PC Res 4287RESOLUTION NO. 4287
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2015-309) TO ALLOW
THE CONSTRUCTION OF A NEW (TWO-STORY) DWELLING
USING PORTIONS OF THE ORIGINAL STRUCTURE ON
PROPERTY LOCATED AT 881 KENNETH 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 PLN2015-309:
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 project site is located at the Kenneth Avenue, south of Waldo Road, within the San
Tomas Area, subject to the San Tomas Area Neighborhood Plan.
4. The proposed project consists of the construction of a new 3,681 square-foot two-story
dwelling, using portions of the original structure, as defined by Campbell Municipal
Code. Sec. 18.32.
5. The proposed project will result in a building coverage of 22% and a Floor Area Ratio
(FAR) of .34, where a maximum 35% building coverage and .45 floor area ratio are
allowed in the R-1-8 Zoning District.
6. Pursuant to the San Tomas Area Neighborhood Plan (STANP), construction of a
single-family home on an "undeveloped lot" within the R-1-10 Zoning District requires
approval of a Site and Architectural Permit review by the Planning Commission.
7. The proposed project will provide two covered spaces in the new attached garage,
satisfying the applicable parking requirement.
8. The proposed project 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 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; and
3. The project is consistent with applicable adopted design guidelines.
Planning Commission Resolution No. 4287
PLN2015-309 - 881 Kenneth Ave -Site and Architectural Review Permit
Paae 2
4. The project is Categorically Exempt under 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 approves a Site and
Architectural Review Permit (PLN2015-309) to allow the construction of a new (two-story)
dwelling using portions of the original structure on property located at 881 Kenneth
Avenue, subject to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 10th day of May, 2016, by the following roll call vote:
AYES: Commissioners: Dodd, Finch, Reynolds, Rich and Young
NOES: Commissioners: None
ABSENT: Commissioners Bonhagen and Kendall
ABSTAIN: Commissioners: None r
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APPROVED:
Cyn is Dodd, Chair
ATTEST:
Paul Keri'~6yan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2015-309)
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
Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2015-309) to allow the construction of a new two-story single-family dwelling
using portions of the original structure on property located at 881 Kenneth Avenue.
The project shall substantially conform to the revised project plans as received by the
Planning Division on April 29, 2016, respectively, 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 May 20, 2017). Within this one-year
period, an application for a building permit must be submitted. Failure to meet this
deadline or expiration of an issued building permit 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. 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. Landscaping Plan: The construction d
landscaping plan prepared by a licer
details and associated calculations, it
Section 21.26.030 and with Chapter 2.7,
Regulations.
swings for a building permit shall include a
sed landscape architect, including irrigation
compliance with Campbell Municipal Code
Division 2, of Title 23 of the California Code of
Exhibit A -Conditions of Approval ~ 881 Kenneth Avenue
File No. PLN2015-309 -Site and Architectural Review Permit
Page 2
6. 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.
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. 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.
Building Division
9. Permits Required: A building permit application shall be required for the proposed new
residential dwelling structure. The building permit shall include Electrical/ Plumbing
Mechanical fees when such work is part of the permit.
10. 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.
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
Exhibit A -Conditions of Approval ~ 881 Kenneth Avenue
File No. PLN2015-309 -Site and Architectural Review Permit
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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.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.
19. California Green Building Code: This project is subject to the mandatory requirements
for new residential structures under the California Green Building Code, 2010 edition.
20. 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.
Exhibit A -Conditions of Approval ~ 881 Kenneth Avenue
File No. PLN2015-309 -Site and Architectural Review Permit
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21. 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.
22. Fire Protection System: This project requires an Automatic Fire Sprinkler System
in compliance with Section 903.2.8 California Building Code 2010 ed.
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.
PUBLIC WORKS DEPARTMENT
24. Water Meter: The project has an existing water meter installed in the public right-of-
way. If the water service is required to be upsized as part of the project (i.e. due to fire
sprinklers), then the new water meter shall be installed on private property behind the
public right-of-way line. If the existing water service is not required to be upgraded,
then the Property Owner can avoid the cost of relocating the water meter by executing
a Private Improvements Agreement as listed in the following condition.
25. Private Improvements Agreement: Prior to issuance of any grading or building permits
for the project, the owner shall execute an "Agreement for Private Improvements in the
Public Right of Way". This agreement would be required to allow the existing water
meter located in the public right of way along the frontage of this property to remain.
26. Water Meter(s) and Sewer Cleanout(s): If installing new water meter and/or sewer
cleanout then it shall be installed on private property behind the public right-of-way
line.
27. 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.
28. 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. 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.
29. Utility Encroachment Permits: Separate City encroachment 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.
Exhibit A -Conditions of Approval ~ 881 Kenneth Avenue
File No. PLN2015-309 -Site and Architectural Review Permit
Page 5
FIRE DEPARTMENT
30. 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.
31. Fire Sprinklers Required: An Automatic residential fire sprinkler system shall be
installed in one- and two-family dwellings as follows: In all new one- and two-family
dwellings and in existing one- and two-family dwellings when additions are made that
increase the building area to more than 3,600 square feet. Exception: Aone-time
addition to an existing building that does not total more than 1,000 square feet of
building area. NOTE: Covered porches, patios, balconies, and attic spaces may require
fire sprinkler coverage. NOTE: The owner(s), occupant(s), and any contractor(s) or
subcontractor(s) are responsible for consulting with the water purveyor of record in
order to determine if any modification or upgrade of the existing water service is
required. A State of California licensed (C-16) Fire Protection Contractor shall submit
plans, calculations, a completed permit application and appropriate fees to the this
department for review and approval prior to beginning their work. R313.2 as adopted
and amended by CBLMC.
32. 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. 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 applicant 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). 2007 CFC Sec. 903.3.5 and Health and Safety
Code 13114.7
33. 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.
34. Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their background. CFC
Sec. 505.