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
.~