PC Res 4270RESOLUTION NO. 4270
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2015-351) TO ALLOW
FOR A 493 SQUARE FOOT ADDITION AND SUBSTANTIAL
REMODEL OF AN EXISTING SINGLE-FAMILY RESIDENCE ON
PROPERTY LOCATED AT 1377 YORK AVENUE.
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 PLN2015-351:
1. The project siite is designated Low Density Residential (4.5 units/gr. acre) on the City of
Campbell Geineral Plan Land Use diagram.
2. The project site is zoned R-1-9 (Single Family Residential) on the City of Campbell
Zoning Map.
3. The project site is approximately 6,399 square-feet in area and is therefore considered
legal non-conforming in the R-1-9 Zoning District.
4. The project site is located on the west side of York Avenue, south of Walters Avenue
and north of Van Dusen Lane within the San Tomas Area, and subject to the San
Tomas Area Neighborhood Plan.
5. The proposed project consists of a 2,454 square-foot (1,561 sq. ft. existing residence,
400 sq. ft. garage, 493 sq. ft. new addition) single-family residence with a building
coverage of 39.5% and Floor Area Ratio (FAR) of 38.3%.
6. The proposed project will be compatible with the R-1-9 (Single Family Residential)
Zoning District with approval of a Site and Architectural Review Permit.
7. The existing residence will retain two parking spaces, satisfying the applicable parking
requirement.
8. The proposal incorporates representative architectural features of homes in the San
Tomas Neighborhood including simple rectangular shaped forms and gabled roofs.
Based upon the foregoing findings of fact, 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.
4. This project is Categorically Exempt under Section 15301 Class 1 of the California
Environmentail Quality Act (CEQA) pertaining to minor alterations to an existing private
Planning Commission Resolution No. 4270
1377 York Avenue; -Site and Architectural Review Permit (PLN2015-351)
Paae 2 of 2
structure, involving negligible or no expansion of use beyond that existing at the time of
the lead agency's determination.
THEREFORE, E3E IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2015-351) to allow fora 493 square foot addition and
substantial remodel of an existing single-family residence on property located at 1377 York
Avenue 570 E. Hamilton Avenue, subject to the attached Conditions of Approval
(attached Exhibit. "A").
PASSED AND ADOPTED tf'
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners
ABSTAIN: Commissioners:
its 26~h day of January, 2016, by the following roll call vote:
Finch, Bonhagen, Kendall, Reynolds, Young, Dodd and
Rich
None
None
None
r~
APPROVED: ~~--~~ ~ o~ ,~~'~ ! ~...~~~~ N
Cynt~t~ Dodd, Chair
,/
ATTEST: - `~ - "
Paul Kerm yan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2015-351)
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 hE~reby 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 Pre~1ect: Approval is granted fora Site and Architectural Review Permit
(PLN2015-351) to allow fora 493 square foot addition and substantial remodel of an
existing singlE;-family residence located at 1377 York Avenue. The project shall
substantially conform to the project plans stamped as received by the Planning Division
on January 2E3, 2016 and color/material board stamped as received by the Planning
Division on November 13, 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 January 26, 2016). Within this one-
year period, an application for a building permit must be submitted. Failure to meet this
deadline will rE~sult 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. On-Site Lightir~: On-site lighting shall be shielded away from adjacent properties and
directed on si1:e. The design and type of lighting fixtures and lighting intensity of any
proposed extE~rior 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. 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.
6. 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 issuances of building permits.
7. Construction Activities: The applicant shall abide by the following requirements during
construction:
Exhibit A -Conditions of Approval ~ 1377 York Avenue
File No. PLN201 ~i-351
Page 2
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 oir 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. Unnecessairy 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
8. Permits Required: A building permit application shall be required for the proposed
complete remodeling and addition to the existing structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
9. Project Descrii tp ion: This project is proposed as a "remodel and addition to an existing
dwelling". The scope of work proposed under this project in many ways reflects the
construction o~F a new single-family dwelling. Upon review of the building permit plans,
the Building Inspection Division may 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 deterrnine how this project will be defined. If the project is redefined pursuant to
these provisions, undergrounding of overhead utilities and frontage improvements may
be required.
10. Plan Preparation: Portions of 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.
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
12. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in..X 36 in.
13. 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
Exhibit A -Conditions of Approval ~ 1377 York Avenue
File No. PLN2015-351
Page 3
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.
14. Seismic requirements: Additions and Alterations to existing residential structures shall
comply with Section 3404 of the 2013 California Building Code (CBC).
15. 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.
16. 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 fornns from the Building Inspection Division Counter.
17. Non-Point Source Pollution Control: 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.
18.Approvals Re~ uired: The project requires the following agency approval prior to
issuance of thE~ building permit:
o West V<~Iley Sanitation District (378-2407)
o Santa Clara County Fire Department (378-4010)
o Bay Area Air Quality Management District (Demolitions Only)
o San Jos>e Water Company (279-7900)
o School District:
^ C;ampbell Union School District (378-3405)
^ C;ampbell Union High School District (371-0960)
^ ~/loreland School District (379-1370)
^ C;ambrian 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.
19. 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. Appliicant should also consult with P.G. & E. concerning utility easements,
distribution pole locations and required conductor clearances.
20.Intent to Occu~py 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.
Exhibit A -Conditions of Approval ~ 1377 York Avenue
File No. PLN2015-351
Paae 4
21. Construction F~encinq: This project shall be properly enclosed with construction fencing
to prevent un<~uthorized 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 protE~cted trees shall be fenced to prevent damage to root systems.
22. 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.
23. 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.
24. California Green Building Code: This project is subject to the mandatory requirements
for new resideintial structures under the California Green Building Code, 2010 edition.
25. Fire Protections System: This structure, if classified a
under Chapter 18.32 of the Campbell Municipal Code,
fire sprinklers compliant with Sections R313 of the
edition.
FIRE DEPARTMENT
s a new Single Family Dwelling
shall be equipped with residential
California Residential Code 2013
26. Formal Plan F;eview: 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.
27. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7.