PC Res 4424RESOLUTION NO. 4424
BEING _A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2017-305) FOR A NEW 3,681 SQUARE FOOT
TWO-STORY SINGLE-FAMILY RESIDENCE WITH AN ATTACHED
GARAGE ON PROPERTY LOCATED AT 881 KENNETH i4VENUE.
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 PLN2017-305:
1. 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).
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 on the western side of Kenneth Avenue, south of Waldo
Road and north of Sunnyoaks Avenue.
4. The project site is an approximately 10,950 square-foot lot.
5. 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.
6. The proposed project will result in a building coverage of 22% and a Floor Area
Ratio (FAR) of .36, where a maximum 35% building coverage and .45 floor area
ratio are allowed in the R-1-10 Zoning District.
7. The proposed project will provide two covered parking spaces in the new attached
garage, satisfying the applicable parking requirement.
8. 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.
9. 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 simple rectangular shaped
forms.
10. The proposal is consistent with the City adopted San Tomas Area Neighborhood
Plan (STANP).
Planning Commission Resolution No. 4424 ~ Page 2 of 2
PLN2017-305 ~ 881 Kenneth Avenue -Site & Architectural Review Permit
11. The proposal is consistent with the Considerations in Review of Applications
(CMC21.42.040) subject to Site and Architectural Review.
12. 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;
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 (PLN2017-305) for a new 3,681 square-foot two-story single-
family residence with an attached garage on property located at 881 Kenneth Avenue,
subject to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 23rd day of January, 2018, by the following roll call vote:
AYES: Commissioners: Rich, Dodd, Hernandez, Krey, Ostrowski, Rivlin
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
APPROVED
ATTEST:
Paul Kermoyan, Secretary
Michael Rich, Chair
CONDITIONS OF APPROVAL
Site & Architectural Review Permit (PLN2017-305)
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
~(PLN2017-305) to allow the construction of a new 3,681 square-foot two-story single-
family residence with an attached garage on property located at 881 Kenneth
Avenue. The project shall substantially conform to the Project Plans, received by the
Community Development Department on November 30, 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 February 2, 2019). 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. Building Permit Plans: Plans submitted for Building Permit shall include the following
revisions:
a. The plans shall clarify the proposed roofing material is brown composition
shingle roofing.
b. The garage door windows shall match the muntin style of the other windows
on the front elevation.
c. The second story bathroom window on the front elevation shall match the
muntin style of the other windows on the front elevation.
4. 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.
Exhibit A -Conditions of Approval Page 2 of 8
PLN2017-305 ~ 881 Kenneth Avenue -Site & Architectural Review Permit
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. 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
and shall include the following:
a. Planting and Irrigation Plans that meet all requirements of the Prescriptive
Compliance Option in Appendix D.
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."
Note: If the project landscape area increases during the course of the project,
additional requirements will apply.
7. 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.
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.
9. Construction Activities: The applicant shall abide by the following requirements
during construction:
d. 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.
e. 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.
Exhibit A -Conditions of Approval Page 3 of 8
PLN2017-305 ~ 881 Kenneth Avenue - Site ~ Architectural Review Permit
f. All construction equipment with internal combustion engines used on the
project site shall be properly muffled and maintained in good working
condition.
g. Unnecessary idling of internal combustion engines shall be strictly prohibited.
h. 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.
i. Use standard dust and erosion control measures that comply with the
adopted Best Management Practices for the City of Campbell.
Building Division:
10. Permits Required A building permit application shall be required for the proposed
new dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
11. 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.
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. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared
by a licensed engineer specializing in soils mechanics.
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. 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.
16. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report and the building pad elevation and on-site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
Exhibit A -Conditions of Approval Page.4 of 8
PLN2017-305 ~ 881 Kenneth Avenue -Site & Architectural Review Permit
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
17. 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.
18. 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.
19. 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. 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.
20. 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.
Applicant is advised that Secondary Dwelling Units on Residential lots are not able
to have separate electrical and gas service. Gas and Electric service must be
provided from the services associated with the main residential structure.
21. California Green Building Code: This project is subject to the mandatory
requirements for n'ew residential structures (Chapter 4) under the California Green
Building Code, 2016 edition.
22. Construction Fencing: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The
Exhibit A -Conditions of Approval Page 5 of 8
PLN2017-305 ~ 881 Kenneth Avenue -Site & Architectural Review Permit
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.
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. Automatic Fire Sprinkler Systems: This project shall comply with Section R313 of
the California Residential building Code 2016 edition, and be equipped with a
complying Fire Sprinkler system.
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.
26. Demolition Permit: This project requires a demolition permit be issued for the
removal of portions of the existing structure.
PUBLIC WORKS DEPARTMENT
27. 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 $488.00.
28. 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.
29. Plan Lines: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a site plan layout showing the correct distance from the street
centerline to the property line, dimensions of relevant information in the public right
of way.
Exhibit A -Conditions of Approval Page 6 of 8
PLN2017-305 ~ 881 Kenneth Avenue -Site & Architectural Review Permit
30. Utilities: All on-site utilities shall be installed underground if required by ordinance.
Applicant shall comply with all plan submittals, permitting, and fee requirements of
the serving utility companies. Utility locations shall not cause damage to any existing
street trees. Where there are utility conflicts due to established tree roots or where a
new tree will be installed, alternate locations for utilities shall be explored. Include
utility trench details where necessary:
31. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be .relocated or installed on private property behind the
public right-of-way line. Show this on the revised site plan.
32. 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.
33. 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. Kenneth 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. Encroachment Permit: Prior to issuance of any grading or building permits for the
site, the applicant shall obtain an encroachment permit for the demolition of the
standard public street improvements.
35. 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 (demolition) installed and
accepted by the City, and the design engineer shall submit as-built drawings to the
City.
36. Utility Encroachment Permit: Separate 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.
37. Additional Street Improvements: Should it be discovered after the approval process
that new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public
improvements, the City may add conditions to the development/project/permit, at the
discretion of the City Engineer, to restore pavement or other public improvements to
the satisfaction of the City.
Exhibit A -Conditions of Approval Page 7 of 8
PLN2017-305 ~ 881 Kenneth Avenue -Site & Architectural Review Permit
FIRE ®EPARTIVIENT
38. 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. NOTE: The notation on Sheet A-0 is
confusing. Please indicate that fire sprinklers will be installed in the new project.
39. 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
40. 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 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
41. 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 `
Exhibit A -Conditions of Approval Page 8 of 8
PLN2017-305 ~ 881 Kenneth Avenue -Site & Architectural Review Permit
42. 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]