PC Res 4109RESOLUTION NO. 4109
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2013-158) TO MODIFY
THE REQUIRED SIDE YARD SETBACK TO ALLOW ATWO-
STORY ADDITION TO AN EXISTING TWO-STORY RESIDENCE
ON PROPERTY LOCATED AT 411 KINGS COURT.
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 file number PLN2013-158:
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.
4. The project site is located on the north side of Kings Court, east of Llewellyn Avenue.
5. The proposed front addition over an attached garage is an extension along existing
building lines.
6. The application is subject to design review under the City of Campbell Design
Guidelines for Additions to Single Family Homes.
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.
Planning Commission Resolution No. 4109
PLN2013-158 - 411 Kings Court -Site and Architectural Review Permit
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8. The applicant has received letters of support from both of the adjacent property owners
regarding the proposed addition.
9. 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 Campbell Municipal Code
Sections 21.08.030(E) and 21.42.060(8), the Planning Commission further finds and
concludes that:
1. The extension along an existing second story side setback would not be detrimental to
the health, safety, peace, comfort or general welfare of persons in the neighborhood, or
the city as a whole; and,
2. The extension along an existing second story side setback would not unreasonably
interfere with the ability of adjoining property owners to enjoy access to air, privacy,
sunlight, and the quiet enjoyment of the owner's property.
3. The project will be consistent with the General Plan.
4. The project will aid in the harmonious development of the immediate area.
5. The project is consistent with applicable adopted design guidelines.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2013-158) to modify the required side yard setback to
allow atwo-story addition to an existing two-story residence on property located at 411
Kings Court.
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.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
1. Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2013-158) allowing a Modification of a Side Setback for the construction of a
second-story addition to an existing two-story residence located at 411 Kings Court.
Planning Commission Resolution No. 4109
PLN2013-158 - 411 Kings Court -Site and Architectural Review Permit
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The project shall substantially conform to the project plans stamped as received by the
Planning Division on June 5, 2013, 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 (expiring August 3, 2014). 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. 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.
5. 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.
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.
Planning Commission Resolution No. 4109
PLN2013-158 - 411 Kings Court -Site and Architectural Review Permit
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Building Division
6. Permits Required: A building permit application shall be required for the proposed
addition to and remodeling of the existing structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
7. 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.
8. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
9. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
l0. 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.
11. 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.
12. 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.
13. 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.
14. Approvals Required: The project may require 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. Bay Area Air Quality Management District (Demolitions Only)
d. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (379-1370)
Planning Commission Resolution No. 4109
PLN2013-158 - 411 Kings Court -Site and Architectural Review Permit
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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.
15. 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.
16. 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.
17. 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.
PASSED AND ADOPTED this 13th day of August, 2013, by the following roll call vote:
AYES: Commissioners: Finch, Gibbons, Resnikoff, Reynolds and Roseberry
NOES: Commissioners: None
ABSENT: Commissioners Brennan
ABSTAIN: Commissioners: None
~ ~~., ,-,
APPROVED:~v~
~~ I Philip C. Re Holds, Chai"
ATTEST:
Paul Ker yan, Secretary