PC Res 4405RESOLUTION NO. 4405
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2017-48) TO ALLOW
CONSTRUCTION OF A NEW 3,063 SQUARE-FOOT TWO-STORY
SINGLE-FAMILY HOME REUSING PORTIONS OF THE EXISTING
STRUCTURE AND RESULTING IN A FLOOR AREA RATIO
EXCEEDING 45 PERCENT (APPROXIMATELY 48 PERCENT
PROPOSED) ON PROPERTY LOCATED AT 330 HARRISON
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 PLN2017-48:
Environmental Finding
1. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 of
the California Environmental Quality Act (CEQA), pertaining to the construction of
single-family dwellings.
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 on the east side of
Harrison Avenue, south of Hamilton Avenue, and north of Tubby Street.
4. The project would allow for construction of a new 3,063 square-foot two-story single-
family home resulting in a floor area ratio exceeding 45% (approximately 48%
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 finishes to break up the fapade and keep the
home from appearing too massive or boxy.
8. The design locates the second story at a significant setback from the front property line
and maintains the front portion of the home as one-story for consistency with the
adjacent one-story homes.
Planning Commission Resolution No. 4405
330 Harrison Avenue -Site and Architectural Review Permit (PLN2017-48)
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 is well below what is allowed (26 feet 2 inches vs. 35 feet
allowed).
11. 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.
12. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
13. 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 (PLN2017-48) to allow construction of a new 3,063 square-
foot two-story single-family home reusing portions of the existing structure and resulting in
a floor area ratio exceeding 45% (approximately 48% proposed) on property located at
330 Harrison Avenue, subject to the attached Conditions of Approval (attached Exhibit
«A„
Planning Commission Resolution No. 4405
330 Harrison Avenue -Site and Architectural Review Permit (PLN2017-48)
Page 3 of 3
PASSED AND ADOPTED this 8t" day of August, 2017, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners
ABSTAIN: Commissioners:
APPROVED: ~~`~ ~~~// ~~r
vonne Kendall, Chair
ATTEST:
Paul Kerrriloyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2017-48)
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
(PLN2017-48) allowing construction of a new 3,063 square-foot two-story single-family
home reusing portions of the existing structure and resulting in a floor area ratio
exceeding 45% (approximately 48% proposed) on property located at 330 Harrison
Avenue 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 June 26, 2017, except as may be modified by the conditions of approval herein.
2. Existing Protected Tree: Unless a Tree Removal Permit application is submitted and
approved prior to building permit submittal, the construction plans shall be revised to
identify the existing back yard tree as "Protected Ash Tree to remain and be protected.
Tree Removal Permit required for future removal."
3. Revisions to Plans: The construction plans submitted fora building permit shall
incorporate the following revisions:
a. Revise the Site Plan and First Floor Plan as necessary to confirm a minimum
setback of 20 feet is provided from the front property line to the front of the porch
columns and/or building wall.
b. Revise the Site Plan and Landscape Plan to replace the proposed turf blocks
along the driveway with plant material.
4. Exterior Stairs: No exterior stairs to the second floor deck shall be allowed without
approval by the Planning Commission of a Modification to a previous Site and
Architectural Review Permit.
5. Water Efficient Landscape Standards: As a new construction project with a total
project landscape area equal to or less than 2,500 square feet, this project is subject
to the updated California Model Water Efficient Landscape Ordinance (MWELO) and
may comply with the Prescriptive Compliance Option in Appendix D. This document is
available at: http://www.cityofcampbell.com/DocumentCenter/View/176 or on the
Planning Division's Zoning and Land Use webpage through www.cityofcampbell.com.
The building permit application submittal shall demonstrate compliance with the
applicable MWELO and landscaping requirements for the required front yard
landscaping and shall include the following:
Exhibit A -Conditions of Approval ~ 330 Harrison Avenue
File No. PLN2017-48
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a. Planting and Irrigation Plans that meet all requirements of the Prescriptive
Compliance Option in Appendix D for the required front yard landscaping. Any
additional landscaping associated with this project will be subject to the MWELO.
b. A completed Landscape Information Form.
c. A note on the Cover Sheet in minimum 1/2" high lettering stating "Planning Final
Required. The new landscaping indicated on the plans must be installed prior to
final inspection. Changes to the landscaping plan require Planning approval."
6. Permit Expiration: The Site and Architectural Review Permit approval shall be valid for
one year from the date of final approval (expiring August 18, 2018). 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.
7. 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).
8. 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.
9. 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.
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.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.
12. 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.
13. Construction Activities: The applicant shall abide by the following requirements during
construction:
Exhibit A -Conditions of Approval ~ 330 Harrison Avenue
File No. PLN2017-48
Page 3 of 7
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
14. 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.
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. 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.
18. 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.
19. Seismic Requirements: Additions and Alterations to (e) residential structures shall
comply with Section 3404 of the 2013 California Building Code (CBC).
20. 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.
21. 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.
22. 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.
Exhibit A -Conditions of Approval ~ 330 Harrison Avenue
File No. PLN2017-48
Page 4 of 7
23.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)
24. 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.
25. 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.
26. 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.
27. CalGreen: This project shall comply with the mandatory requirements for Residential
Structures, Chapter 4 of the California Green Building Code 2013 ed.
28. 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
29. Storm Drain Area Fee: Prior to the issuance of any grading or building permits for the
site, the applicant shall pay the required Storm Drain Area fee of $2,120.00 per net acre,
which is $371.00.
30. Encroachment Permit/Fees/Deposits: The applicant shall obtain an encroachment permit
(including fees, surety and insurance) from the Public Works Department for the
construction of the following public improvements:
Exhibit A -Conditions of Approval ~ 330 Harrison Avenue
File No. PLN2017-48
Page 5 of 7
a. Construct City standard curb and gutter along property frontage.
b. Construct Accessible compliant driveway approach.
c. Repair any damaged sidewalk along property frontage.
d. Remove concrete from park/landscape strip.
31. Street Improvements Completed for Occupancy and Building Permit Final: Prior to
allowing occupancy and/or final building permit signoff for any and/or all buildings, the
applicant shall have the required street improvements and any pavement restoration
installed and accepted by the City.
32. 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.
33. Water Meter(s) and Sewer Cleanout(s): Any new water meter(s) and/or sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
34.The following conditions only apply if the applicant has a need to install /upgrade utility
services (water, sewer, gas, etc.) in the street:
a. Utility Encroachment Permit: Separate 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.
b. 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.
c. 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. Streets that have been reconstructed or
overlaid within the previous five years will require boring and jacking for all new
utility installations. Harrison Avenue has not been reconstructed or overlaid in
the last 5 years. 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.
35. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
Exhibit A -Conditions of Approval ~ 330 Harrison Avenue
File No. PLN2017-48
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requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. The primary objectives are to improve the quality and reduce the quantity of
stormwater runoff to the bay.
Resources to achieve these objectives include stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California stormwater Quality Association (CASQA), 2003; Start at the Source: A
Design Guidance Manual for stormwater Quality Protection ("Start at the Source") by the
Bay Area stormwater Management Agencies Association (BASMAA), 1999; and Using
Site Design Techniques to Meet Development Standards for stormwater Quality: A
Companion Document to Start at the Source ("Using Site Design Techniques") by
BASMAA, 2003.
Fire Department
36. Plans not approved. To prevent plan review and inspection delays, the noted
Developmental Review Conditions shall be addressed as "notes" on all pending and
future plan submittals and any referenced diagrams to be reproduced onto the future
plan submittal:
a. Comment #1: Review of this Developmental proposal is limited to acceptability 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 Department all
applicable construction permits.
b. Comment #2: 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: 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 this department for review and approval prior
to beginning their work. CRC Sec. 313.2 as adopted and amended by CBLMC
c. Comment #3: 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 supplying the site of such project, and to comply with the
requirements of that 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
Exhibit A -Conditions of Approval ~ 330 Harrison Avenue
File No. PLN2017-48
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manner to an appliance 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). 2010 CFC Sec. 903.3.5 and Health and
Safety Code 13114.7
d. Comment #4: Construction Site Fire Safety: All construction sites must comply
with applicable provisions of the CFC Chapter 33 and our Standard Detail and
Specification SI-7. Provide appropriate notations on subsequent plan submittals,
as appropriate to the project. CFC Chp. 33
e. Comment #5: Address identification. New and existing buildings shall have
approved address numbers, building numbers or approved building identification
placed in a position that is plainly legible and visible from the street or road
fronting the property. These numbers shall contrast with their background. Where
required by the fire code official, address numbers shall be provided in additional
approved locations to facilitate emergency response. Address numbers shall be
Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches
(101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where
access is by means of a private road and the building cannot be viewed from the
public way, a monument, pole or other sign or means shall be used to identify the
structure. Address numbers shall be maintained. CFC Sec. 505.1