PC Res 4408RESOLUTION NO. 4408
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2017-130) FOR A NEW 2,943 SQUARE FOOT
SINGLE-.STORY SINGLE-FAMILY RESIDENCE WITH A DETACHED
GARAGE ON PROPERTY LOCATED AT 1019 AUDREY 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 numbers PLN2017-130:
1. The project site is located on the northern side of Audrey Avenue, east of Oburn
Court and west of Vale Avenue.
2. The project site is zoned R-1-10 (Single Family Residential) on the City of Campbell
Zoning Map and within the boundaries of the San Tomas Area Neighborhood Plan
(STANP).
3. The project site is designated Low Density Residential (<3.5 units/gr. acre) on the
City of Campbell General Plan Land Use diagram.
4. The project site is an approximately 10,950 square-foot lot.
5. The proposed project will be compatible with the R-1-10 (Single Family Residential)
Zone District with approval of a Site and Architectural Review Permit.
6. The project is compatible with the architecture of the adjacent neighborhood in that
the project incorporates representative architectural features of homes in the San
Tomas Area including the hip and gable roof forms and stucco exterior.
7. The proposal is consistent with the City adopted San Tomas Area Neighborhood
Plan (STANP).
8. The proposal is consistent with the Considerations in Review of Applications
(CMC21.42.040) subject to Site and Architectural Review.
9. 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;
Planning Commission Resolution No. 4408 Page 2 of 2
PLN2017-130 ~ 1019 Audrev Avenue -Site & Architectural Review Permit
2. The project will aid in the harmonious development of the immediate area;
3. The project is consistent with applicable adopted design guidelines; and
4. This project is Categorically Exempt under per Section 15303 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 (PLN2017-130) for a new 2,943 square foot single-story
single-family residence with a detached garage on property located at 1019 Audrey
Avenue, subject to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 22nd day of August, 2017, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
Kendall, Rich, Dodd, Reynolds, Young, Rivlin
Hernandez
APPROVED: ~'~'~%~~~~% ~ ~~ ~' ~~~
~~'1'vonne Kendall, Chair -
ATTEST: ~" `~
Paul Kermoyan, Secretary
CONDITIONS OF APPROVAL
Site ~ Architectural Review Permit (PLN2017-130)
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 Protect: Approval is granted for a new 2,943 square foot single-story,
single family residence with a detached garage (Site and Architectural Review
Permit PLN2017-130) in the R-1-10 (Single Family Residential) Zoning District.
The project shall substantially conform to the Project Plans, received by the
Community Development Department on July 25, 2017, except as may be
modified by the Planning Commission, the Community Development Director,
and/or as conditioned herein.
2. Permit Expiration: The Site and Architectural Review Permit approval shall be valid
for one year from the date of final approval (expiring September 1, 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.
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. Accessory Structure: Living quarters are prohibited in the accessory structure. Per
CMC Section 21.36.060, the accessory structure shall not include sleeping
quarters or a kitchen. The number of allowed plumbing fixtures shall be limited to
two fixtures and may only include a toilet, sink, hot water heater or washing
machine connection. Enclosed workshops with separate entrances are not
allowed. Workshops with partial bathrooms must be open to, the rest of the
structure by at least asix-foot opening.
5. Driveway: The driveway shall be a minimum of five feet from the side property line.
The setback does not include the transition or wing section on the side of the
driveway. The driveway shall be a minimum eight-foot wide paved driveway. Utility
Exhibit A -Conditions of Approval Page 2 of 8
PLN2017-130 ~ 1019 Audrev Avenue -Site & Architectural Review Permit
equipment shall not be located within the required eight-foot wide driveway
clearance, including but not limited to gas meter(s) and bollard(s). r
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. Landscaping: The construction drawings submitted for a building permit shall
include a front yard landscaping plan, including irrigation details and associated
calculations, prepared in compliance with Campbell Municipal Code Chapter 21.26
(Landscaping Requirements) and with Chapter 2.7, Division 2, of Title 23 of the
California Code of Regulations (Model Water Efficient.Landscape Ordinance).
a. The front yard shall be landscaped and paving shall not exceed 50% of the
front yard pursuant to Campbell Municipal Code (CMC) Sections
21.26.030(6) and 21.18.070 respectively.
b. The landscape plans should indicate the square footage of disturbed/re-
landscaped planting areas or new planting- areas.
c. If the project landscape area is 500 square feet or greater, the applicant shall
submit a landscape documentation package demonstrating compliance with
the 2015 California Model Water Efficient Landscape Ordinance (MWELO).
If the landscape area is 2,500 square feet or less, the project may
comply with the prescriptive option (Appendix D) per Section 490.1 (c)
of the MWELO.
If the landscape area is over 2,500 square feet, submit a landscape
documentation package prepared by a licensed landscape architect
demonstrating compliance with the full MWELO requirements.
d. All landscaping shall be installed prior to building occupancy and shall be
continuously maintained.
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. 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.
10. Construction Activities: The applicant shall abide by the following requirements
during construction:
Exhibit A -Conditions of Approval Page 3 of 8
PLN2017-130 ~ 1019 Audrev Avenue -Site & Architectural Review Permit
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:
11. 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.
12. 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
reflects the construction of a new single-family dwelling. The Building Inspection
Division will consider this project as a new single-family dwelling, 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 Campbell
Municipal Code to determine how this project will be defined at time of submittal for
Permit.
13. Plan Preparation: Portions of this project require 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.
14. Construction Plans: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
15. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
Exhibit A -Conditions of Approval Page 4 of 8
PLN2017-130 ~ 1019 Audrey Avenue -Site & Architectural Review Permit
16. 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.
17. Seismic Requirements: Additions and Alterations to (e) residential structures shall
comply with Section 3404 of the 2016 California Building Code (CBC).
18. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be
blue-lined on the construction plans. 8% X 11 calculations shall be submitted as
well.
19. 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.
20. 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.
21. Approvals Required: The project requires the following agency approval or
' consultation prior to issuance of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010.)
c. San~Jose Water Company (408) 279-7900 (Customer Service)
d. Bay Area Air Quality Management District (Demolitions Only)
e. 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.
22. 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.
Exhibit A -Conditions of Approval Page 5 of 8
PLN2017-130 ~ 1019 Audrev Avenue -Site & Architectural Review Permit
23. 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.
24. 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.
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. 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.
27. This project shall comply with the mandatory requirements for Residential
Structures, Chapter 4 of the California Green Building Code, 2016 edition.
28. This Structure, if classified as a new Single Family Dwelling under, Chapter 18.32
of the Campbell Municipal Code, shall be equipped with residential fire sprinklers
compliant with Section R3 13 of the California Residential Code 2016 edition.
29. Please obtain a Demolition Permit for existing structures on site that are proposed
to be demolished. Applications for Demolition can be obtained at the Building
Division Counter.
PUBLIC WORI4S DEPARTMENT
30. 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 $530.00.
31. 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.
32. Water Meter(s) and Sewer Cleanout~s): Any new or upgraded water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
33. The following conditions only apply if the applicant has a need to install /upgrade
utility services (water, sewer, gas, etc.) in the street:
Exhibit A -Conditions of Approval Page 6 of 8
PLN2017-130 ~ 1019 Audrey Avenue -Site & Architectural Review Permit
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. Audrey 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.
34. 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 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
35. Review of this Developmental proposal is limited to acceptability of site access,
water supply and may include specific additional requirements 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.
Exhibit A -Conditions of Approval Page 7 of 8
PLN2017-130 ~ 1019 Audrev Avenue -Site & Architectural Review Permit
36. Per city of Campbell Municipal Code (CBLMC) 18.32.010 -Definition of "Scope of
Work" the building is considered as a new building. Therefore, fire sprinklers are
required for the proposed project.
37. 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: A one-
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.
38. 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
39. 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 manner to an
appliance capable of causing contamination of th,e 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
40. 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,
Exhibit A -Conditions of Approval Page 8 of 8
PLN2017-130 ~ 1019 Audrev Avenue -Site & Architectural Review Permit
pole or other sign or means shall be used to identify the structure. Address
numbers shall be maintained. CFC Sec. 505.1
41. This review shall not be construed to be an approval of a violation of the provisions
of the California Fire Code or of other laws or regulations of the jurisdiction. A
permit presuming to give authority to violate or cancel the provisions of the Fire
Code or other such laws or regulations shall not be valid. Any addition to or
alteration of approved construction documents shall be approved in advance.
[CFC, Ch.1, 105.3.6]