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PC Res 3996RESOLUTION NO. 3996 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2010-50) TO ALLOW THE CONSTRUCTION OF A NEW TWO-STORY SINGLE-FAMILY RESIDENCE ON PROPERTY LOCATED AT 324 REDDING ROAD IN AN R-M (MULTIPLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MS. AMAN DULAY. FILE NO.: PLN2010-50. 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 PLN2010-50. Environmental Finding 1. The project qualifies as a Categorically Exempt project per 15301, Class 3, of the California Environmental Quality Act (CEQA) pertaining to the construction of a new single-family residence. Evidentiary Findings 2. The project site is zoned R-M (Multiple-Family Residential) on the City of Campbell Zoning Map. 3. The project site is designated Low-Medium Density Residential (6-13 units/gr. acre) on the City of Campbell General Plan Land Use diagram. 4. The proposed project includes the construction of a new two-story single-family residence on a property currently developed with an existing single-family residence that will be retained, resulting in one property with two homes. 5. The project site is located on the south side of Redding Road, at the City border with San Jose. 6. The proposed project will be compatible with the R-M (Multiple-Family Residential) with approval of a Site and Architectural Review Permit. 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. 8. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 9. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. Planning Commission Resolution No. 3996 PLN2010-50 - 324 Redding Road -Site and Architectural Review Permit Page 2 Based upon the foregoing findings of fact and pursuant to Campbell Municipal Code Sec. 21.42.060(8), the Planning Commission further finds and concludes that: 10. The project will be consistent with the general plan; 11. The project will aid in the harmonious development of the immediate area; and 12. The project is consistent with applicable adopted design guidelines. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit (PLN2010-50) to allow the construction of a new two-story single-family residence on property located at 324 Redding Road in an R-M (Multiple Family) Zoning District. The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. Where approval by the Community Development Director, 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 Approved Project: Approval is granted fora Site and Architectural Review Permit (PLN2010-50) to allow the construction of a two-story single family residence on property located at 324 Redding Road. The project shall substantially conform to the revised project plans and color/material board stamped as received by the Planning Division on September 7, 2010 and July 28, 2010, respectively, except as may be modified by the conditions of approval herein. 2. Permit Expiration: The Site and Architectural Review Permit approval shall be valid for two years from the date of final approval (September 24, 2012). Within this two-year period an application for a building permit must be submitted. Failure to meet this deadline will result in the Site and Architectural Review Permit being rendered void. 3. Planning Final Required: Planning Division clearance is required prior to Building Permit final. Construction not in substantial compliance with the approved project plans shall not be approved without prior authorization of the necessary approving body. 4. Park In-Lieu Fee: A Park In-Lieu Fee is due upon development of the project site at the new density range of 6-13 units/gr. acre (currently $9,415 per unit). A credit will be given Planning Commission Resolution No. 3996 PLN2010-50 - 324 Redding Road -Site and Architectural Review Permit Page 3 for the existing single-family residence at the existing density range of >6 units/gr. acre (currently $16,119). Resultingly, the Park In-Lieu Fee due shall be $2,711 ($9,415 x 2 - $16,119). Should the City modify its Park In-Lieu Fee Schedule, the fee in effect at the time of building permit submittal shall apply. 100% of this fee shall be due at final building occupancy. 5. Final Landscaping Plan: The applicant shall submit a final landscape and irrigation plan with the building permit construction plans in compliance with the City's Water Efficient Landscape Guidelines. 6. Grading Plan: The building permit construction plans shall include a grading and drainage plan prepared by a qualified engineer indicating actual (not assumed) existing and proposed grades relative to existing grade and showing management of on-site drainage, for review and approval by the Community Development Director. The existing grade shall be modified by the minimum necessary to ensure proper drainage as determined by the Community Development Director. 7. Height Measurements: The height measurements on the elevation sheets shall be revised on the building permit construction plans to be consistent with the grading and drainage plan. 8. Detail Drawings: The building permit construction plans shall include detail drawings ("cut-sheets") of the garage door, the balcony, lighting fixtures, and any other architectural element, as required by the Planning Division. 9. Parking: All parking and driveway areas shall be maintained in compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell Municipal Code. Specifically, both garage doors (north and south facing) shall at all times remain operable and unobstructed. Both garage doors shall be operable by aremote-controlled garage door opener system. 10. Compliance with Other Regulations: The applicant shall comply with all state, county, and city regulations and laws that pertain to the proposed project. 11. 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. 12. Construction Activities: The applicant shall abide by the following requirements during construction: Planning Commission Resolution No. 3996 PLN2010-50 - 324 Redding Road -Site and Architectural Review Permit Page 4 a. 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 during all periods of construction. b. 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. 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. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell. Building Division 13. 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. 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. Applicant shall also submit (1) reduced size 11 "x 17" copy of plans and submit any necessary revision sheets for this copy as required. 16. 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. 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. Elevation bench marks shall be called out at all locations that are identified as "natural grade" and intended for use to determine the height of the proposed structure. 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 Planning Commission Resolution No. 3996 PLN2010-50 - 324 Redding Road -Site and Architectural Review Permit Page 5 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 Energy Compliance: California Title 24 Energy Compliance forms shall be blue- lined on the construction plans. 8'/2 X 11 calculations shall be submitted as well. 21. 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. 22. Non-point Pollution Control Program: 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. 23. 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 school district, contact the offices identified above or visit: http://www.sccoe.k12.ca.us/resourcesfamilies/districtlocator. 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) 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 P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. Planning Commission Resolution No. 3996 PLN2010-50 - 324 Redding Road -Site and Architectural Review Permit Page 6 25. Construction Fencing: 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. 26. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the proposed new single family project prior to the issuance of a building permit. PUBLIC WORKS DEPARTMENT 27. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the site, the applicant shall provide a current (within past 6 months) Preliminary Title Report. 28. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits for the site the applicant shall fully complete the process to cause additional right-of-way to be granted in fee for public street purposes along the Redding Road frontage to accommodate 30 foot half street, unless otherwise approved by the City Engineer. The applicant shall submit the necessary documents for approval by the City Engineer process the submittal with City staff's comments and fully complete the right-of- way process. 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. 29. Public Service Easement and Sidewalk Easement: Prior to issuance of any grading or building permits for the site, the applicant shall grant a 10 foot public service easement and sidewalk easement on private property contiguous with the public right~of-way along the Redding Road frontage, unless otherwise approved by the City Engineer. 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. 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, currently set at $2,120.00 per net acre, which is $410.00. 31. 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. 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. d. Removal of existing street section to centerline. Planning Commission Resolution No. 3996 PLN2010-50 - 324 Redding Road -Site and Architectural Review Permit Page 7 e. Installation of City standard curb, gutter, sidewalk, park strip and ADA compliant driveway approach. f. Installation of engineered structural pavement section to centerline, as required by the City Engineer. g. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. h. Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. i. Installation of traffic control, stripes and signs. j. Construction of conforms to existing public and private improvements, as necessary. k. Submit final plans in a digital format acceptable to the City. 32. Tree Removal(s): To accommodate the required street improvements plan, existing trees along Redding Road frontage shall be removed as part of this project. City approved street trees shall be installed to replace the trees removed. 33. 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. 34. 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. 35. 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. 36. 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. Redding Road has not been reconstructed or overlaid in the last 5 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. 37. Utility 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. 3996 PLN2010-50 - 324 Redding Road -Site and Architectural Review Permit Page 8 38. 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. 39. 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. 40. Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the required street improvements and pavement restoration installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. PASSED AND ADOPTED this 14th day of September, 2010, by the following roll call vote: AYES: Commissioners: Alster, Cristina, Ebner, Gibbons, Resnikoff, Reynolds, and Roseberry NOES: Commissioners: None ABSENT: Commissioners: None ABSTAIN: Commissioners: None z /' APPROVED ~ ~ ~~% th Gibbons, Chair ATTEST: K k Hein chs, Secretary .~