Loading...
Two New SFR - 2004September 30, 2004 Jose A. Martinez 4950 Cherry Avenue, #180 San Jose, CA 95118 Re: PLN2004-106 & PLN2004-107 -1461 & 1511 Burrows Road Site and Architectural Review Permits - Two new SFR Dear Applicant: Please be advised that at its meeting of September 28, 2004, the Planning Commission adopted Resolution No. 3587 approving Site and Architectural Review Permits to allow the construction of two new two-story single-family residences on the above referenced properties. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 p.m. on Friday, October 8, 2004. The time within which judicial review of this action must be sought is governed by Section 1094.6 of the California Code of Civil Procedure, unless another statute (such as California Government Code Section 65009 or some other applicable provision) sets forth a more specific time period is set forth. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, '1rjd~ Melinda Denis Planner I Cc: Ed Arango, Public Works Frank Mills, Building Chris Veargason, County Fire Tony Baig (Property Owner) 1249 Flemming Avenue San Jose, CA 95127 70 North First Street . Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . mn 408.866.2790 RESOLUTION NO. 3587 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT (pLN2004-106 & PLN2004-107) TO ALLOW THE CONSTRUCTION OF TWO NEW TWO-STORY SINGLE-FAMILY RESIDENCES ON PROPERTY OWNED BY MR. TONY BAIG LOCATED AT 1461 & 1511 BURROWS ROAD IN AN R-1-10 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. JOSE MARTINEZ, ON BEHALF OF MR. TONY BAIG. FILE NO.: PLN2004-106 & 107. 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 applications PLN2004-106 and PLN2004-1 07 : 1. The density of the proposed project site is 2.1 units per gross acre for Lot No. 1 and 2.7 units per gross acre for Lot No.2, which is consistent with the General Plan land use designation of Low Density Residential (less than 3.5 units per gross acre.) 2. The proposed project is consistent with the R-I-I0 (Single-Family Residential, 10,000 square foot minimum lot size) Zoning District and meets the minimum setbacks, height restriction, building coverage, floor area ratio, and parking requirements of the R-I-lO Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. Lot No. 1 consists of a 4,066 square foot two-story residence, a 690 square foot attached garage, and a 334 square foot covered porch and patio with a building coverage of 30% and Floor Area of 37%. A twelve-foot setback is provided from the northern side property line and a ten-foot setback is provided from the southern side property line. A twenty-five foot setback is provided from the front property line and a forty-five foot setback from the rear property line. 5. Lot No.2 consists of a 3,923 square foot two-story residence, a 728 square foot attached garage, and a 266 square foot covered porch and patio with a building coverage of 28% and Floor Area of 37%. A twenty-five foot setback is provided from the font and rear property line. A ten-foot is provided from the northern property line and an eighteen-foot setback is provided from the southern property line. 6. The project provides three covered and three uncovered parking spaces for Lot No. 1 and three covered and three uncovered parking spaces for Lot No. 2 where a minimum of one covered and one uncovered parking spaces are required for each residence. 7. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. Planning Commission Resolution No. 3587 PLN2004-106/PLN2004-107-1461 & 1511 Burrows Road -Site and Architectural Permits Page 2 8. The proposed two new two-story residences incorporate representative architectural features of homes in the San Tomas Neighborhood including hipped and gabled roof forms, two-car garage doors, tile roofing, compositions shingles, and stucco siding. 9. The proposed project is surrounded by single-family residential uses to the north, south, east and west. 10. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA) pertaining to the construction of two single-family residences in an urbanized area. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 3. 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. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 6. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves Site and Architectural Review Permits (pLN2004-106 and PLN2004-107) to allow the construction of two new two-story single-family residences on property owned by Mr. Tony Baig located at 1461 & 1511 Burrows Road in an R-I-lO (Single Family Residential) Zoning District, subject to the following conditions. 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. 3587 PLN2004-1 06/PLN2004-1 07- 1461 & 1511 Burrows Road -Site and Architectural Permits Page 3 COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit to allow the construction of two new two-story residences located at 1461 & 1511 Burrows Road. The building design and site design shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: a. Project plans prepared by Jose M. Martinez and received by the Planning Division on August 11, 2004, including a site plan, floor plans and elevations. b. Color/material board received by the Planning Division on August 11, 2004 c. Colored Elevation received by the Planning Division on August 11, 2004. 2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a period of 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 Site and Architectural Review Permit shall be void. 3. Architectural Details: The applicant shall include the following architectural details on the building plan submittal. The building plan submittal shall be reviewed by the Community Development Director prior to the issuance of building permits. a. The driveway material for Lot No. 1 and No.2 shall consist of decorative pavement. b. The roof material for Lot No.2 shall be flat concrete tiles. c. The garage windows for Lot No. 1 and No.2 shall be obscure or frosted glass. 4. Park Impact Fee: A park impact fee of $10,990 per residence is due upon development of the project site. Prior to issuance of a building permit, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 5. Landscaoe Plan: The applicant shall submit a landscape plan indicating the seven required trees for Lot No.1 and six required trees for Lot No.2, in conformance with the City's Water Efficient Landscaping Standards (WELS.) The landscape plan shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits. The required trees shall be installed prior to the issuance of a Certificate of Building Occupancy. 6. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the Campbell Municipal Code. Fencing along the property lines shall be replaced with a six-foot high "good neighbor" wood fence by the applicant, unless it is determined to be in good condition by the Community Development Director. The side yard fencing plan for Lot No.1, which runs along Estrellita Way, shall be reviewed and approved by the Community Development Director prior to installation. Planning Commission Resolution No. 3587 PLN2004-1 06/PLN2004-1 07- 1461 & 1511 Burrows Road -Site and Architectural Permits Page 4 7. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.) 8. Parking and Driveways: All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. The driveway sight lines shall be reviewed and approved by the Community Development Director prior to installation. 9. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. 10. On-Site Li~hting: 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. 11. Construction Hours: Construction activities shall be limited to the hours of 8:00 a.m. to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays unless an exception is granted by the Building Official. 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. BUILDING DIVISION 13. Permits Required: A building permit application shall be required for the each proposed new dwelling structure. The building permit shall include Electrical/PlumbinglMechanical fees when such work is part of the permit. 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 minimum size of construction plans submitted for building permits shall be 24 inches by 36 inches. 16. Plan Pre,paration: This project requires plans prepared under the direction and oversight of a California licensed Engineer Of Architect. Plans submitted for building pennits shall be "wet stamped" and signed by the qualifying professional person. Planning Commission Resolution No. 3587 PLN2004-106/PLN2004-107-1461 & 1511 Burrows Road -Site and Architectural Permits Page 5 17. 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. 18. 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 19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF- lR shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted as well. 20. 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. 21. Non-Point Source Pollution Control: 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" by 36") is available at the Building Division service counter. 22. Approvals Required: The project requires the following agency approvals prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. 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) Note: To Detennine 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 pennit application. d. Bay Area Air Quality Management District (Demolitions Only) 23. PG&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 Planning Commission Resolution No. 3587 PLN2004-1 06/PLN2004-1 07- 1461 & 1511 Burrows Road -Site and Architectural Permits Page 6 require substantial scheduling time and can cause significant delays in the approval process. Applicant should also consult with PG&E concerning utility easements, distribution pole locations and required conductor clearances. 24. 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. PUBLIC WORKS DEPARTMENT 25. Plan Lines: Prior to issuance of any grading or building permits for the site, the applicant shall provide a plan layout showing the correct distance from the street centerline to the property line. 26. 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. 27. Vacation of Public Street and Easements: Prior to issuance of any grading or building permits for the site, the applicant shall fully complete the vacation process. The applicant shall submit a vacation of excess right-of-way application for approval by the City Engineer, process the application with City staff and fully complete the vacation. The current application processing fee is $2,060.00. 28. Lot Line Ad1ustment: Prior to issuance of any grading or building permits for the site, the applicant shall fully complete a lot line adjustment process. The applicant shall submit an application for approval by the City Engineer, process the application with City staff's comments and fully complete the lot line adjustment. The current application processing fee is $775.00. 29. Street Improvements: Prior to issuance of grading or building permits for the site, the applicant shall provide plans, pay fees and deposits, post security, and provide insurance necessary to obtain an encroachment permit. The plans shall include: a. Removal of sidewalk and curb and gutter related to proposed driveway approach. b. Install ADA compliant driveway approach at 1511 Burrows Road. c. Construction of conforms to existing public and private improvements, as necessary. 30. Occupancy: Prior to allowing occupancy for any and/or buildings, the applicant shall have the required street improvements installed and accepted by the City. 31. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. Planning Commission Resolution No. 3587 PLN2004-1 06/PLN2004-1 07- 1461 & 1511 Burrows Road -Site and Architectural Permits Page 7 32. 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 compames. 33. Utilitv 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 the 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. 34. 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 resurfaced within the previous five years will require boring and jacking for all new utility installations. Burrows Road was recently reconstructed in 2000. 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. 35. 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 $2,060.00 per net acre, which is $617.00 for 1461 Burrows Road and $598.00 for 1511 Burrows Road. 36. Notice of Improvement Obligations: Prior to issuance of any grading or building permits for the site, the applicant will also pay the required Notice of hnprovement Obligations fee as follows: 1461 Burrows Road - $5,283.00; 1511 Burrows Road $6,171.60. The fee for hnprovement Obligations is for construction of street improvements on Burrows Road and is applied to all properties on Burrows Road from Hacienda Avenue to Pollard Road when the property is developed or improved. The Notice of hnprovement Obligations for these properties was recorded on May 4,2001. 37. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements, the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District requirements, and the City of Campbell Municipal Code regarding storm water pollution prevention. The City will provide the applicant with information to assist in complying with this condition of approval. The primary objective is to improve the quality and reduce the quantity of storm water runoff to the Bay. Planning Commission Resolution No. 3587 PLN2004-1 06/PLN2004-1 07- 1461 & 1511 Burrows Road -Site and Architectural Permits Page 8 PASSED AND ADOPTED this 2Sh day of September, 2004, by the following roll call vote: AYES: Commissioners: Doorley, Francois, Gibbons, Hernandez, Rocha and Roseberry None Alderete None NOES: ABSENT: ABSTAIN : Commissioners: Commissioners: Commissioners: r-- .1_ ~~.O"i.C~A6'> !:: ~ U r- o 0 .... ... ~<" ~ . (" OI/CHp..9.0' ITEM NO.4 CITY OF CAMPBELL. PLANNING COMMISSION Staff Report . September 28,2004 PLN2004-106 PLN2004-107 Martinez, J. Public Hearing to consider the application of Mr. Jose M. Martinez for a Site and Architectural Review Permit (PLN2004-106 & 107) to allow the construction of two new two-story single-family residences on property owned by Mr. Tony Baig located at 1461 & 1511 Burrows Road in an R- 1-10 (Single-Family Residential, 10,000 square foot minimum lot size) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural Review Permit to allow a second story addition on an existing single-family residence, subject to the attached Conditions of Approval. ENVIRONMENTAL DETERMINATION Staff recommends that the Planning Commission find that this project is Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA), pertaining to the construction of two single-family residences in an urbanized area. PROJECT DATA Cateeorv Proposed Reauired/ Allowed 1461 Burrows Road/ Lot No. 1 Gross Lot Area: 20,600 sq. ft. (0.47 acres) N/A Net Lot Area: 13,000 sq. ft. (0.30 acres) 10,000 sq. ft. Density: 2.1 units/gross acre Less than 3.5 units/gross acre Floor Area Ratio: 4,756 sq. ft. (37%) 5,850 sq. ft. maximum (45%) Building Coverage: 3,744 sq. ft. (30%) 4,550 sq. ft. maximum (35%) Building Area: 1 sl Floor: 2,720 sq. ft. N/A 2nd Floor: 1,346 sq. ft. N/A Garage: 690 sq. ft. 200 sq. ft. minimum Covered Porches: 334 sq. ft. N/A Total: 5,090 sq. ft. N/A Building Height: 26 ft. 8 in. 28 ft. Parking: 3 covered, 3 uncovered 1 covered, 1 uncovered ,- Staff Report - Planning CCn.dmission Meeting of September 28, 200<+ PLN2004-106 & 1 07 ~ 1461 & 1511 Burrows Road Page 2 of 4 1511 Burrows Road/ Lot No.2 Gross Lot Area: Net Lot Area: Density: Floor Area Ratio: Building Coverage: Building Area: 1 st Floor: 2nd Floor: Garage: Covered Porches: Total: Building Height: Parking: 16,800 sq. ft. (0.39 acres) 12,600 sq. ft. (0.29 acres) 2.6 units/gross acre N/A 10,000 sq. ft. Less than 3.5 units/gross acre 4,651 sq. ft. (37%) 3,563 sq. ft. (28%) 5,670 sq. ft. maximum (45%) 4,410 sq. ft. maximum (35%) 2,569 sq. ft. 1,354 sq. ft. 728 sq. ft. 266 sq. ft. 4,917 sq. ft. N/A N/A 200 sq. ft. minimum N/A N/A 26 ft. 8 in. 28 ft. 3 covered, 3 uncovered 1 covered, 1 uncovered DISCUSSION Applicant's Proposal: The applicant is requesting approval of Site and Architectural Review Permits to allow the construction of two new two-story single-family residences located at 1461 and 1511 Burrows Road. The project site consists of two vacant lots located on the west side of Burrows Road between Estrellita Way and Pollard Road. The subject property is surrounded by single-family residences on the north, south, east and west. Background: Since the Preliminary application submittal on May 6, 2004, the applicant has worked with staff to revise the elevations to be compatible with the San Tomas Area Neighborhood Plan (ST ANP) design guidelines. A formal application was submitted on August 11, 2004 that included some design changes recommended by staff for consistency with the ST ANP design guidelines. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Low Density Residential (less than 3.5 units per gross acre.) The density of the proposed project is 2.9 units per gross acre, which is consistent with the General Plan land use designation. The proposed project complies with the following General Plan Land Use Element Strategies: Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, especially in historic neighborhoods and neighborhoods with consistent design characteristics. Staff Report - Planning COu1ll1ission Meeting of September 28, 2004- PLN2004-106 & 107 - 1461 & 1511 Burrows Road Page 3 of 4 Strategy LUT -7 .2n: Consistencv With Plans: Ensure that new development and substantial remodeling projects are consistent with Specific Plans, Area Plans, City Standard Details, and adopted Streetscape Standards to create a cohesive design. Strategy LUT-9.3e: Building Materials: Encourage the use oflong-Iasting, high quality building materials on all buildings to ensure the long-term quality of the built environment. Strategy LUT-17.1b: Landscaping: Ensure that new developments provide new tree plantings, shrubs, greenery and other landscaping materials, and preserve existing trees and shrubs. San Tomas Area Neighborhood Plan: The project site is located in the San Tomas Neighborhood and is subject to the San Tomas Area Neighborhood Plan (STANP.) Staff finds that the proposed project is consistent with the development standards and design guidelines of the STANP. Zoning Classification: The zoning classification for the project site is R-I-I0 (Single-Family Residential, 10,000 square foot minimum lot size.) The proposed project is consistent with the zoning designation and meets the minimum setbacks, height restriction, building coverage, floor area ratio, and parking requirements ofthe R-I-I0 Zoning District. Site Layout and Architecture: The proposed site plan illustrates the construction of two new two-story residences on two vacant lots that measure 12,000+ square feet in size. Each house has an attached three-car garage, a front courtyard, and a private rear yard. The residences range in size from 3,923 to 4,066 square feet with attached garages ranging in size from 690 to 728 square feet. The building coverage ranges from 28% to 30% and Floor Area is 37% for each lot. The proposed residences each have a distinctive design and well-articulated features. The elevations incorporate representative architectural features of the San Tomas Neighborhood including simple rectangular shaped forms, simple hipped rooflines, shingle roofs, stucco siding exteriors, and attached garages. Other notable design elements include divided windows, corbel braces, attractive front porches stone wainscoting, and window shutters. Per the ST ANP, the exterior elevations have significant variations with different rooflines, front entry treatments, window styles, and exterior materials and colors. The residences each have stucco siding, hipped rooflines, and chimneys. The residence proposed for Lot No.1 has a porch with tapered columns and river rock veneer bases, six-inch wood siding, and double hung windows with divided panels on the top half of the window. The residence on Lot No. 2 has large divided windows, a smaller covered entry porch with decorative columns, 12-inch lap siding, and decorative corbel braces. The residence on Lot No. 3 has simple divided windows, a large front porch that spans the front of the house, decorative dormers, corbel braces, and double front doors. The applicant proposes three different color shades (light gray with white trim, light green with beige trim, and beige with cream trim) that complement each other. . Staff Report - Planning Co.dmission Meeting of September 28,200<+ PLN2004-106 & 1 07 ~ 1461 & 1511 Burrows Road Page 4 of 4 The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. The single-story design minimizes the perceived scale and mass of the residences. Staff finds that the proposed designs meet the design criteria set forth in the STANP, which requires significant varied exterior elevations in new developments. The proposed colors for the house on Lot No. 1 consist of a beige body color, brown wood doors, and red tile accents. The proposed roof material is a red barrel tile roof. The proposed colors for the house on Lot No.2 consist of a gray body color, white wood trim, gray stone wainscoting. The proposed roof material is a charcoal gray composition shingle roo f. Landscaping: Pursuant to the ST ANP, the applicant is required to provide one tree per 2,000 square feet of net lot area. The proposed site plan shows the location for the new trees. The applicant will be required to provide a landscape plan, prior to building permit issuance, that shows the required number of trees as required by the STANP. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at its meeting of September 14,2004. The Committee was supportive of the project and had the following comments. 1. Use decorative pavement for the driveways instead of concrete on Lot No. 1 and No.2. 2. Use concrete rooftiles instead of composition roof shingles for Lot No.2. 3. Use obscure or frosted glass for the garage windows on Lot No.1 and No.2. Attachments: 1. Findings for Approval of File No. PLN2004 -106 & 107 2. Conditions of Approval for File No. PLN2004-106 & 107 3. Exhibits (Site Plan, Floor Plans and Elevations) 4. Location Map PreparedbY~~ M linda M. Dems, Planner I Approved by: Attachment # 1 RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2004-106 & 107 SITE ADDRESS: APPLICANT: DATE: 1461 & 1511 Burrows Road Mr. Jose M. Martinez on behalf of Mr. Tony Baig September 28, 2004 Findings for approval of a Site and Architectural Review Permit to allow the construction of two new two-story single-family residences. The Planning Commission finds as follows with regard to File No. PLN2004-106 & 107: 1. The density of the proposed project site is 2.1 units per gross acre for Lot No.1 and 2.7 units per gross acre for Lot No.2, which is consistent with the General Plan land use designation of Low Density Residential (less than 3.5 units per gross acre.) 2. The proposed project is consistent with the R-1-1O (Single-Family Residential, 10,000 square foot minimum lot size) Zoning District and meets the minimum setbacks, height restriction, building coverage, floor area ratio, and parking requirements of the R-1-10 Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. Lot No. 1 consists of a 4,066 square foot two-story residence, a 690 square foot attached garage, and a 334 square foot covered porch and patio with a building coverage of 30% and Floor Area of 37%. A twelve-foot setback is provided from the northern side property line and a ten-foot setback is provided from the southern side property line. A twenty-five foot setback is provided from the front property line and a forty-five foot setback from the rear property line. 5. Lot No.2 consists of a 3,923 square foot two-story residence, a 728 square foot attached garage, and a 266 square foot covered porch and patio with a building coverage of 28% and Floor Area of 37%. A twenty-five foot setback is provided from the font and rear property line. A ten-foot is provided from the northern property line and an eighteen-foot setback is provided from the southern property line. 6. The project provides three covered and three uncovered parking spaces for Lot No. 1 and three covered and three uncovered parking spaces for Lot No. 2 where a minimum of one covered and one uncovered parking spaces are required for each residence. 7. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 8. The proposed two new two-story residences incorporate representative architectural features of homes in the San Tomas Neighborhood including hipped and gabled roof forms, two-car garage doors, tile roofing, compositions shingles, and stucco siding. Findings for Approval ~Plarlllmg Commission Meeting of September 28, 2004 PLN2004-106 & 1 07 ~ 1461 & 1511 Burrows Road Attachment # 1 Page 2 of2 9. The proposed project is surrounded by single-family residential uses to the north, south, east and west. 10. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA) pertaining to the construction of two single-family residences in an urbanized area. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 3. 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. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 6. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Attachment #2 RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN2004-106 & 107: SITE ADDRESS: APPLICANT: DATE: 1461 & 1511 Burrows Road Mr. Jose M. Martinez on behalf ofMr. Tony Baig September 28, 2004 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: 1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit to allow the construction of two new two-story residences located at 1461 & 1511 Burrows Road. The building design and site design shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: a. Project plans prepared by Jose M. Martinez and received by the Planning Division on August 11, 2004, including a site plan, floor plans and elevations. b. Color/material board received by the Planning Division on August 11,2004 c. Colored Elevation received by the Planning Division on August 11, 2004. 2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a period of 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 Site and Architectural Review Permit shall be void. 3. Architectural Details: The applicant shall include the following architectural details on the building plan submittal. The building plan submittal shall be reviewed by the Community Development Director prior to the issuance of building permits. a. The driveway material for Lot No.1 and No.2 shall consist of decorative pavement. b. The roof material for Lot No.2 shall be flat concrete tiles. c. The garage windows for Lot No.1 and No.2 shall be obscure or frosted glass. Conditions of Approval ~ halming Commission Meeting of September 28, 2004 Attachment #2 PLN2004-106 & 1 07 ~ 1461 & 1511 Burrows Road Page 2 of 6 4. Park Impact Fee: A park impact fee of $10,990 per residence is due upon development of the project site. Prior to issuance of a building permit, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 5. Landscape Plan: The applicant shall submit a landscape plan indicating the seven required trees for Lot No.1 and six required trees for Lot No.2, in conformance with the City's Water Efficient Landscaping Standards (WELS.) The landscape plan shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits. The required trees shall be installed prior to the issuance of a Certificate of Building Occupancy. 6. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the Campbell Municipal Code. Fencing along the property lines shall be replaced with a six-foot high "good neighbor" wood fence by of the applicant, unless it is determined to be in good condition by the Community Development Director. 7. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.) 8. Parking and Driveways: All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. 9. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. 10. 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. 11. Construction Hours: Construction activities shall be limited to the hours of 8:00 a.m. to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays unless an exception is granted by the Building Official. 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. Conditions of Approval ~ P1c111l1ing Commission Meeting of September 28, 2004 Attachment #2 PLN2004-106 & 1 07 ~ 1461 & 1511 Burrows Road Page 3 of 6 BUILDING DIVISION 13. Pennits Required: A building pennit application shall be required for the each proposed new dwelling structure. The building permit shall include E1ectrical/P1umbing/Mechanical fees when such work is part ofthe permit. 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 minimum size of construction plans submitted for building permits shall be 24 inches by 36 inches. 16. 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. 17. 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. 18. 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: d. pad elevation e. finish floor elevation (first floor) f. foundation corner locations 19. Title 24 Energv Compliance: California Title 24 Energy Compliance forms CF-IR and MF- 1R shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted as well. 20. Special Inspections: When a special inspection is required by D.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. 21. Non-Point Source Pollution Control: 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" by 36") is available at the Building Division service counter. Conditions of Approval- Pla1ming Commission Meeting of September 28,2004 Attachment #2 PLN2004-106 & 107 - 1461 & 1511 Burrows Road Page 4 of 6 22. Approvals Required: The project requires the following agency approvals prior to issuance ofthe building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. 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) 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) 23. PG&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 PG&E concerning utility easements, distribution pole locations and required conductor clearances. 24. 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. PUBLIC WORKS DEPARTMENT 25. Plan Lines: Prior to issuance of any grading or building permits for the site, the applicant shall provide a plan layout showing the correct distance from the street centerline to the property line. 26. 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. 27. Vacation of Public Street and Easements: Prior to issuance of any grading or building permits for the site, the applicant shall fully complete the vacation process. The applicant shall submit a vacation of excess right-of-way application for approval by the City Engineer, process the application with City staff and fully complete the vacation. The current application processing fee is $2,060.00. 28. Lot Line Adiustment: Prior to issuance of any grading or building permits for the site, the applicant shall fully complete a lot line adjustment process. The applicant shall submit an Conditions of Approval ~ Plcuming Commission Meeting ofSeptemb~r 28,2004 Attachment #2 PLN2004-106 & 1 07 ~ 1461 & 1511 Burrows Road Page 5 of 6 application for approval by the City Engineer, process the application with City staffs comments and fully complete the lot line adjustment. The current application processing fee is $775.00. 29. Street Improvements: Prior to issuance of grading or building permits for the site, the applicant shall provide plans, pay fees and deposits, post security, and provide insurance necessary to obtain an encroachment permit. The plans shall include: a. Removal of sidewalk and curb and gutter related to proposed driveway approach. b. Install ADA compliant driveway approach at 1511 Burrows Road. c. Construction of conforms to existing public and private improvements, as necessary. 30. Occupancy: Prior to allowing occupancy for any and/or buildings, the applicant shall have the required street improvements installed and accepted by the City. 31. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 32. 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. 33. Utilitv 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 the 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. 34. 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 resurfaced within the previous five years will require boring and jacking for all new utility installations. Burrows Road was recently reconstructed in 2000. 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. 35. 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 $2,060.00 per net acre, which is $617.00 for 1461 Burrows Road and $598.00 for 1511 Burrows Road. 36. Notice of Improvement Obligations: Prior to issuance of any grading or building permits for the site, the applicant will also pay the required Notice of Improvement Obligations fee as follows: 1461 Burrows Road - $5,283.00; 1511 Burrows Road $6,171.60. The fee for Improvement Obligations is for construction of street improvements on Burrows Road and is Conditions of Approval ~ I'H1nning Commission Meeting of September 28,2004 Attachment #2 PLN2004-106 & 1 07 ~ 1461 & 1511 Burrows Road Page 6 of 6 applied to all properties on Burrows Road from Hacienda Avenue to Pollard Road when the property is developed or improved. The Notice of Improvement Obligations for these properties was recorded on May 4, 2001. 37. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements, the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District requirements, and the City of Campbell Municipal Code regarding storm water pollution prevention. The City will provide the applicant with information to assist in complying with this condition of approval. The primary objective is to improve the quality and reduce the quantity of storm water TUnoffto the Bay.