development Permit Page 8 FIRE DEPARTMENT 30. 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 not spaced at the required spacing. The existing hydrants spacing does not meet the requirements for the new proposed building at the flag lot. 31. Required Fire Flow Option (Sinole Familv Dwellinos): Provide the required fire flow from fire hydrants spaced at a maximum of 500 feet 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 fire sprinkler system supply valving shall be installed per Fire Department Standard Detail & Specifications W-1/SP-6. 32. Flaaoed Lots: Flagged Lots shall conform with all access and water supply requirements in accordance with Fire Code Article 9. Contact Fire Department for applicable means of compliance. PUBLIC WORKS DEPARTMENT 33. Tentative Parcel Map: The applicant shall submit a complete and accurate tentative parcel map in accordance with the Planning Division's checklist and pay the required Planning Department fees. 34. Parcel Map: Prior to issuance of any grading or building permits for the project, the applicant shall submit a parcel map for recordation upon approval by the City, pay various fees/deposits and submit the map in a digital format acceptable to the City. The current parcel map processing fee for Public Works Department is $3,400.00 plus $75.00 per lot. 35. Preliminary Title Report: Upon submittal of the parcel map, the applicant shall provide a current (within the past 6 months) Preliminary Title Report. 36. Public Service and Sidewalk Easement: Upon recordation of the parcel map, the applicant shall grant a five (5) foot public service easement and sidewalk easement on private property contiguous with the public right-of-way along Sunnyside Avenue. 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. 37. Demolition: Prior to recording of the parcel map, the applicant shall obtain a demolition permit and remove any nonconforming structures if necessary. 38. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant shall provide a cash deposit for setting all monuments shown on the map. Monuments shall be set per section 20.76.010 of the Campbell Municipal Code. Planning Commission Resolution No. 3870 PLN2007-111 - 190 Sunnyside Avenue - Planned Development Permit Page 9 39. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 40. Gradino and Drainaae Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare an engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. 41. 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 $2,120.00 per net acre, which is $403.00. 42. 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. Show location of all existing utilities within the new and existing public right of way. b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area. c. Installation of City approved street trees at 30 feet on center. d. Removal of existing driveway approach and necessary sidewalk, curb and gutter. e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approach. f. Construction of conforms to existing public and private improvements, as necessary. 43. 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. 44. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer c1eanout(s) shall be relocated or installed on private property behind the public right-of-way line. 45. 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. Planning Commission Resolution No. 3870 PLN2007-111 - 190 Sunnyside Avenue - Planned Development Permit Page 10 46. 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. 47. 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. Sunnyside Avenue has not been overlaid during 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. 48. Additional Street Improvements: Should it be discovered after the approval process that new utility main lines, extra utility work or other work is required to service the development, and should those facilities or other work affect any public improvements 49. 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 ("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. 50. Occupancv: Prior to allowing occupancy for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. Planning Commission Resolution No. 3870 PLN2007-111 - 190 Sunnyside Avenue - Planned Development Permit Page 11 PASSED AND ADOPTED this 26th day of February, 2008, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, Ebner, Gairaud, Gibbons and Roseberry None None Rocha NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: APPROVED: ~ ~_ Bob Roseberry, C ATTEST: