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PC Res 3997RESOLUTION NO. 3997 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2010-55) TO ALLOW ASECOND-STORY ADDITION TO A ONE-STORY SINGLE-FAMILY RESIDENCE RESULTING IN A FAR THAT EXCEEDS .45 ON PROPERTY LOCATED AT 1685 WESTMONT AVENUE IN AN R-1-6 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF KULVINDER & AMRAT BANWAIT. FILE NO.: PLN2010-55. 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 PLN2010-55. Environmental Finding 1. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 of the California Environmental Quality Act (CEQA), pertaining to the construction of additions to existing structures within an area where all public services and facilities are available to allow for maximum development permissible in the General Plan and not environmentally sensitive. Evidentiary Findings 1. The project site is zoned R-1-6 (Single Family Residential) on the City of Campbell Zoning Map. 2. The project site is designated Low Density Residential (6 units/gr. acre) on the City of Campbell General Plan Land Use diagram. 3. The proposed project will be compatible with the R-1-6 (Single Family Residential) Zone District with approval of a Site and Architectural Review Permit due the proposed FAR of .497. 4. The project site is located on the north Westmont Avenue, between Silacci Drive and Harriet Avenue. 5. The proposed addition is a simple extension along existing building lines in that the second story addition is within existing setbacks (with a one foot rear elevation cantilever that conforms to the required rear yard setback and with proposed side yard setbacks that conform to the current setback requirements for two story walls). 6. The project complies with the San Tomas Area Neighborhood Plan design guidelines in that the project is of a simple design that is architecturally compatible with the existing residence and uses appropriate exterior materials for the area. Planning Commission Resolution No. 3997 PLN2010-55 - 1685 Westmont Avenue -Site and Architectural Review Permit Paae 2 7. The project is compatible with the architecture of the existing home and the adjacent neighborhood in that the project utilizes simple architectural design that matches existing materials and colors of existing residence, with a design not out of conformance with the surrounding community. 8. 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. 9. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 10. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. Based upon the foregoing findings of fact and pursuant to Campbell Municipal Code Sec. 21.42.060(B) and the San Tomas Area Neighborhood Plan, the Planning Commission further finds and concludes that: 1. The project will be consistent with the General Plan; 2. The project will aid in the harmonious development of the immediate area; and 3. The project is consistent with applicable adopted design guidelines. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit (PLN2010-55) to allow asecond-story addition to a one-story single-family residence resulting in a FAR that exceeds .45 on property located at 1685 Westmont Avenue in an R-1-6 (Single Family Residential) 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 for a Site and Architectural Review Permit (PLN2010-55) allowing the construction of a 1,071 square foot second story addition to a Planning Commission Resolution No. 3997 PLN2010-55 - 1685 Westmont Avenue -Site and Architectural Review Permit Page 3 1,910 square foot existing one story residence resulting in a Floor Area Ratio (FAR) of .497 on property located at 1685 Westmont Avenue. The project shall substantially conform to the revised project plans stamped as received by the Planning Division on August 27, 2010, 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 one year from the date of final approval (September 24, 2011). Within this one-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. Exterior Colors: The applicant shall choose one of the two proposed exterior colors for the exterior of the residence. At no time shall two body colors be used on the exterior of the residence. 5. Fences/Walls: 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. 6. Compliance with Other Regulations: The applicant shall comply with other state, county, and city ordinances that pertain to the proposed project and where they are conducted. 7. 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. 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. 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 a building permit. 10. 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. Planning Commission Resolution No. 3997 PLN2010-55 - 1685 Westmont Avenue -Site and Architectural Review Permit Page 4 11. Grading Plan: The building permit construction plans shall include a grading and drainage plan prepared by a qualified engineer showing drainage 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. 12. 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. 13. 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. 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 14. Permits Required: A building permit application shall be required for the proposed new second story addition to and remodel of the existing dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 15. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 16. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. Planning Commission Resolution No. 3997 PLN2010-55 - 1685 Westmont Avenue -Site and Architectural Review Permit Page 5 17. 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. 18. 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 shalt be prepared by a licensed engineer specializing in soils mechanics. 19. 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. 20. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue- lined on the construction plans. 8'/Z 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 appraval 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) Planning Commission Resolution No. 3997 P~N2010-55 - 1685 Westmont Avenue -Site and Architectural Review Permit Page 6 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. 25. Intent to Occupy During 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. 26. 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. 27. 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 28. 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. 29. Water Meter(s) and Sewer Cleanout(~: 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. 30. 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. 31. 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. Westmont Avenue 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. Planning Commission Resolution No. 3997 PLN2010-55 - 1685 Westmont Avenue -Site and Architectural Review Permit Page 7 32. 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. 33. 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. 34. 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. PASSED AND ADOPTED this 14t" 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 APPROVED: EI' eth Gibbons, Chair 1, ATTEST: --~~ - Kir< Heinrichs, Secretary