PC Res 4385RESOLUTION NO. 4385
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2017-61) TO ALLOW
FORA 561 SQUARE-FOOT FIRST FLOOR ADDITION TO THE
FRONT OF AN EXISTING 2,363 SQUARE-FOOT TWO-STORY
SINGLE-FAMILY HOME RESULTING IN A FLOOR AREA RATIO
EXCEEDING 45 PERCENT (47 PERCENT PROPOSED) ON
PROPERTY LOCATED AT 447 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.
The Planning Commission finds as follows with regard to file number PLN2017-61:
Environmental Finding
1. The project qualifies as a Categorically Exempt project per Section 15301 of the
California Environmental Quality Act (CEQA), pertaining to minor alterations to existing
private structures.
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 project site is asingle-family residential property located at the north side of King
Court, east of Llewellyn Avenue, west of Carlyn Avenue, south of Hamilton Avenue,
and north of Latimer Avenue.
4. The project would allow fora 561 square-foot first floor addition to the front of an
existing 2,363 square-foot two-story single-family home resulting in a floor area ratio
exceeding 45% (47% proposed).
5. The project requires review and approval of a Site and Architectural Review Permit due
the proposed floor area ratio exceeding 45 percent.
6. The project incorporates steps and breaks in otherwise long building walls to reduce
mass and enhance visual interest.
7. The project uses different materials and finish to break up the fagade and keep the
home from appearing too massive or boxy.
8. The design results in living area and the front entry being brought closer to the street
(currently 40-feet away) and therefore more in line with adjacent homes and homes in
the surrounding area.
Planning Commission Resolution No.
447 Kings Court -Site and Architectural Review Permit (PLN2017-61)
Page 2 of 3
9. The building architecture and material selections are responsive to the existing building
and neighborhood context which exhibits similar/matching features and designs.
10. The overall building height would not be increased and is well below what is allowed
(22-feet vs. 35-feet allowed).
11. While the home would be among the largest on Kings Court, other homes on the street
could be up to 50% larger without discretionary review due to their larger lot sizes.
12. The addition is limited to the first floor and is 116 square-feet larger than what would
be permitted `by-right' through a ministerial building permit and zoning clearance
process.
13. 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.
14. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
15. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
Based upon the foregoing findings of fact and pursuant to Campbell Municipal Code Sec.
21.09.030 (Table 2-3) and 21.42.060(8) 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;
4. The perceived scale and mass of the home is compatible with the adjacent homes and
the homes in the surrounding area; and
5. The home minimizes the use of design features that make it appear significantly larger
than the adjacent homes and homes in the surrounding area.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2017-61) to allow fora 561 square-foot first floor addition
to the front of an existing 2,363 square-foot two-story single-family home resulting in a
floor area ratio exceeding 45% (47% proposed) on property located at 447 Kings Court,
subject to the attached Conditions of Approval (attached Exhibit "A").
Planning Commission Resolution No.
447 Kings Court -Site and Architectural Review Permit (PLN2017-61)
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PASSED AND ADOPTED this 13t" day of June, 2017, by the following roll call vote
AYES: Commissioners: Hernandez, Kendall, Reynolds Rivlin, Rich, Young
NOES: Commissioners:
ABSENT: Commissioners Dodd
ABSTAIN: Commissioners:
APPROVED: ~ ~Y ~G~ ~~~ ~~~~
;Yvonne Kendall, Chair
/~
ATTEST:
Paul Kerr oyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2017-61)
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 fora (PLN2017-61) allowing a 561 square-foot
first floor addition to the front of an existing 2,363 square-foot two-story single-family
home resulting in a floor area ratio exceeding 45% (47% proposed) on property located
at 447 Kings Court within the R-1-6 (Single-Family Residential) Zoning District. The
project shall substantially conform to the project plans stamped as received by the
Planning Division on April 21, 2017, except as may be modified by the conditions of
approval herein.
2. Plan Revisions: Prior to building permit submittal, the project plans shall be revised to
identify the correct location of the front property line, which occurs six-inches behind the
back of sidewalk.
3. Permit Expiration: The Site and Architectural Review Permit approval shall be valid for
one year from the date of final approval (June 23, 2017). 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.
4. 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. Please add
a note to the cover sheet of the project plans indicating this requirement (i.e. Planning
Final Required).
5. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be submitted for review and
approval by the Community Development Department.
6. Compliance with Other Regulations: The applicant shall comply with other state, county,
and city ordinances that pertain to the proposed project and where they are conducted.
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.
Exhibit A -Conditions of Approval ~ 447 Kings Court
File No. PLN2017-61
Page 2 of 4
8. 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.
9. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to minimize
the number of roof vents that are visible from the street frontage. The applicant shall
provide the location of such vents on the building plan elevations and roof plans, to the
satisfaction of the Community Development Director, prior to issuance of a building
permit.
10. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. 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.
b. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
c. Unnecessary idling of internal combustion engines shall be strictly prohibited.
d. 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.
e. Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
Building Division
11. Permits Required: A building permit application shall be required for the proposed
remodeling and addition to the existing structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
12. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
13. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
14. Plan Preparation: This addition may require plan prepared under the direction and
oversight of a California licensed Engineer or Architect. When applicable, plans
submitted for building permits shall be "wet stamped" and signed by the qualifying
professional person.
Exhibit A -Conditions of Approval ~ 447 Kings Court
File No. PLN2017-61
Page 3 of 4
15. 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.
16. Seismic Requirements: Additions and Alterations to (e) residential structures shall
comply with Section 3404 of the 2013 California Building Code (CBC).
17. 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.
18. 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.
19. Non-Point Source: The 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.
20.Approvals Required: The project requires 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. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. 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.
d. Bay Area Air Quality Management District (Demolitions Only)
e. San Jose Water Company (279-7900)
21. 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.
22. Intent to Occupy During Construction: Owners shall declare their intent to occupy the (e)
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 ~ 447 Kings Court
File No. PLN2017-61
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23. 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.
24. CalGreen: This project shall comply with the mandatory requirements for Residential
Structures, Chapter 4 of the California Green Building Code 2013 ed.
25. 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.