PC Res 3915RESOLUTION N0.3915
BEING A RESOLUTION OF THE PLANNING COMMISSI(
CITY OF CAMPBELL GRANTING APPROVAL OF A
ARCHITECTURAL REVIEW PERMIT (PLN2008-62) TO
1,746 SQUARE FOOT SINGLE-STORY ADDITION
SQUARE FEET OF UNINHABITABLE ATTIC STORAGE
AN EXISTING 2,005 SQUARE FOOT, SINGLE-FAMILY F
ON PROPRTY OWNED BY MR. RICHARD HILOVSKY LC
1765 REGINA WAY IN AN R-1-9 (SINGLE FAMILY RE
ZONING DISTRICT. APPLICATION RICHARD HILOVSKY.
PLN2008-62.
After notification and public hearing, as specified by law and after
Community Development Director, proponents and opponents, the he.
After due consideration of all evidence presented, the Planning Co
follows with respect to application PLN2008-62.
1. The density of the residential project will result in a density of 3.2
which is consistent with the General Plan land use designa
Residential (less than 4.5 units per gross acre).
)N OF THE
SITE AND
ALLOW A
WITH 984
iPACE) TO
;ESIDENCE
-CATED AT
31DENTIAL)
FILE NO.:
entation by the
was closed.
fission did find as
per gross acre,
of Low Density
2. The project is consistent with the R-1-9 (Single-Family Residenti I, 9,000 square foot
minimum lot size) zoning district and meets the minimum setbac ,height restriction,
building coverage, and parking requirements of the R-1-9 Zoning istrict for additions
along existing building lines.
3. The project is consistent with the development standards and des~n guidelines of the
San Tomas Area Neighborhood Plan.
4. The proposed new single-story single-family residence and attache garage consists of
3,914 square feet with 984 square feet of uninhabitable attic s ace and a building
coverage of 35%.
5. The height of the home is 25 feet, 10 inches where the maximum h fight limit is 28 feet.
6. The residence incorporates representative architectural features of the San Tomas
Neighborhood including simple rectangular shaped forms, an atta hed garage, stucco
exterior, and composition shingle roofing material.
7. The proposed project is surrounded by single-family residences on ~he north, south and
east and west.
8. The project provides one covered and one uncovered parkin spaces, where a
minimum of one covered and one uncovered parking space are req fired.
Planning Commission Resolution No. 3915
PLN2008-62 - 1765 Regina Way -Site and Architectural Review Perm
Page 2
9. The project qualifies as a Categorically Exempt project per Sectio 15303, Class 3, of
the California Environmental Quality Act (CEQA) pertaining to the construction of
additions to existing dwellings.
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 Gen~ral 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 reason ble 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 th environment.
5. The proposed development will not be detrimental to the health, ;
neighborhood or the City as a whole.
6. The proposed project will contribute to the housing stock in the
serve the housing needs of the community.
7. There is a reasonable relationship between the use of the fe
project and the type of development project.
8. There is a reasonable relationship and a rough proportionality b
of approval and the impacts of the project.
or welfare of the
of Campbell and
imposed upon the
n the conditions
THEREFORE, BE IT RESOLVED that the Planning Commission grants a Site and
Architectural Review Permit (PLN2008-62) to allow a 1,746 squa a foot single-story
addition (with 984 square feet of uninhabitable attic storage space) o an existing 2,005
square foot single-family residence on property owned by Mr. Richar Hilovsky located at
1765 Regina Way in an R-1-9 (Single Family Residential) Zoning Distrct.
Where approval by the Director of Community Development, City En
Director, City Attorney or Fire Department is required, that review sh
with all applicable conditions of approval, adopted policies and gu
laws and regulations and accepted engineering practices for the
Additionally, the applicant is hereby notified that he/she is require
applicable Codes or Ordinances of the City of Campbell and the St
pertain to this development and are not herein specified.
ineer, Public Works
II be for compliance
felines, ordinances,
item under review.
to comply with all
to of California that
Planning Commission Resolution No. 3915
PLN2008-62 - 1765 Regina Way -Site and Architectural Review Perm
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Declaration of Acceptance of All Conditions: Within thirty (30) d.
Commission approval, the applicant shall sign the final, approved
Approval. Until said Conditions are signed, the proposed Site and
Permit shall not be valid for any permits sought from the City.
2. Approved Project: Approval is granted for a Site and Architec
(PLN2008-62) to allow a 1,746 square foot first floor addition an
new uninhabitable attic space to existing single-story single-family
1765 Regina Way. The project shall substantially conform to the p
as received by the Community Development Department on
except as may be modified by the Conditions of Approval herein.*
A. The project plans shall be modified to include the enclosure of 1
door between the first floor and the uninhabitable attic space.
B. Construct floor to ceiling walls enclosing and defining the unfini
of the Planning
of Conditions of
~itectural Review
oral Review Permit
984 square feet of
esidence located at
eject plans stamped
eptember 19,2008,
attic space with a
attic space.
* Planning sign off is required to prior to Building Permit final+ Construction not in
substantial compliance with the approved project plans shall not ~e approved without
prior authorization of the necessary approving body. ~,
3. Site and Architectural Review Permit Approval Expiration: The S e and Architectural
Review Permit approval shall be valid for one year from the da a of final approval.
Within this one-year period a building permit must be obtained. allure to meet this
deadline will result ~in the Administrative Architectural Site and eview Permit being
void. i
4. Landscape Plan: The applicant shall submit two (2) sets of a final landscape/site plan
to the Planning Division, prior to the issuance of building per its, for review and
approval by the Community Development Director. The Ian scape plan shall
substantially conform with the approved conceptual landscape Ian and the City's
Water Efficient Landscaping Standards (WELS). ~,
5. Tree Protection Plan: The applicant shall submit a tree protection Ian for all protected
trees to be retained on site and shall contain specific inf rmation 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
Planning Commission Resolution No. 3915
PLN2008-62 - 1765 Regina Way -Site and Architectural Review Permit
Page 4
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 drip line of the tree.
6. Architectural Details: The applicants shall submit an alternate design for the garage
door (carriage style garage door) for review and approval by the Community
Development Director. SARC recommended a carriage style garage door to add visual
appeal to the proposed residence. The applicant shall also include architectural details
of the porch entry way and porch columns showing that the porch columns do not
overhang the porch in the project plans submitted to the Building Department for review
and approval of the Community Development Director prior to building permit issuance.
7. FencesNValls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be submitted for review and
approval by the Community Development Department.
8. 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.)
9. Parking and Driveways: All parking and driveway areas shall be developed in
compliance with the approved plans with the requirement for either stamped concrete
or interlocking pavers, and Chapter 21.28 (Parking and Loading) of the Campbell
Municipal Code.
10. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of
the Campbell Municipal Code.
11. Compliance with Other Regulations: The applicants shall comply with other state,
county, and city ordinances that pertain to the proposed project and where they are
conducted.
12. 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
prior to the issuance of building permits.
13. 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.
Planning Commission Resolution No. 3915
PLN2008-62 - 1765 Regina Way -Site and Architectural Review Permit
Page 5
14. Roof Vents: The applicants shall coordinate mechanical and plumbing plans to
minimize the number of roof vents that are visible from the street frontage. The
applicants 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.
15. Construction Activities: The applicants 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. All construction equipment with internal combustion engines used on the project site
shall be properly mufFled and maintained in good working condition.
c. Unnecessary idling of internal combustion engines shall be strictly prohibited.
d. 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.
e. Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
Building Division:
16. 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.
17. Project Description: 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.
18. 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.
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 size of construction plans submitted for building permits shall be 24
inches by 36 inches.
Planning Commission Resolution No. 3915
PLN2008-62 - 1765 Regina Way -Site and Architectural Review Permit
Page 6
21. 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.
22. Seismic Requirements: Additions and Alterations to (e) residential structures shall
comply with Section 3403.2.3 Seismic of the 2007 California Building Code (CBC).
23. Title 24 Energy Compliance: California Title Energy Compliance forms CF-1 R and MF-
1 R shall be blue-lined on the construction plans. 8'/z X 11 calculations shall be
submitted as well.
24. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, 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 Chapter 1, Section 106. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
25. Non-Point Source: 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.
26. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (874-2900)
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)
27. P.G.& E.: Applicants are 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.
28. Intent to Occupv During Construction: Owners shall declare their intent to occupy the
dwelling during construction. The Building Inspection Division may require the
Planning Commission Resolution No. 3915
PLN2008-62 - 1765 Regina Way -Site and Architectural Review Permit
Page 7
premises to be vacated during portions of construction because of substandard and
unsafe living conditions created by construction.
29. Construction Fencin4: 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.
Public Works Division:
30. 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 $546.00.
31. 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.
32. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the public
right-of-way line.
33. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the
applicants 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.
34. Pavement Restoration: Based on the utility coordination plan, the applicants 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. Regina Way has not been reconstructed or 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 for the project.
35. 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. 3915
PLN2008-62 - 1765 Regina Way -Site and Architectural Review Permit
Page 8
36. 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,
the City may add conditions to the development/project/permit, at the discretion of the
City Engineer, to restore pavement or other public improvements to the satisfaction of
the City.
37. 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 of 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 Meef Development Standards for Stormwater Quality:
A Companion Document fo Start at the Source ("Using Site Design Techniques") by
BASMAA, 2003.
SANTA CLARA COUNTY FIRE DISTRICT
38. Required Fire Flow: The fire flow for this project is 1750 gpm at 20 psi residual
pressure. As an automatic fire sprinkler system will be installed, the fire flow has been
reduced by 50% establishing a required adjusted minimum fire flow of 1,000 gpm at
20psi residual pressure. The adjusted fire flow is available from area water mains and
fire hydrant(s) which are spaced at the required spacing.
39. Automatic Fire Sprinkler System Required: All new buildings with a gross floor area in
excess of 3,600 square feet and all new buildings located within the designated
Wildland-Urban Interface area, shall be protected throughout by an approved,
automatic fire sprinkler system, hydraulically designated per National Fire Protection
Association (NFPA) Standard #13D. A State of California licensed fire protection
contractor shall submit plans, calculations, a completed permit application and
appropriate fees to this department for review and approval prior to beginning their
work.
Planning Commission Resolution No. 3915
PLN2008-62 -1765 Regina Way -Site and Architectural Review Permit
Page 9
PASSED AND ADOPTED this 11th day of November, by the following roll call vote:
AYES: Commissioners: Alderete, Ebner, Gairaud, Gibbons and Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: Rocha
ABSTAIN: Commissioners: None
APPROVED:
Bob Roseberry, (fair
ATTEST: v
Jackie C. Y ung, A Secretary