PC Res 4701RESOLUTION NO. 4701
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 534 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 5-FEET, 3-INCHES ON PROPERTY LOCATED AT 1796 GRACE AVENUE. PROJECT FILE NO. PLN-2024-20.
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 ofCampbell Zoning Map.
2.The Project Site is designated Low Density Residential (7.5 units/gr. acre) onthe City of Campbell General Plan Land Use diagram.
3.The Project Site is an approximately 8,000 square-foot parcel located along the
east side of Grace Avenue between Hamilton Avenue and Montemar Way.
4.The Proposed Project is an application for a Site and Architectural ReviewPermit to allow the construction of an approximately 534 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 5-feet, 3-inches.
5.The Proposed Project will result in a lot coverage of 22% and a Floor Area Ratio(FAR) of .39, where a maximum 40% lot coverage and .45 FAR are allowed inthe 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 placement of two bedroom windows aimed atsections of the adjacent property without windows, and a clerestory window,situated approximately 6 feet above floor level, minimize visibility issues. Thepositioning of the addition towards the property's front further reduces potential
overlooking of adjacent backyards. Community feedback was solicited, with no
objections received to the proposed design.
7.The Proposed Project maintains the existing dwelling’s first story front and sidesetbacks in accordance with the Campbell Municipal Code, and will not bedetrimental 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
upholds the visual harmony and respects the character of the community, in linewith General Plan Land Use Policy LU-3.1.
Planning Commission Resolution No. 4701 Page 2 of 3 Approving a Site and Architectural Review Permit 1796 Grace Avenue ~ Project File No.: PLN-2024-20
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 Grace Avenue, 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 534 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 5-feet, 3-inches on property located at 1796 Grace Avenue, subject to the attached Conditions of Approval (attached Exhibit A).
Planning Commission Resolution No. 4701 Page 3 of 3 Approving a Site and Architectural Review Permit 1796 Grace Avenue ~ Project File No.: PLN-2024-20
PASSED AND ADOPTED this 9th day of April, 2024, by the following roll call vote:
AYES: Commissioners: Zisser, Kamkar, Buchbinder, Krey, Ostrowski, Fields
NOES: Commissioners: ABSENT: Commissioners: Majewski ABSTAIN: Commissioners:
APPROVED: Alan Zisser, Chair
ATTEST: Rob Eastwood, Secretary
Alan Zisser (Apr 16, 2024 12:06 PDT)
EXHIBIT A CONDITIONS OF APPROVAL Site and Architectural Review Permit
Project File No.: PLN-2024-20
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 534 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 5-feet, 3-inches on property located at 1796 Grace Avenue. The project shall substantially conform to the Project Plans, included as Attachment 2 in the April 9, 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 April 9, 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 2 Site and Architectural Review Permit 1796 Grace Avenue ~ Project File No.: PLN-2024-20
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.
12. Determination of Scope: The proposal shall not include the alteration of any existing walls, windows, or doors on the first floor.
PUBLIC WORKS DEPARTMENT
13. Storm Drain Area Fee: Prior to issuance of any 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 $400.89 (set for R-1 land use).
Reso No. 4701 - 1796 Grace Ave
Final Audit Report 2024-04-17
Created:2024-04-16
By:Ken Ramirez (kenr@campbellca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAAeLC9lgJY6Onr09JPAs6iS9zTXMHD-Cux
"Reso No. 4701 - 1796 Grace Ave" History
Document created by Ken Ramirez (kenr@campbellca.gov)
2024-04-16 - 4:03:11 PM GMT
Document emailed to Rob Eastwood (robe@campbellca.gov) for signature
2024-04-16 - 4:03:16 PM GMT
Document emailed to Alan Zisser (alanzisser@gmail.com) for signature
2024-04-16 - 4:03:16 PM GMT
Email viewed by Alan Zisser (alanzisser@gmail.com)
2024-04-16 - 7:05:53 PM GMT
Document e-signed by Alan Zisser (alanzisser@gmail.com)
Signature Date: 2024-04-16 - 7:06:44 PM GMT - Time Source: server
Email viewed by Rob Eastwood (robe@campbellca.gov)
2024-04-17 - 1:39:26 AM GMT
Document e-signed by Rob Eastwood (robe@campbellca.gov)
Signature Date: 2024-04-17 - 1:39:35 AM GMT - Time Source: server
Agreement completed.
2024-04-17 - 1:39:35 AM GMT