PC Res 3875
RESOLUTION NO. 3875
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2007-163) TO ALLOW FOR A REMODEL
AND ADDITION TO AN EXISTING SINGLE-FAMILY RESIDENCE ON
PROPERTY OWNED BY DAVID AND LISA BECKHAM LOCATED AT
849 KENNETH AVENUE IN AN R-1-10 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MS.
BREANNA CHAMBERLIN, ON BEHALF OF DAVID AND LIS
BECKHAM. FILE NO.: PLN2007-163.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as
follows with respect to application PLN2007-163.
1. The density of the residential project will result in a density of 3.5 units per gross acre,
which is consistent with the General Plan land use designation of Low Density
Residential (less than 3.5 units per gross acre).
2. The project is consistent with the R-1-10 (Single-Family Residential, 10,000 square foot
minimum lot size) zoning district and meets the minimum setbacks, height restriction,
building coverage, and parking requirements of the R-1-1 0 Zoning District.
3. The project is consistent with the development standards and design guidelines of the
San Tomas Area Neighborhood Plan.
4. The proposed remodeled single story single-family residence and attached garage and
detached storage building consists of 3,093 square feet and a building coverage of 30
percent.
5. The height of the home is 20 feet where the maximum height limit is 28 feet.
6. The residence incorporates representative architectural features of the San Tomas
Neighborhood including simple rectangular shaped forms, an attached garage, and
composition shingle roofing material.
7. The proposed project is surrounded by single-family residences on the north, south and
east and duplexes to the west.
8. The project provides one covered and two uncovered parking spaces where a
minimum of one covered and one uncovered parking space are required.
9. The project qualifies as a Categorically Exempt project per Section 15303, Class 3, of
the California Environmental Quality Act (CEQA) pertaining to the construction of
additions to existing dwellings.
Planning Commission Resolution No. 3875
PLN2007-163 - 849 Kenneth Avenue - Site and Architectural Review Permit
Page 2
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed project is consistent with the City of Campbell General Plan and Zoning
Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
4. No substantial evidence has been presented from which a reasonable argument could
be made that shows that the project, as currently presented and subject to the required
conditions of approval, will have a significant adverse impact on the environment.
5. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
6. The proposed project will contribute to the housing stock in the City of Campbell and
serve the housing needs of the community.
7. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
8. There is a reasonable relationship and a rough proportionality between the conditions
of approval and the impacts of the project.
THEREFORE, BE IT RESOLVED that the Planning Commission grants a Site and
Architectural Review Permit (PLN2007-163) to allow for a remodel and addition to an
existing single-family residence on property owned by David and Lisa Beckham located at
849 Kenneth Avenue in an R-1-10 (Single Family Residential) Zoning District.
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.
Planning Commission Resolution No. 3875
PLN2007-163 - 849 Kenneth Avenue - Site and Architectural Review Permit
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
1. Declaration of Acceptance of All Conditions: Within thirty (30) days of the Planning
Commission approval, the applicant shall sign the final, approved set of Conditions of
Approval. Until said Conditions are signed, the proposed Site and Architectural Review
Permit shall not be valid for any permits sought from the City.
2. Approved Proiect: Approval is granted for a Site and Architectural Review Permit
(PLN2007-163) to allow a substantial remodel to an existing single-family residence
located at 849 Kenneth Avenue. The project shall substantially conform to the project
plans stamped as received by the Community Development Department on February
7,2008, except as may be modified by the conditions of approval herein.
. Planning sign off is required to prior to Building Permit final. Construction not
in substantial compliance with the approved project plans shall not be approved
without prior authorization of the necessary approving body.
3. Site and Architectural Review Permit Approval Expiration: The Site and Architectural
Review Permit approval shall be valid for one year from the date of final approval.
Within this one-year period a building permit must be obtained and construction
completed one year thereafter or the use must be established on the property and all
conditions of approval fulfilled (if no building permit is required). Failure to meet these
deadlines will result in the Administrative Architectural Site and Review Permit being
void.
4. Landscape Plan: The applicant shall submit two (2) sets of a final landscape/site plan
to the Planning Division, prior to the issuance of building permits, for review and
approval by the Community Development Director. The plan shall show the location of
one 15 gallon Loquat tree. The landscape plan shall substantially conform with the
approved conceptual landscape plan and the City's Water Efficient Landscaping
Standards (WELS).
5. FenceslWalls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be submitted for review and
approval by the Community Development Department.
6. Compliance with Other ReQulations: The applicant shall comply with other state,
county, and city ordinances that pertain to the proposed project and where they are
conducted.
Planning Commission Resolution No. 3875
PLN2007-163 - 849 Kenneth Avenue - Site and Architectural Review Permit
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7. Contractor Contact Information Postino: 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.
8. On-Site Liahtino: 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. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to minimize
the number of roof vents that are visible from the street frontage. The applicant shall
provide the location of such vents on the building plan elevations and roof plans, to the
satisfaction of the Community Development Director, prior to issuance of a building
permit.
10. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. 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.
b. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
c. Unnecessary idling of internal combustion engines shall be strictly prohibited.
d. 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.
e. Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
Building Division:
11. Permits Reauired: A building permit application shall be required for the proposed
change in use in an existing commercial structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
12. Proiect 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 new construction, and fees will be calculated based on the
comparative similarities to new construction.
Planning Commission Resolution No. 3875
PLN2007-163 - 849 Kenneth Avenue - Site and Architectural Review Permit
Page 5
13. 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.
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 size of construction plans submitted for building permits shall be 24
inches by 36 inches.
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 comprehensive site drainage details.
17. Title 24 Enerov Compliance: California Title Energy Compliance forms CF-1 Rand MF-
1 R shall be blue-lined on the construction plans. 8% X 11 calculations shall be
submitted as well.
18. Special Inspections: When a special inspection is required by U.B.C. Section 1701, 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 U.B.C Section 106.3.5. Please obtain City of Campbell, Special
Inspection forms from the Building Inspection Division Counter.
19. Non-Point Source: 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.
20. Approvals Reauired: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
jii) Moreland School District (874-2900)
iv) Cambrian School District (377-2103)
d. Bay Area Air Quality Management District (Demolitions Only)
21. 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
Planning Commission Resolution No. 3875
PLN2007-163 - 849 Kenneth Avenue - Site and Architectural Review Permit
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approval process. Applicant should also consult with P.G. and E. concerning utility
easements, distribution pole locations and required conductor clearances.
22. Intent to OCCUpy Durina 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.
23. Construction Fencina: 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.
Public Works Department:
24. Plan Lines: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a plan layout showing the correct street dimensions (dimension
widths of entire street and dimension from property line to centerline of roadway), and
existing street improvement dimensions (sidewalk, curb, gutter, etc) and other relevant
information in the public right of way.
25. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for
the site, the applicant shall provide a current Preliminary Title Report, grant deed, or
other satisfactory proof of ownership.
26. 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 of $2,120.00 per net acre,
which is $497.00.
27. 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.
28. 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. The property owner will be given the option of entering into a
maintenance agreement for the water meter and associated water pipe in lieu of
relocating the water meter.
29. Utilities: All new on-site utilities shall be installed underground per Section 21.18.140
of the Campbell Municipal Code for any new or remodeled buildings or additions.
Applicant shall comply with all plan submittals, permitting, and fee requirements of the
Planning Commission Resolution No. 3875
PLN2007-163 - 849 Kenneth Avenue - Site and Architectural Review Permit
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serving utility companies.
30. 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.
31. 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.
32. 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 and Sunny Brook Drive has not been overlaid for the last
five 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.
33. 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.
34. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall
have the required street improvements installed and accepted by the City.
Planning Commission Resolution No. 3875
PLN2007-163 - 849 Kenneth Avenue - Site and Architectural Review Permit
Page 8
PASSED AND ADOPTED this 11th day of March, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
J
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Ebner, Gairaud, Gibbons, Rocha and Roseberry
None
Alderete and Doorley
None
APPROVED:~b ~
Bob Roseberry, air