PC Res 4504RESOLUTION NO.4504
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2018-360) TO ALLOW THE CONSTRUCTION
OF AN APPROXIMATELY 4,450 SQUARE -FOOT TWO-STORY
SINGLE-FAMILY RESIDENCE ON PROPERTY LOCATED AT 620
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 numbers PLN2018-360:
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 a 11,922 square -foot parcel located along Kenneth Avenue,
between Budd Avenue and Waldo Road.
4. The proposed project consists of the construction of a new approximately 4,450
square -foot two-story single-family residence.
5. The proposed project will result in a building coverage of 28% and a Floor Area
Ratio (FAR) of .37, where a maximum 35% building coverage and .45 FAR are
allowed in the R-1-10 Zoning District.
6. The proposed project will provide _ two covered parking spaces in an attached
garage, satisfying the applicable parking requirement.
7. 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.
8. 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.
9. As conditioned, the proposal is consistent with the City adopted San Tomas Area
Neighborhood Plan (STANP).
10. The proposal is consistent with the Considerations in Review of Applications (CMC
Section 21.42.040) subject to Site and Architectural Review.
Planning Commission Resolution No. 4504 Page 2 of 2
PLN2018-360 — 620 Kenneth Ave - Site & Architectural Review Permit
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.
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 (PLN2018-360) to allow the construction of an
approximately 4,450 square -foot two-story single-family residence on property located
at 620 Kenneth Avenue, subject to the attached Conditions of Approval (attached
Exhibit "A").
PASSED AND ADOPTED this 28th day of May, 2016, by the following roll call vote:
AYES: Commissioners: Ching, Hines, Rich, and Rivlin
NOES: Commissioners: Krey
ABSENT: Commissioners:Ostrowski
ABSTAIN: Commissioners:
ATTEST:
APPROVED:
Paul Kermoyan, Secretary
CONDITIONS OF APPROVAL
Site & Architectural Review Permit (PLN2018-360)
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 Proiect: Approval is granted for a Site and Architectural Review Permit
(PLN2018-360) to allow the construction of an approximately 4,450 square -foot two-
story single-family residence on property located at 620 Kenneth Avenue. The
project shall substantially conform to the Revised Project Plans, stamped as
received by the Community Development Department on April 3, 2019, except as
may be modified by conditions of approval contained herein.
2. Permit Expiration: The Site and Architectural Review Permit approval shall be valid
for one year from the date of final approval (expiring June 7, 2020). 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. Required Plan Revisions: The construction plans submitted for a building permit
shall incorporate the following revision(s):
a. Revise the Total Proposed Floor Area in the Square Footage Calculations table
on Sheet A0.0 to include the first floor living area, second floor living area, and
garage square footages.
4. Rough Framing and Planning Final Required: Planning Division clearance is
required prior to rough framing and 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.
5. Minor Modifications: Minor Modifications to the approved project plans are subject to
review and approval by the Community Development Director. Minor modifications
include alterations in floor area of no more than 50 square feet on the first floor
(except for PD permits where additional floor area is considered a major
modification), alterations to second story windows that are not oriented toward
neighboring yards and result in an increase in window area of no more than one
square foot and horizontal relocation of no more than one foot from the approved
Exhibit A - Conditions of Approval Page 2 of 7
PLN2018-360 — 620 Kenneth Avenue - Site & Architectural Review Permit
window location, and minor alterations to fagade material. All other modifications are
subject to review at a public hearing.
6. Plan Revisions: Upon prior approval by the Community Development Director, all
Minor Modifications to the approved project plans shall be included in the
construction drawings submitted for Building Permit. Any modifications to the
Building plan set during construction shall require submittal of a Building Permit
Revision and approval by the Building Official prior to Final Inspection.
7. 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.
8. 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.citvofcampbell.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. The front yard landscaping shall include a combination of trees, shrubs, and
cover spread throughout the yard.
c. A completed Landscape Information Form.
d. A note on the Cover Sheet in minimum 1/T 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."
9. Landscapinq: Landscape areas in the aforementioned landscaping plan shall consist
of a mix of plants including natural turf, ornamental grasses, groundcovers, shrubs,
and trees and/or synthetic turf throughout and shall be provided with permanent
irrigation, in compliance with the Water Efficient Landscape Standards and Campbell
Municipal Code.
10. Trees: The aforementioned landscaping plan shall incorporate planting of (5) five
trees on the property pursuant to STANP Land Use Policy 'J-1'. The selection of
required trees shall be to the satisfaction of the Community Development Director
and shall not include fruit trees or eucalyptus trees. Existing trees to remain (except
for fruit trees and eucalyptus trees) count towards the required number of trees.
Exhibit A : Conditions of Approval Page 3 of 7
PLN2018-360 — 620 Kenneth Avenue - Site & Architectural Review Permit
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. 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.
13. 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 beproperly 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:
14. 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.
15. 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.
16. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the
cover sheet of construction plans submitted for building permit.
Exhibit A - Conditions of Approval Page 4 of 7
PLN2018-360 — 620 Kenneth Avenue - Site & Architectural Review Permit
17. SIZE OF PLANS: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
18. 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.
19. 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.
20. 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 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
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.0 Chapter 1, Section 106. Please obtain City of
Campbell, Special Inspection forms from, the Building Inspection Division Counter.
22. 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.
23.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)
Exhibit A - Conditions of Approval Page 5 of 7
PLN2018-360 — 620 Kenneth Avenue - Site & Architectural Review Permit
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.
e. Bay Area Air Quality Management District (415) 749-4658 (Demolitions)
24. P.G.& E.: 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.
25. CALIFORNIA GREEN BUILDING CODE: This project is subject to the mandatory
requirements for new residential structures (Chapter 4) under the California Green
Building Code, 2016 edition .
26. 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.
27.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.
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.
29. DEMOLITION PERMIT: A Demolition permit shall be obtained for all structures to be
removed on the site, prior to issuance of the building permit.
PUBLIC WORKS DEPARTMENT
30. The scope of this protect trippers the requirement for Frontage Improvements as
required by Campbell Municipal Code 11.24.040. However, per the San Tomas Area
Neighborhood Plan, this section of Kenneth Avenue has been designated to remain
unimproved and as such the applicant will not be required to construct new curb,
gutter or sidewalk.
31. Storm Drain Area Fee: Prior to issuance of any grading or building permits, the
applicant shall pay the required Storm Drain Area fee, currently set at $2,120.00 per
net acre, which is $580.00
32. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
Exhibit A - Conditions of Approval Page 6 of 7
PLN2018-360 — 620 Kenneth Avenue - Site & Architectural Review Permit
33.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. Kenneth Avenue has not been treated 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. 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.
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
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..
Exhibit A - Conditions of Approval Page 7 of 7
PLN2018-360 - 620 Kenneth Avenue - Site & Architectural Review Permit
FIRE DEPARTMENT
36. Fire Sprinklers Required: In other than residential ,buildings which require the
installation of fire sprinklers for all new buildings according to the California
Residential Code, an automatic sprinkler system shall be provided throughout all
new buildings and structures. 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 to the existing
water service is required.
37. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of our .Standard Detail and Specification SI-7 and Chapter 33 of the
currently adopted edition of the California Fire- Code. This must be submitted to, and
approved by this office prior to commencing any demolition/construction activities.
38. 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
39.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
40. No Violation: 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]'