PC Res 4713RESOLUTION NO. 4713
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT TO ALLOW THE DEMOLITION OF AN EXISTING SINGLE-FAMILY RESIDENCE AND DETACHED GARAGE AND THE CONSTRUCTION OF A NEW 4,495 SQUARE-FOOT TWO-
STORY SINGLE-FAMILY HOME WITH ATTACHED 2 CAR GARAGE AND FRONT AND REAR COVERED PORCHES ON PROPERTY LOCATED AT 1001 AUDREY AVENUE. PROJECT FILE NO. PLN-2024-26
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 the approval of a Site and Architectural Review Permit:
1. The Project Site is zoned R-1-10 (Single Family Residential) on the City of Campbell Zoning Map.
2. The Project Site is designated Low Density Residential (4.5 units/gr. acre) on the City of Campbell General Plan Land Use diagram.
3. The Project Site is a 10,950 square-foot parcel located along the north side of
Audrey Avenue between Capri Drive and Burrows Road.
4. The Proposed Project is an application for a Site and Architectural Review Permit to allow the demolition of an existing single-family residence and detached garage and the construction of a new 4,495 square-foot single-family residence with attached 2 car garage and front and rear covered porches. There
are no protected trees proposed for removal.
5. The project site is located in the San Tomas Area Neighborhood Plan (STANP), and therefore, is subject to the regulations contained therein, including the maximum building height, floor area ratio, lot coverage, and setbacks. The
project site complies with these development standards.
6. The Proposed Project will result in a lot coverage of 32% and a Floor Area Ratio
(FAR) of .41, where a maximum 35% lot coverage and .45 FAR are allowed in the R-1-10 Zoning District in the San Romas Area Neighborhood Plan.
7. The proposed project proposes a building height of 27’-8” (a maximum of 28’ and 2 ½ stories is allowed), a front setback of 25’ (25’ is required), a first floor
side setback of 10’-2” and 16’-6” (where 10’ and 12’-9.5” are required), a first floor side setback of 8’-2.5” and 15’-10.5” (where 8’ and 12’-9.5” are required, and a rear setback of 55’-2” (where 25-feet is required).
8. The proposed project will provide two covered parking spaces and 2 uncovered
parking spaces, satisfying the applicable parking requirement.
9. Senate Bill 9 (SB-9; Government code § 65852.21) requires the ministerial
approval of either one or two residential units, which includes single-family residences. Ministerial review means a process for development approval
Planning Commission Resolution No. 4713 Page 2 of 3 PLN-2024-26 ~ 1001 Audrey Avenue – Site and Architectural Review Permit
involving no personal judgment by the public official as to the wisdom of carrying out the project. The public official merely ensures that the proposed development meets all the applicable objective standards for the proposed
action but uses no special discretion or judgment in reaching a decision.
10. The Proposed Project adheres to the relevant design guidelines and development frameworks, particularly the General Plan's focus on creating "attractive residential neighborhoods" with "consistent development patterns" and the STANP’s design guidelines.
11. The Proposed Project is consistent with the Considerations in Review of
Applications (CMC Section 21.42.040) for Site and Architectural Review.
12. In review of the proposed project, the Planning Commission considered the site circulation, traffic congestion, and traffic safety effects of the project, including the effect of the site development plan on traffic conditions on abutting streets;
the layout of the site with respect to locations and dimensions of vehicular and
pedestrian entrances, exit driveways, and walkways; the arrangement and adequacy of off-street parking facilities to prevent traffic congestion; the location, arrangement, and dimensions of truck loading and unloading facilities; the circulation patterns within the boundaries of the development, and the surfacing and lighting of the off-street parking facilities.
13. The Planning Commission further considered the landscaping design of the proposed project, including the location, height, and material of fences, walls, hedges, and screen plantings to ensure harmony with adjacent development or to conceal storage areas, utility installations, and other unsightly aspects of the
development; the planting of groundcover or other surfacing to prevent dust and
erosion; and the preservation of existing healthy trees.
14. The Planning Commission further considered the proposed project's architectural and site layout, including the general silhouette and mass, including location on the site, elevations, and relation to natural plant coverage, all in relationship to the surrounding neighborhood; the exterior design in
relation to adjoining structures in terms of area, bulk, height, openings, and breaks in the facade facing the street; and appropriateness and compatibility of the proposed uses in relation to the adjacent uses and the area as a whole.
15. 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.
Based upon the foregoing findings of fact and pursuant to CMC Section 21.42.020 the Planning Commission further finds and concludes that:
Site and Architectural Review Permit Findings (CMC Sec. 21.42.060.B):
1. The project will be consistent with the General Plan;
2. The project conforms with the Zoning Code;
3. The project will aid in the harmonious development of the immediate area;
4. The project is consistent with applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and
specific plan(s); and
Planning Commission Resolution No. 4713 Page 3 of 3 PLN-2024-26 ~ 1001 Audrey Avenue – Site and Architectural Review Permit
Environmental Findings (CMC Sec. 21.38.050):
5. This project is Categorically Exempt per Section 15303, Class 3 of the California Environmental Quality Act (CEQA), pertaining to the construction of single-
family dwellings.
THEREFORE, BE IT RESOLVED that the Planning Commission adopts a Resolution approving a Site and Architectural Review Permit to allow the demolition of an existing single-family residence and detached garage and the construction of a new 4,495 square-foot two-story single-family home with attached 2 car garage and front and rear covered porches on property located at 1001 Audrey Avenue, subject
to the attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 23rd day of July, 2024, by the following roll call vote:
AYES: Commissioners: Zisser, Kamkar, Buchbinder, Krey, Ostrowski, Fields,
Majewski NOES: Commissioners: ABSENT: Commissioners ABSTAIN: Commissioners:
APPROVED: Alan Zisser, Chair
ATTEST: Rob Eastwood, Secretary
Alan Zisser (Sep 6, 2024 15:55 PDT)
EXHIBIT A CONDITIONS OF APPROVAL
Site and Architectural Review Permit Project File No.: PLN-2024-26
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.
PLANNING DEPARTMENT:
1. Approved Project: Approval is granted for a Site and Architectural Review to allow the demolition of an existing single-family residence and detached garage and the construction of a new 4,495 square-foot two-story single-family home with attached 2 car garage and front and rear covered porches on property located at 1001 Audrey Avenue.
The project shall substantially conform to the Project Plans, included as Attachment B in the July 23, 2024, Planning Commission Staff Report, except as modified by the Conditions of Approval.
2. Permit Expiration: The Site and Architectural Review Permit approved herein ("Approval")
shall be valid for one (1) year from the effective date of Planning Commission approval
(expiring August 2, 2025). Within this one-year period a Building Permit for the project
must be issued pursuant to CMC Sec. 21.56.030.B.1. Failure to meet this deadline or expiration of an issued Building Permit shall result in the Approval being rendered void.
3. Plan Revisions: Upon prior approval by the Community Development Director, all Minor Modifications to the approved project plans shall be included in the construction drawings
submitted for Building Permit. Any modifications to the Building plan set during construction shall require submittal of a Building Permit Revision and approval by the Building Official prior to Final Inspection.
4. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Campbell
Municipal Code Section 21.18.060 and shall be submitted for review and approval by the
Community Development Department.
5. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with City of Campbell Lighting Design Standards (CMC 21.18.090). 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. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features.
6. Construction Activities: The applicant shall abide by the following requirements during construction:
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 to the issuance of building
permits.
Conditions of Approval Page 2 of 4 PLN-2024-26 ~ 1001 Audrey Avenue – Site and Architectural Review Permit
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:
7. Permit Required: A Building Permit application shall be required for the proposed project.
The Building Permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
8. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit.
9. Construction Fencing: The property 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 in compliance with the Standards for Tree Protection During Construction.
10. Construction Hours/Fines/Stop Work Notice: Failure to comply with permitted working
hours that result in verified complaints may result in the issuance of a Stop Work Notice issued to the project with cessation of work for a minimum of seven (7) days from the date of issuance and an Administrative fine of up to $1,000.00.
11. Timely Completion: Once under construction it shall be the obligation of the property owner and contractor to demonstrate continued progress on the project. In the event the
building permit expires, the City may impose fines or exercise administrative remedies to compel timely completion of work.
PUBLIC WORKS DEPARTMENT
12. Frontage Improvements: The scope of this project triggers the requirement for Frontage
Improvements as required by Campbell Municipal Code 11.24.040. The project is located
in the San Tomas Area Neighborhood Plan and this section of Audrey Avenue has been designated to remain unimproved and as such the applicant will not be required to construct new curb, gutter or sidewalk. However, the project plan shows construction of shoulder paving for the driveway approach and pedestrian walkway. Prior to the issuance of Building Permit, the project will be required to obtain an encroachment permit to
construct the asphalt concrete driveway approach and pedestrian walkway.
13. 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 $532.97 (set for R-1 land use).
Conditions of Approval Page 3 of 4 PLN-2024-26 ~ 1001 Audrey Avenue – Site and Architectural Review Permit
14. 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.
15. 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.
16. Plans/Encroachment Permit/Fees/Deposits: Prior to issuance of any grading or building permits for the site, the applicant shall cause plans for public street improvements to be
prepared, pay various fees and deposits 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, unless otherwise approved by the City Engineer:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Installation of asphalt concrete shoulder paving for the driveway approach and pedestrian walkway.
c. Installation of gravel on the roadway shoulder along project frontage.
d. Construction of conforms to existing public and private improvements, as
necessary.
17. Street Improvements Completed for 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 installed and accepted by the City,
and the design engineer shall submit as-built drawings to the City.
FIRE DISTRICT
18. Required Fire Flow: The minimum required fire flow for this project is 1,000 Gallons Per Minute (GPM) at 20 psi residual pressure. This fire flow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]
-Letter received. Hydrant is capable of meeting fire flow.
19. Fire Sprinklers Required: An automatic residential fire sprinkler system shall be installed in all new one- and two-family dwellings.
-Noted on sheet A0.1.
20. Address identification: New and existing buildings shall have approved address
Conditions of Approval Page 4 of 4 PLN-2024-26 ~ 1001 Audrey Avenue – Site and Architectural Review Permit
numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Where required by the fire code official, address
numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers
shall be a minimum of 6 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to
identify the structure. Address numbers shall be maintained. CFC Sec. 505.1.
21. Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the
project. CFC Chp. 33.
22. Water Supply Requirements: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire
protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with
the requirements of the water purveyor of record are documented by that purveyor as
having been met by the applicant(s). 2022 CFC Sec. 903.3.5 and Health and Safety Code 13114.7.
Resolution No. 4713 ~ 1001 Audrey Avenue
Final Audit Report 2024-09-09
Created:2024-09-06
By:Nina Comcai (ninac@campbellca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAA2M_UzdVdPlRhwot8fLlmXGw221MmPBgD
"Resolution No. 4713 ~ 1001 Audrey Avenue" History
Document created by Nina Comcai (ninac@campbellca.gov)
2024-09-06 - 6:27:47 PM GMT
Document emailed to Rob Eastwood (robe@campbellca.gov) for signature
2024-09-06 - 6:27:52 PM GMT
Document emailed to Alan Zisser (alanzisser@gmail.com) for signature
2024-09-06 - 6:27:52 PM GMT
Email viewed by Alan Zisser (alanzisser@gmail.com)
2024-09-06 - 10:55:01 PM GMT
Document e-signed by Alan Zisser (alanzisser@gmail.com)
Signature Date: 2024-09-06 - 10:55:35 PM GMT - Time Source: server
Email viewed by Rob Eastwood (robe@campbellca.gov)
2024-09-09 - 6:42:00 PM GMT
Document e-signed by Rob Eastwood (robe@campbellca.gov)
Signature Date: 2024-09-09 - 6:42:07 PM GMT - Time Source: server
Agreement completed.
2024-09-09 - 6:42:07 PM GMT