PC Res 4199RESOLUTION NO. 4199
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT TO ALLOW THE
CONSTRUCTION OF A TWO-STORY RESIDENCE REUSING
PORTIONS OF THE EXISTING DWELLING ON PROPERTY
LOCATED AT 1247 AUDREY AVENUE. FILE NO: PLN2014-269
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 file number PLN2014-269:
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 (3.5 units/gr. acre) on the City of
Campbell General Plan Land Use diagram.
3. The property is within the San Tomas Area Neighborhood Plan.
4. The project site is located on the north side of Audrey Avenue, east of Burrows Road
and west of Hack Avenue.
5. The proposed project consists of a two-story 3,476 square-foot single-family residence
with a building coverage of 36.3% and Floor Area Ratio (FAR) of 44%.
6. The proposed project will be compatible with the R-1-10 (Single Family Residential)
Zoning District with approval of a Site and Architectural Review Permit.
7. The new residence will provide two covered parking spaces, satisfying the
applicable parking requirement.
8. The project, as proposed and conditioned, is compatible with the existing residential
neighborhood.
9. The proposal incorporates representative architectural features of homes in the San
Tomas Neighborhood including simple rectangular shaped forms and gabled roofs.
10. 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:
1. The project will be consistent with the General Plan;
2. The project will aid in the harmonious development of the immediate area;
3. The project is consistent with applicable adopted design guidelines of the San
Tomas Area Neighborhood Plan; and
4. This project is Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA), pertaining to the construction of single-family
dwellings.
Planning Commission Resolution No. 4199
1247 Audrey Ave.
Approving a Site and Architectural Review Permit (PLN2014-269)
Paae 2 of 2
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit to allow the construction of a two-story single-family residence
on property located at 1247 Audrey Avenue, subject to the attached Conditions of
Approval (attached Exhibit "A").
PASSED AND ADOPTED tr
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners
ABSTAIN: Commissioners:
its 14th day of April, 2015, by the following roll call vote:
Rich, Reynolds, Kendall, Young, Bonhagen, Finch, and
Dodd
None
None
None
APPROVED:
Pamela Finch C it
ATTEST:
Paul Kermo~/an, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2014-269)
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 fora Site and Architectural Review Permit
(PLN2014-269) to allow the construction of a two-story single-family residence using
portions of the existing dwelling on property located at 1247 Audrey Avenue. The
project shall substantially conform to the Project Plans stamped as received by the
Planning Division on March 31, 2015 and Color and Material Board as received by the
Planning Division on February 9, 2015, 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 April 14, 2016). 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 final Building
Permit clearance. Construction not in substantial compliance with the approved project
plans shall not be approved without prior authorization of the necessary approving body.
4. Covenant: Prior to final Building Permit clearance, a covenant shall be recorded
indicating that the second-story is non-habitable, but may be converted to habitable
space if a Building Permit allowing for such conversion is reviewed and approved by the
City of Campbell. The covenant shall be reviewed and approved by the Community
Development Director prior to recordation.
5. Undergrounding of Utilities: All existing and new on-site utilities (PG&E, Cable, Phone,
etc.) shall be installed underground per Section 21.18.140 of the Campbell Municipal
Code. The applicant shall show the proposed joint trench from the nearest utility pole to
the residence on all site plan views. The applicant shall also include the following
statement in bold one inch text on the cover sheet, the site plan sheet, and all electrical
plans: "All new and existing utilities shall be placed underground with no exception." All
applicable revision sheets submitted to the Building Division shall also display the
required statement. The applicant is advised to contact PG&E as soon as possible (prior
to start of construction) as no occupancy or Building Permit final will be granted prior
to successful completion of the undergrounding of utilities.
Conditions of Approval ~ 1247 Audrey Avenue
Site and Architectural Review Permit - PLN2014-269
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6. Pest Control: Prior to issuance of a demolition and/or building permit, the applicant shall
be required to hire a pest control company to inspect the site for rodents and provide a
report on the inspection to the City for review. If it has determined that rodents exist, a
remediation plan shall be prepared by the pest control company and provided to the City
for review and approval, and the remediation plan shall be implemented to rid the site of
rodents prior to issuance of a demolition and/or building permit.
7. 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.
8. Landscaping Plan: The construction drawings for a building permit shall include a
landscaping plan prepared by a licensed landscape architect, including irrigation details
and associated calculations, in compliance with Campbell Municipal Code Section
21.26.030 and with Chapter 2.7, Division 2, of Title 23 of the California Code of
Regulations.
9. 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.
10. 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.
11. 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.
Conditions of Approval ~ 1247 Audrey Avenue
Site and Architectural Review Permit - PLN2014-269
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f. Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
Building Division
12. Permits Required: A demolition permit is required for the structure to be removed. A
building permit application shall be required for the proposed new single family structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
13. Project Description: This project is proposed as a "remodel and addition to an existing
dwelling". The scope of work proposed under this project more closely resembles the
construction of a new single-family dwelling. The Building Inspection Division will
consider this project as new construction, and fees will be calculated based on the
comparative similarities to new construction. This project will be reviewed under the
provisions of Chapter 18.32 of the City of Campbell Municipal Code to determine how
this project will be defined.
14. 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.
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.
17. 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.
18. Seismic Requirements: Additions and Alterations to (e) residential structures shall
comply with Section 3404 of the 2013 California Building Code (CBC).
19. 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.
20. 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 Chapter 1, Section 106. Please obtain City of Campbell, Special
Inspection forms from the Building Inspection Division Counter.
Conditions of Approval ~ 1247 Audrey Avenue
Site and Architectural Review Permit - PLN2014-269
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21. Non-Point Source Pollution: 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.
22.Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
o West Valley Sanitation District (378-2407)
o Santa Clara County Fire Department (378-4010)
o Bay Area Air Quality Management District (Demolitions Only)
o San Jose Water Company (279-7900)
o School District:
^ Campbell Union School District (378-3405)
^ Campbell Union High School District (371-0960)
^ Moreland School District (379-1370)
^ Cambrian School District (377-2103)
Note: To determine your district, contact the offices identified above. Obtain the
School District payment form from the City Building Division, after the Division has
approved the building permit application.
23. 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.
24.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.
25. Build It Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed new single family project prior to issuance of building permit.
26. California Green Building Code: This project is subject to the mandatory requirements
for Residential Structures (Chapter 4) under the California Green Building Code, 2013
edition.
27. Storm Water Requirements: Storm water run-off from impervious surface created by this
permitted project shall be directed to vegetated areas on the project parcel. Storm water
shall not drain onto neighboring parcels.
28. New Dwelling: This structure shall be classified as a new Single Family Dwelling under
Chapter 18.32 of the Campbell Municipal Code and shall be equipped with residential
fire sprinklers compliant with Section R313 of the California Residential Code 2013 ed.
Conditions of Approval ~ 1247 Audrey Avenue
Site and Architectural Review Permit - PLN2014-269
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Public Works Department
29. 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 $380.00.
30. Driveway: It is not clear from the plan if the Applicant proposes to construct any driveway
improvements in the public right-of-way. As Audrey Avenue does not have curb and
gutter improvements, the portion of the driveway between the property line and the
pavement on Audrey Avenue will need to be asphalt concrete. This work in the public
right-of-way would require that the applicant obtain an encroachment permit, provide
plans, pay fees, and deposits, post security, and provide insurance.
31. 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.
32. Utility Encroachment Permit: Separate permits for the installation of utilities to serve the
project will be required (including water, sewer, gas, electric, etc.). Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
33. 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.
34. 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. Audrey Avenue has not been sealed or overlaid in the last
5 years, therefore only standard trench restoration requirements apply.
Fire Department
35. Formal Plan Review: Review of this development proposal is limited to accessibility of
site access and water supply as they pertain to fire department operations, and shall not
be construed as a substitute for formal plan review to determine compliance with adopted
model codes. Prior to performing any work the applicant shall make application to, and
receive from, the Building Division all applicable construction permits.