PC Res 4699Attachment 1
RESOLUTION NO. 4699
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT TO ALLOW THE
CONSTRUCTION OF AN APPROXIMATELY 332 SQUARE-
FOOT SECOND-STORY ADDITION TO AN EXISTING
SINGLE-FAMILY RESIDENCE, WITH A REDUCTION TO
THE 2ND-STORY SIDE-YARD SETBACK FROM
APPROXIMATELY 9 ½ FEET TO APPROXIMATELY 6-
FEET ON PROPERTY LOCATED AT 1191 LENOR WAY.
PROJECT FILE NO. PLN-2024-8
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 the approval of a Site and
Architectural Review Permit:
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 (7.5 units/gr. acre) on
the City of Campbell General Plan Land Use diagram.
3. The Project Site is an approximately 6,000 square-foot parcel located along the
west side of Lenor Way between Westfield Avenue and Payne Avenue.
4. The Proposed Project is an application for a Site and Architectural Review
Permit to allow the construction of an approximately 332 square-foot second-
story addition to an existing single-family residence, with a reduction to the 2nd-
story side-yard setback from 9 ½ feet to approximately 6-feet.
5. The Proposed Project will result in a lot coverage of 26% and a Floor Area Ratio
(FAR) of .41, where a maximum 40% lot coverage and .45 FAR are allowed in
the R-1-6 Zoning District.
6. The proposed reduced side setback, as part of the addition to the second story,
is compatible with the neighboring property's right to access air, privacy,
sunlight, and quiet enjoyment. The addition features a single, strategically
placed window on the north façade, which, despite its considerable size of
nearly 6 feet in width, has its base starting at 4.5 feet above the finished floor,
making it akin to a clerestory window. This design choice effectively minimizes
visibility into the adjacent northern neighbor's backyard, focusing instead on the
neighbor's windowless southern façade and driveway minimizing potential
privacy intrusions.
7. The Proposed Project maintains the existing dwelling’s front and side setbacks
in accordance with the Campbell Municipal Code, will not be detrimental to the
health, safety, peace, comfort, or general welfare of persons in the
neighborhood or the city at large. This compliance ensures that the project
Planning Commission Resolution No. 4699 Page 2 of 3
Approving a Site and Architectural Review Permit
1191 Lenor Way ~ Project File No.: PLN-2024-8
upholds the visual harmony and respects the character of the community, in line
with General Plan Land Use Policy LU-3.1.
Policy LU-3.1: Recognize that Campbell is comprised of unique neighborhoods,
each with its own individual character; and allow change consistent
with reinforcing positive neighborhood values, while protecting the
integrity of the city’s neighborhoods.
8. The Proposed Project adheres to the relevant design guidelines and
development frameworks, particularly the General Plan's focus on creating
"attractive residential neighborhoods" with "consistent development patterns."
While the City doesn't have specific design guidelines for single-family homes
outside of certain areas, the proposed addition is designed to match the existing
building, using the same materials for roofing, siding, and windows. This
approach ensures it fits the architectural style of Lenor Way, aligning with
General Plan Policy CD-1.2.
Policy CD-1.2: Maintain safe, attractive, pedestrian-friendly residential
neighborhoods and districts with identifiable centers, consistent
development patterns, and a range of public and private services.
9. The Proposed Project is consistent with the Considerations in Review of
Applications (CMC Section 21.42.040) for Site and Architectural Review.
10. 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:
Site and Architectural Review Permit Findings (CMC Sec. 21.42.060.B):
1. The project will be consistent with the General Plan;
2. The project conforms with the Zoning Code;
3. The project will aid in the harmonious development of the immediate area;
4. The project is consistent with applicable adopted design guidelines, development
agreement, overlay district, area plan, neighborhood plan, and specific plan(s);
and
Environmental Findings (CMC Sec. 21.38.050):
5. This project is Categorically Exempt under Section 15301 of the California
Environmental Quality Act (CEQA) pertaining to existing facilities and Class 1
consisting of the minor alteration of an existing private structure;
6. There are no unusual circumstances that would prevent the project from
qualifying as Categorically Exempt per Section 15300.2c of the CEQA
Guidelines.
THEREFORE, BE IT RESOLVED that the Planning Commission adopts a
Resolution approving a Site and Architectural Review Permit to allow the
construction of an approximately 332 square-foot second-story addition to an
existing single-family residence, with a reduction to the 2nd-story side-yard setback
Planning Commission Resolution No. 4699 Page 3 of 3
Approving a Site and Architectural Review Permit
1191 Lenor Way ~ Project File No.: PLN-2024-8
from approximately 9 ½ feet to approximately 6-feet on property located at 1191
Lenor Way, subject to the attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 12th day of March, 2024, by the following roll call vote:
AYES: Commissioners: Zisser, Kamkar, Buchbinder, Krey, Ostrowski, Fields,
Majewski
NOES: Commissioners:
ABSENT: Commissioners
ABSTAIN: Commissioners:
APPROVED:
Alan Zisser, Chair
ATTEST:
Rob Eastwood, Secretary
Alan Zisser (Mar 14, 2024 21:32 PDT)
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit
Project File No.: PLN2024-8
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 Project: Approval is granted for a Site and Architectural Review to allow the
construction of an approximately 332 square-foot second-story addition to an existing
single-family residence, with a reduction to the 2nd-story side-yard setback from
approximately 9 ½ feet to approximately 6-feet on property located at 1191 Lenor Way.
The project shall substantially conform to the Project Plans, included as Attachment 2 in
the March 12, 2024, Planning Commission Staff Report, except as modified by the
Conditions of Approval.
2. Permit Expiration: The Site and Architectural Review Permit approved herein ("Approval")
shall be valid for one (1) year from the effective date of Planning Commission approval
(expiring March 12, 2025). Within this one-year period a Building Permit for the project
must be issued pursuant to CMC Sec. 21.56.030.B.1. Failure to meet this deadline or
expiration of an issued Building Permit shall result in the Approval being rendered void.
3. 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.
4. 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.
5. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site in compliance with City of Campbell Lighting Design Standards (CMC
21.18.090). 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. Lighting fixtures shall be of a decorative design to be compatible
with the residential development and shall incorporate energy saving features.
6. 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.
Conditions of Approval Page 2 of 5
Site and Architectural Review Permit
1191 Lenor Way ~ Project File No.: PLN-2024-8
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.
7. Construction Hours/Fines/Stop Work Notice: Failure to comply with permitted working
hours that result in verified complaints may result in the issuance of a Stop Work Notice
issued to the project with cessation of work for a minimum of seven (7) days from the date
of issuance and an Administrative fine of up to $1,000.00.
8. Timely Completion: Once under construction it shall be the obligation of the property
owner and contractor to demonstrate continued progress on the project. In the event the
building permit expires, the City may impose fines or exercise administrative remedies to
compel timely completion of work.
Building Division:
9. Permit Required: A Building Permit application shall be required for the proposed project.
The Building Permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
10. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
11. Construction Fencing: The property 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 in compliance with the
Standards for Tree Protection During Construction.
PUBLIC WORKS DEPARTMENT
12. PSE Easement: Note that there is a 5' Public Service Easement (PSE) adjacent to the
rear property line and a 5' Wire Clearance Easement adjacent to the PSE.
Reso No. 4699 - 1191 Lenor Way
Final Audit Report 2024-03-15
Created:2024-03-14
By:Ken Ramirez (kenr@campbellca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAAeYpxOy6S8eH9ngUuHr6leeBDb7pC3umn
"Reso No. 4699 - 1191 Lenor Way" History
Document created by Ken Ramirez (kenr@campbellca.gov)
2024-03-14 - 6:52:26 PM GMT
Document emailed to Rob Eastwood (robe@campbellca.gov) for signature
2024-03-14 - 6:52:30 PM GMT
Email viewed by Rob Eastwood (robe@campbellca.gov)
2024-03-14 - 6:58:04 PM GMT
Document e-signed by Rob Eastwood (robe@campbellca.gov)
Signature Date: 2024-03-14 - 6:58:15 PM GMT - Time Source: server
Document emailed to Alan Zisser (alanzisser@gmail.com) for signature
2024-03-14 - 6:58:17 PM GMT
Email viewed by Alan Zisser (alanzisser@gmail.com)
2024-03-15 - 4:32:00 AM GMT
Document e-signed by Alan Zisser (alanzisser@gmail.com)
Signature Date: 2024-03-15 - 4:32:33 AM GMT - Time Source: server
Agreement completed.
2024-03-15 - 4:32:33 AM GMT