Admin Site and Arch - New SFR - 2012CITY of CAMPBELL
Community Development Department
December 14, 2010
Lydia Phang
2025 Fruitdale Avenue
San Jose, CA 95128
Re: File No: PLN2010-200
Address: 1164 (1168) Hazelwood Avenue, Lot #2
Application: Administrative Site and Architectural Review Permit
Dear Ms. Phang,
On December 14, 2010 the Community Development Director approved your Administrative
Site & Architectural Review Permit to allow construction of a 2,835 square foot two-story
single-family residence with a 123 square foot covered porch on property described at Lot #2 of
the previously approved Tentative Parcel Map (PLN2007-21) located at the above referenced
address, subject to the enclosed Conditions of Approval.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5:00
p.m. on January 3, 2011.
If you should have any questions regarding this approval, please feel free to contact the at (408)
866-2142 or by email at Steve cc,cityofcampbell.com.
Sincerely,
Steve Prosser
Associate Planner
Encl: Conditions of Approval - PLN2010-200
cc: Anthony Lau, 3043 Melchester Drive, San Jose, CA 95132
Paul Kermoyan, Planning Manager
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CONDITIONS OF APPROVAL FOR FILE NO. PLN2010-200
SITE ADDRESS: 1164 (1168) Hazelwood Avenue (Lot #2)
APPLICANT: Lydia Phang
OWNERS: Lydia Phang and Anthony Lau
DATE: December 14, 2010
The applicant is hereby notified, as part of this application, that (s)he is required to meet the _
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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 items under review.
Additionally, the applicant is hereby notified that (s)he 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 Pro,Lct: Approval is granted for an Administrative Site and Architectural Review
Permit (PLN2010-200) for the construction of a new 2,835 square foot two-story single-
family residence located on property described as Lot #2 (described with a tentative address
of 1168 Hazelwood Ave.) of the previously approved Tentative Parcel Map (PLN2007-21),
currently with the address of 1164 Hazelwood Avenue. The project shall substantially
conform to the revised project plans received by the Community Development Department
on November 15, ?010, except as maybe modified by the Conditions of Approval herein:
2. Planning Final Required: Planning sign off is required 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. Administrative Site and Architectural Review Permit Approval Expiration: The
Administrative 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. Failure to meet this deadline will result in the Administrative Architectural Site and
Review Permit being void.
4. Tentative Parcel Map: The Administrative Site and Architectural Review Permit is
contingent upon the successful recordation of a Final Parcel Map to divide the subject
property. The Final Parcel Map shall be recorded prior to the issuance of building permits.
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • Fax (408) 866-5140 • E-Mail planning~tcityofcampbell.com
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5. Park Impact Fee: A park impact fee is due upon development of the site, based on the
development density of less than 6 units per gross acre, and shall be paid to the City. This fee
is subject to change and the fee in effect at the time of payment shall be the fee due.
6. Maximum Building Height: The maximum building height for the proposed structure is 27
feet, 2 inches above existing grade. Any increase in grade shall result in an equivalent
reduction of building height.
7. Site Grading: The applicant shall limit the amount of on-site grading to the minimum
necessary to achieve proper site drainage. It is a policy of the San Tomas Area Neighborhood
Plan that site grades are consistent with surrounding development. An increase of on-site
grading that creates a grade differential between properties that requires a retaining wall is
prohibited.
8. Fences/Walls: 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.
9. Compliance with Other Regulations: The applicant shall comply with other state, county,
and city ordinances that pertain to the proposed project and where they are conducted.
10. 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.
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. 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.
13. 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.
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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:
14. Permits Required: A building permit application shall be required for the proposed new
single family dwelling structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit. A separate permit
application shall be submitted for the demolition of the (e) structure.
15. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
16. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
17. 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.
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.
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
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b. finish floor elevation (first floor)
c. foundation corner locations
21. Title 24 Ener~,~Compliance: California Title 24 Energy Compliance forms shall be blue-
lined on the construction plans. 8'/2 X 11 calculations shall be submitted as well.
22. 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 Appendix Chapter 1, Section 106. Please obtain City of Campbell, Special
Inspection forms from the Building Inspection Division Counter.
23. 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.
24. Approvals Required: 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)
iii) Moreland School District (874-2900)
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.
d. Bay Area Air Quality Management District (Demolitions Only)
25. 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.
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. 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.
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.Public Works Department:
28. Utilities: All 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 serving utility
companies.
29. Water Meter(s) and Sewer Cleanout(~: 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.
30. 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.
31. 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. Hazelwood 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.
32. Street Improvements: Prior to the issuance of any grading or building permits for the site, the
applicant shall cause plans for public street improvements to be prepared, pay various fees
and deposits, post security and provide insurance necessary to obtain an encroachment permit
for construction of the standard public street improvements, as required by the City Engineer.
The plans shall include the following, unless otherwise approved by the City Engineer:
a. Show location of all existing and new facilities. All new utility boxes, poles, etc. shall be
outside of the public right of way.
b. Installation of asphalt concrete overlay per street pavement restoration plan for utility
installation and/or abandonment, as required by the City Engineer.
c. Construction of conforms to existing public and private improvements, as necessary.
33. 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.
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34. 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.
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.
70 NoRh First Street • Campbell, CA 95008-1423 ~ TEL (408) 866-2140 • FAx (408) 866-5140 • E-M~~L plamnng@ciryofcampbell.com