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Parcel Map-Site & Arch - 2004January 27,2005 Mr. Mike Paydar 18790 Withey Road Monte Sereno, CA 95030 Re: PLN2004-157/158/159 - 1408 Capri Drive Tentative Parcel Map/Site and Architectural Review Permits Dear Applicant: Please be advised that at its meeting of January 25, 2005, the Planning Commission too the following actions: 1. Adopted Resolution No. 3625 approving a Tentative Parcel Map (PLN2004-157) to create two lots; and 2. Adopted Resolution No. 3626 approving a Site and Architectural Review Permit (PLN2004- 158 & PLN2004-159) to allow the construction of two new single-family residences on the above referenced property. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 p.m. on Friday, February 4, 2005. 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, Stephanie Willsey Planner I Cc: Ed Arango, Public Works Frank Mills, Building Chris Veargason, County Fire 70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . f'AX 408.871.5140 . TIm 408.866.2790 RESOLUTION NO. 3625 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A TENTATIVE PARCEL MAP (pLN2004-I57) TO CREATE TWO LOTS ON PROPERTY OWNED BY MR. MIKE PAYDAR LOCATED AT 1408 CAPRI DRIVE IN AN R-I-I0 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. MIKE PAYDAR. FILE NO. PLN2004-157. 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 PLN2004-157: 1. The proposed Tentative Parcel Map will result in a density range between 2.9 and 3.2 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 proposed Tentative Parcel Map is consistent with the development standards (including lot size and minimum lot width) of the R-I-lO Zoning District and the San Tomas Area Neighborhood Plan. 3. The proposed subdivision layout allows for access to sunlight. 4. Each new lot created has adequate access to a public right-of-way. 5. The Tentative Parcel Map has been distributed to local agencies, including Pacific Gas and Electric, West Valley Sanitation District, Santa Clara Valley Transportation Authority, and the Santa Clara Valley Water District. None of these agencies raised any concerns about providing services to the lots. 6. The project qualifies as a Categorically Exempt project per Section 15315, Class 15 (Minor Land Divisions) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed Tentative Parcel Map is consistent with the City's General Plan and Zoning Ordinance. 2. The proposed Tentative Parcel Map does not impair the balance between the housing needs of the region and the public service needs of its residents and available fiscal and environmental resources. Planning Commission Resolution No. 3625 PLN2004-157 -1408 Capri Drive -- Tentative Parcel Map Page 2 3. The design of the Tentative Parcel Map provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 4. The proposed development will aid in the harmonious development of the immediate area. 5. 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. 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 a Tentative Parcel Map (pLN2004-I57) to create two lots on property owned by Mr. Mike Paydar located at 1408 Capri Drive, 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. COMMUNITY DEVELOPMENT DEPARTMENT Planninl! Division: 1. Aooroved Proiect: Approval is granted for a Tentative Parcel Map to create two lots from one existing lot on property located at 1408 Capri Drive. The Parcel Map shall substantially conform to the Tentative Parcel Map prepared by TS Civil Engineering, Inc. and dated as received by the Planning Division on December 22, 2004, except as may be modified by the conditions of approval herein. 2. Approval Expiration: The Tentative Parcel Map approval is valid for a period of two years from the date of approval, unless an extension is granted prior to the expiration date. 3. Park Impact Fee: A park impact fee of $10,990 per unit developed at a density range of less than six units per gross acre is due upon development of the site. Credit in the amount of $10,990 shall be given for any existing single-family residence to be demolished. Prior to recordation of the Parcel Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 4. Demolition and Modification of Structures: Prior to recordation of the Parcel Map the applicant shall obtain a building permit for the demolition of all non-conforming structures. Planning Commission Resolution No. 3625 PLN2004-I57 - 1408 Capri Drive -- Tentative Parcel Map Page 3 5. 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 demolished or removed from the property. 6. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees to be retained on site and shall contain specific information about the preservation of the trees during any grading or building on site. The tree protection plan shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits. Such tree protection measures shall be installed prior to any demolition, grading, or building on the project site. No construction or trenching shall take place within the drip line of trees and a fence constructed of temporary cyclone fencing or wire mesh securely attached to poles driven into the ground shall be installed around the dripline of the tree. All trimming or branch removal from protected trees shall be completed by a certified arborist. Buildin2 Division: 7. Permits Required: A building permit application shall be required for each proposed new living unit/structure. The building permit shall include Electrical/PlumbinglMechanical fees when such work is part of the permit. 8. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 9. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 10. 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. 11. Soils Report: The applicant shall submit two copies of a current soils report containing foundation and retaining wall design recommendations, prepared to the satisfaction of the Building Official, with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 12. 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. 13. Foundation InsDections: 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 Planning Commission Resolution No. 3625 PLN2004-I57 - 1408 Capri Drive -- Tentative Parcel Map Page 4 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 14. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF- 1R shall be blue-lined on the construction plans. 8~ X II calculations shall be submitted as well. 15. 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. 16. 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 inches by 36 inches) is available at the Building Division service counter. 17. P.G.&E.: The applicant is advised to contact P.G.&E. 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. The applicant should also consult with P.G.&E. concerning utility easements, distribution pole locations and required conductor clearances. 18. 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. 19. Proiect Approvals: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. Air Quality Management District (Demolitions Only) 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) Planning Commission Resolution No. 3625 PLN2004-157 - 1408 Capri Drive -- Tentative Parcel Map Pa2e 5 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. PUBLIC WORKS DEPARTMENT 20. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall submit a parcel map for recordation upon approval by the City. The current plan check fee is $2,400 plus $35 per lot. 21. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall provide a current Preliminary Title Report. 22. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant shall provide security for setting all monuments shown on the map. 23. Occupancv: Prior to allowing occupancy for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City. 24. 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. 25. Soils Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 26. 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. 27. 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. Streets that have been resurfaced within the previous five years will require boring and jacking for all new utility installations. Capri Drive was resurfaced with rubber cape seal in FY 2003/2004. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 28. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare and engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. Planning Commission Resolution No. 3625 PLN2004-157 -1408 Capri Drive -- Tentative Parcel Map Page 6 29. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall pay the required Storm Drain Area fee of $2,060.00 per net acre which is $534.00 for Lot # 1 and $696.00 for Lot # 2. 30. 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 runoffto 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 Storm water 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 Storm water Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. 31. Demolition: Prior to recording of the parcel map the applicant shall obtain a demolition permit and remove any nonconforming structures. PASSED AND ADOPTED this 25th day of January, 2005, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Doorley, Francois, Rocha and Roseberry None Gibbons None ATTEST: APPROVED: V-~ ~/ Bob Alderete, Acting Chair RESOLUTION NO. 3626 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL REVIEW PERMIT (pLN2004-158 & PLN2004-159) TO ALLOW THE CONSTRUCTION OF TWO NEW SINGLE-FAMILY RESIDENCES ON PROPERTY OWNED BY MR. MIKE PAYDAR LOCATED AT 1408 CAPRI DRIVE IN AN R-I-IO (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. MIKE PAYDAR. FILE NO. PLN2004-158 & PLN2004-159. 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 PLN2004-158 & PLN2004-159: 1. The density of the proposed project will result in a density range between 2.9 and 3.2 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 proposed project is consistent with the R-l-lO (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-IO Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 5. The proposed home on Lot I consists of a new 4,450.8 square foot, two-story single-family residence with a building coverage of27% and Floor Area of 0.39. 6. The proposed home on Lot 2 consists of a new 4,450.8 square foot, two-story single-family residence with a building coverage of24% and Floor Area of 0.35. 7. The applicant uses a partial one and a half story design to minimize the perceived scale and mass of the homes and uses a three-car tandem garage to limit the dominance of the garage door on the front elevations. 8. The proposed home on Lot 1 would utilize shingled siding with a river rock wainscoting treatment around the base of the home. 9. The proposed home on Lot 2 would utilize horizontal siding with a ledgestone wainscoting treatment around the base of the home. Planning Commission Resolution No. 3626 PLN2004-158 & PLN2004-I59 -1408 Capri Drive-Two New Single-Family Residences Page 2 10. The proposed project is surrounded by single-family residential uses on all sides. 11. The project provides three covered and two uncovered parking spaces for each home where a minimum of one covered and one uncovered parking space is required. 12. The applicant is not proposing to remove any protected trees. There are several mature trees on site that are protected trees under the City's Tree Protection Ordinance and are being incorporated into the site design and layout. 13. The project qualifies as a Categorically Exempt project per Section 15303, Class 3, of the California Environmental Quality Act (CEQA). 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. 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. The proposed project will contribute to the housing stock in the City of Campbell and serve the housing needs of the community. 6. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 7. 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 a Site and Architectural Review Permit (PLN2004-158 & PLN2004-159) to allow the construction of two new single-family residences on property owned by Mr. Mike Paydar located at 1408 Capri Drive in an R-l-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 Planning Commission Resolution No. 3626 PLN2004-158 & PLN2004-159 -1408 Capri Drive-Two New Single-Family Residences Page 3 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 Planninl! Division: 1. Approved Proiect: Approval is granted for Site and Architectural Review Permits (PLN2004-158 & PLN2004-159) to allow the construction of two new single-family residences located at 1408 Capri Drive. 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 Memarie Associates, Inc. stamped as received by the Planning Division on December 22, 2004 including site plans, floor plans, and elevations. b. Color/material board exhibits stamped as received by the Planning Division on December 22, 2004. c. Colored elevations stamped as received by the Planning Division on December 22, 2004. 2. Approval Expiration: The Site and Architectural Review Permit approvals 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 Permits shall be void. 3. 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. 4. 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 demolished or removed from the property. 5. Parkine and Driveways: a. 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. b. The applicant shall provide a decorative paving treatment within the driveways and walkways of the homes. The design and materials used for the decorative pavement shall Planning Commission Resolution No. 3626 PLN2004-I58 & PLN2004-159 -1408 Capri Drive-Two New Single-Family Residences Page 4 be reviewed and approved by the Community Development Director prior to the issuance of building permits. 6. Final Parcel MaD: The Site and Architectural Review Permit approvals are contingent upon recordation of the Final Parcel Map to divide the subject properties. The Final Parcel Map shall be recorded prior to the issuance of building permits. 7. Park Impact Fee: A park impact fee of $10,990 per unit developed at a density range ofless than six units per gross acre is due upon development of the site. Credit in the amount of $10,990 shall be given for any existing single-family residence to be demolished. Prior to recordation of the Parcel Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 8. Landscape Plan: The applicant shall submit a final landscape and irrigation plan to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The required trees and landscaping shall be installed prior to the issuance of a Certificate of Building Occupancy. The landscape and irrigation plan shall substantially conform with the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS) and shall include the following: a. A minim of six trees on Lot 1 and seven trees on Lot 2. b. Landscaping in the front yard areas of the homes. c. Substantial landscaping in the form of trees or tall shrubs along the southern property line to provide a privacy screen to the adjacent properties. 9. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees to be retained on site and shall contain specific information about the preservation of the trees during any grading or building on site. The tree protection plan shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits. Such tree protection measures shall be installed prior to any demolition, grading, or building on the project site. No construction or trenching shall take place within the drip line of trees and a fence constructed of temporary cyclone fencing or wire mesh securely attached to poles driven into the ground shall be installed around the dripline of the tree. All trimming or branch removal from protected trees shall be completed by a certified arborist. 10. Construction Mitigation Measures: The applicant shall implement the following construction mitigation measures: a) Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m. Monday through Friday 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. Planning Commission Resolution No. 3626 PLN2004-158 & PLN2004-159 -1408 Capri Drive-Two New Single-Family Residences Page 5 b) All internal combustion engines for construction equipment used on the site will be properly muffled and maintained. c) All stationary noise generating construction equipment, such as air compressors and portable power generator, will be located as far as practical from the existing residences and businesses. d) All active construction areas shall be watered at least twice daily. e) Cover all trucks hauling soil and other loose materials stationed or prior to leaving the site. o Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging areas at the construction site. 11. 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. Duildin!!: Division: 12. Permits Required: A building permit application shall be required for each proposed new living unit/structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 13. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 14. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 15. Plan PreJlaration: 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. 16. Soils Report: The applicant shall submit two copies of a current soils report containing foundation and retaining wall design recommendations, prepared to the satisfaction of the Building Official, with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 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. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF- IR shall be blue-lined on the construction plans. 8~ X II calculations shall be submitted as well. Planning Commission Resolution No. 3626 PLN2004-158 & PLN2004-159 -1408 Capri Drive-Two New Single-Family Residences Page 6 19. Special Ins,pections: 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. 20. 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 inches by 36 inches) is available at the Building Division service counter. 21. P.G.&E.: The applicant is advised to contact P.G.&E. 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. The applicant should also consult with P.G.&E. concerning utility easements, distribution pole locations and required conductor clearances. 22. 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. 23. Proiect Approvals: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. Air Quality Management District (Demolitions Only) 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. 24. 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 Planning Commission Resolution No. 3626 PLN2004-158 & PLN2004-159 -1408 Capri Drive-Two New Single-Family Residences Page 7 b. finish floor elevation (first floor) c. foundation corner locations PUBLIC WORKS DEPARTMENT 25. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall submit a parcel map for recordation upon approval by the City. The current plan check fee is $2,400 plus $35 per lot. 26. PreliminarY Title Report: Upon submittal of the tentative map, the applicant shall provide a current Preliminary Title Report. 27. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant shall provide security for setting all monuments shown on the map. 28. 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. 29. 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. 30. Soils Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 31. 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. 32. 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. Streets that have been resurfaced within the previous five years will require boring and jacking for all new utility installations. Capri Drive was resurfaced with rubber cape seal in FY 2003/2004. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 33. Gradin~ and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare and engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. Planning Commission Resolution No. 3626 PLN2004-158 & PLN2004-159 -1408 Capri Drive-Two New Single-Family Residences Page 8 34. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall pay the required Storm Drain Area fee of $2,060.00 per net acre which is $534.00 for Lot # 1 and $696.00 for Lot # 2. 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 storm water runoff to the bay. Resources to achieve these objectives include Storm water 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 Storm water Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003 36. Demolition: Prior to recording of the parcel map the applicant shall obtain a demolition permit and remove any nonconforming structures. COUNTY FIRE DEPARTMENT 37. Required Fire Flow: The required fire flow for this project is 1,750 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s), which are located at the required spacing. 38. Required Access to Water Supply (Hydrants): Portions of the structure on Lot 2 are greater than ISO feet of travel distance from the centerline of the roadway containing public fire hydrants. Provide an on-site fire hydrant OR provide an approved fire sprinkler system throughout all portions of the building (only for Lot 2). 39. Fire Apparatus (Engine) Access Roads Required: Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of IS%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-I. 40. Timing of Required Roadway Installations: Required driveway installations shall be constructed and accepted by the Fire Department, prior to the start of construction. Bulk combustible materials shall not be delivered to the site until installations are complete. Note that building permit issuance may be withheld until installations are completed. Planning Commission Resolution No. 3626 PLN2004-I58 & PLN2004-159 -1408 Capri Drive-Two New Single-Family Residences Page 9 41. Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. PASSED AND ADOPTED this 25th day of January, 2005, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Doorley, Francois, Rocha and Roseberry None Gibbons, None '0 .~_~ APPROVED: \~ Bob Alderete, Acting Chair ATTEST: dMl71 ~ r Sharon Fierro, Secretary ~~.Ofr..CA41~<9 ~ ~ U r- o . 0 ... .... -So " ~ c.;' 'O~CH^"Q' PLN2004-157 (PM) PLN2004-158 (S) PLN2004-159 (S) Paydar, M. J_ ,) ~ ITEM NO.2 CITY OF CAMPBELL - PLANNING COMMISSION Staff Report - January 25, 2005 Public Hearing to consider the applications of Mr. Mike Paydar for a Tentative Parcel Map (PLN2004-157) to allow the creation of two lots from one lot; and two Site and Architectural Review Permits (PLN2004- 158&159) to allow the construction of two new single-family residences on property owned by Mr. Mike Paydar located at 1408 Capri Drive in an R-l-lO (Single-Family Residential) zoning district. STAFF RECOMMENDATION That the Planning Commission take the following actions: 1. Adopt a Resolution, incorporating the attached findings, approving a Tentative Parcel Map (PLN2004-157) to allow the creation of two lots from one lot, subject to the attached conditions of approval. 2. Adopt a Resolution incorporating the attached findings, approving a Site and Architectural Review Permit (PLN2004-158) to allow the construction of a new single-family residence, subject to the attached conditions of approval. 3. Adopt a Resolution incorporating the attached findings, approving a Site and Architectural Review Permit (PLN2004-159) to allow the construction of a new 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 and Section 15315, Class 15, of the California Environmental Quality Act (CEQA) pertaining to the division of property in urbanized areas into four or fewer parcels when the division is in conformance with the City's General Plan and Zoning Code. PROJECT DATA Gross Lot Area: Net Lot Area: Lot Width: Densit : Pro osed Residence: 1 st Floor: 2" Floor: Gara e: Total Unit Area: oss acre 2,161.7 s uare feet 1,571.9 s uare feet 717.2 s uare feet 4,450.8 s uare feet N/A N/A 180 s uare feet minimum N/A > -.. -, Staff Report - Planning Commission - Meeting of January 25,2005 PLN2004-157/158/159 -1408 Capri Drive Page 2 of5 N/A 35% maximum 0.45 maximum 1 covered, I uncovered 28 feet maximum Gross Lot Area: Net Lot Area: Lot Width: Densit : Pro osed Residence: 1 st Floor: 2" Floor: Gara e: Total Unit Area: Porch Area: Buildin Covera e: Floor Area Ratio: Parkin : Buildin Rei t: oss acre N/A N/A 180 s uare feet minimum N/A N/A 35% maximum 0.45 maximum 1 covered, 1 uncovered 28 feet maximum DISCUSSION Applicant's Proposal: The applicant is requesting approval of Tentative Parcel Map to allow the creation of two lots from one lot and two Site and Architectural Review Permits to allow the construction of two new single-family residences located at 1408 Capri Drive. Background: The subject property is currently developed with a single-story residence and a detached accessory structure. The existing structures would be demolished to allow for the construction of the proposed project. Propertv Location: The project site is located on the east side of Capri Drive between Chapman Drive and West Parr Avenue and is surrounded by single-family residences on all sides. The northeast corner ofthe property is adjacent to Stevens Court. 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 proposed project has a density range between 2.9 and 3.2 units per gross acre, which is within the density range allowed for the site. The proposed project complies with the following General Plan Land Use Element Strategies: Strategv LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support Staff Report - Planning Commission - Meeting of January 25,200:> PLN2004-157/158/159 - 1408 Capri Drive Page 3 of5 the existing character and development pattern of the surrounding neighborhood, especially in historic neighborhoods and neighborhoods with consistent design characteristics. Strategy LUT-7.2n: Consistency 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 of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment. 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 (ST ANP). Staff finds that the proposed project is consistent with the development standards and design guidelines of the STANP. Zoning Designation: The zoning designation for the project site is R-I-I0 (Single-Family Residential, 10,000 square foot minimum lot size). The proposed project is consistent with this zoning designation and meets the minimum lot size, lot width, setbacks, height, building coverage, floor area ratio, and parking requirements of the R-I-I0 Zoning District. Subdivision Design: The proposed Tentative Parcel Map divides the existing 26,035 square foot lot into two lots with one lot being a flag lot. Section 20.16.030 of the Campbell Municipal Code requires that new lots meet the minimum lot area and width requirement of the zoning district within which they are located. However, flag lots shall have an additional lot area which exceeds the lot area requirement by ten percent, exclusive of any access to a public street. Access to the public street for a flag lot shall not be over an easement but over land under the same ownership as that of the flag lot and such access shall have a minimum width of 15 feet. The front lot (Lot 1) is required to be a minimum of 10,000 square feet with a minimum lot width of 80 feet. The rear flag lot (Lot 2) lot is required to be a minimum of 11,000 square feet, exclusive of the required 15- foot wide access driveway, with a minimum lot width of 80 feet. The proposed Tentative Parcel Map indicates that both lots meet the minimum lot size, lot width, and access requirements of the R-I-I0 Zoning District, STANP, and the Subdivision and Land Development Ordinance. Street Improvements: The project site does not have standard street improvements (curb, gutter or sidewalks) and none are required or allowed by the STANP along Capri Drive. Architecture: The proposed residences have distinctive designs and well-articulated features. Each residence incorporates different roof forms, front porch details, window styles, garage door design, and exterior materials and colors. The applicant uses a partial one and a half story design to minimize the perceived scale and mass of the homes and uses a three-car tandem Staff Report - Planning Commission - Meeting of January 25,200' PLN2004-157/158/159 - 1408 Capri Drive Page 4 of5 garage to limit the dominance of the garage door on the front elevation. Each home has a front porch and double door entry. The applicant proposes a different color scheme for each home comprised of contrasting natural toned body and trim colors with a different accent color for the door. Lot I would utilize shingled siding with a river rock wainscoting treatment around the base of the home. Lot 2 would utilize horizontal siding with a ledgestone wainscoting treatment around the base of the home. Neutral color, flat tile shingles are proposed as the roofing material for both homes. Staff finds that the proposed homes are well designed and meet the development standards and design guidelines set forth in the STANP. Landscaping/Trees: Pursuant to the STANP, the applicant is required to provide one tree per each 2,000 square feet of net lot area; for a total of six trees on Lot 1 and seven trees on Lot 2. The conditions of approval require that the applicant submit a landscape plan indicating the required trees on both lots and landscaping in the front yard areas. The applicant is not proposing to remove any protected trees. There are several mature trees on site that are protected trees under the City's Tree Protection Ordinance and are being incorporated into the site design and layout. The conditions of approval require that the applicant submit a tree protection plan for the protected trees to be retained on site. Some adjacent neighbors have expressed a concern to staff regarding privacy impacts as a result of the construction of the new homes. Staff has added a condition of approval requiring substantial landscaping to be installed along the southern property lines to address these privacy concerns. The applicant is proposing to use interlocking pavers for the front driveway and rear driveway and access drive, as indicated on the landscaping plan. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at its meeting of January 11,2005. The Committee was supportive of the project as presented and had no recommended changes. Attachments: 1. Findings for Approval of File No. PLN2004-157 (Tentative Parcel Map) 2. Findings for Approval of File No. PLN2004-158 & PLN2004-159 (Site and Architectural Review Permits) 3. Conditions of Approval for File No. PLN2004-157 (Tentative Parcel Map) 4. Conditions of Approval for File No. PLN2004-158 & PLN2004-159 (Site and Architectural Review Permits) 5. Architectural Plans & Conceptual Landscaping Plan 6. Tentative Parcel Map & Preliminary Grading and Drainage Plan 7. Location Map Staff Report - Planning Commission - Meeting of January 25,200, . PLN2004-157/1581159 - 1408 Capri Drive Page 5 of5 Prepared by: Approved by: Attachment # 1 FINDINGS FOR APPROVAL OF FILE NO. PLN2004-157 (TENTATIVE PARCEL MAP) SITE ADDRESS: APPLICANT: DATE: 1408 Capri Drive Mr. Mike Paydar January 25,2005 Findings for approval ofa Tentative Parcel Map to allow the creation of two lots from one lot on property located at 1408 Capri Drive. The Planning Commission finds as follows with regard to File No. PLN2004-157: 1. The proposed Tentative Parcel Map will result in a density range between 2.9 and 3.2 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 proposed Tentative Parcel Map is consistent with the development standards (including lot size and minimum lot width) of the R-l-10 Zoning District and the San Tomas Area Neighborhood Plan. 3. The proposed subdivision layout allows for access to sunlight. 4. Each new lot created has adequate access to a public right-of-way. 5. The Tentative Parcel Map has been distributed to local agencies, including Pacific Gas and Electric, West Valley Sanitation District, Santa Clara Valley Transportation Authority, and the Santa Clara Valley Water District. None of these agencies raised any concerns about providing services to the lots. 6. The project qualifies as a Categorically Exempt project per Section 15315, Class 15 (Minor Land Divisions) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed Tentative Parcel Map is consistent with the City's General Plan and Zoning Ordinance. 2. The proposed Tentative Parcel Map does not impair the balance between the housing needs of the region and the public service needs of its residents and available fiscal and environmental resources. 3. The design of the Tentative Parcel Map provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 4. The proposed development will aid in the harmonious development of the immediate area. Attachment # 1 Page 2 of2 5. 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. 6. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts ofthe project. Attachment #2 FINDINGS FOR APPROVAL OF FILE NO. PLN2004-158 & PLN2004-159 (SITE & ARCHITECTURAL REVIEW PERMITS) SITE ADDRESS: APPLICANT: DATE: 1408 Capri Drive Mr. Mike Paydar January 25,2005 Findings for approval of a Site and Architectural Review Permit to allow the construction of two new single-family residences on property located at 1408 Capri Drive. The Planning Commission finds as follows with regard to File No. PLN2004-158 and PLN2004- 159: 1. The density of the proposed project will result in a density range between 2.9 and 3.2 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 proposed project is consistent with the R-l-lO (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 ofthe R-l-10 Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 5. The proposed home on Lot 1 consists of a new 4,450.8 square foot, two-story single-family residence with a building coverage of27% and Floor Area of 0.39. 6. The proposed home on Lot 2 consists of a new 4,450.8 square foot, two-story single-family residence with a building coverage of24% and Floor Area of 0.35. 7. The applicant uses a partial one and a half story design to minimize the perceived scale and mass of the homes and uses a three-car tandem garage to limit the dominance of the garage door on the front elevations. 8. The proposed home on Lot 1 would utilize shingled siding with a river rock wainscoting treatment around the base of the home. 9. The proposed home on Lot 2 would utilize horizontal siding with a ledgestone wainscoting treatment around the base of the home. 10. The proposed project is surrounded by single-family residential uses on all sides. Attachment #2 Page 2 of2 11. The project provides three covered and two uncovered parking spaces for each home where a minimum of one covered and one uncovered parking space is required. 12. The applicant is not proposing to remove any protected trees. There are several mature trees on site that are protected trees under the City's Tree Protection Ordinance and are being incorporated into the site design and layout. 13. The project qualifies as a Categorically Exempt project per Section 15303, Class 3, of the California Environmental Quality Act (CEQA). 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. 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. The proposed project will contribute to the housing stock in the City of Campbell and serve the housing needs of the community. 6. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 7. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. Attachment #3 CONDITIONS OF APPROVAL FOR FILE NO. PLN2004-157 (TENTATIVE PARCEL MAP) SITE ADDRESS: APPLICANT: DATE: 1408 Capri Drive Mr. Mike Paydar January 25,2005 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 Tentative Parcel Map to create two lots from one existing lot on property located at 1408 Capri Drive. The Parcel Map shall substantially conform to the Tentative Parcel Map prepared by TS Civil Engineering, Inc. and dated as received by the Planning Division on December 22, 2004, except as may be modified by the conditions of approval herein. 2. Approval Expiration: The Tentative Parcel Map approval is valid for a period of two years from the date of approval, unless an extension is granted prior to the expiration date. 3. Park Impact Fee: A park impact fee of $10,990 per unit developed at a density range of less than six units per gross acre is due upon development of the site. Credit in the amount of $10,990 shall be given for any existing single-family residence to be demolished. Prior to recordation of the Parcel Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 4. Demolition and Modification of Structures: Prior to recordation of the Parcel Map the applicant shall obtain a building permit for the demolition of all non-conforming structures. 5. 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 demolished or removed from the property. 6. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees Attachment #3 Page 2 of5 to be retained on site and shall contain specific information about the preservation of the trees during any grading or building on site. The tree protection plan shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits. Such tree protection measures shall be installed prior to any demolition, grading, or building on the project site. No construction or trenching shall take place within the drip line of trees and a fence constructed of temporary cyclone fencing or wire mesh securely attached to poles driven into the ground shall be installed around the drip line of the tree. All trimming or branch removal from protected trees shall be completed by a certified arborist. Building Division: 7. Permits Required: A building permit application shall be required for each proposed new living unit/structure. The building permit shall include ElectricallPlumbinglMechanical fees when such work is part of the permit. 8. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 9. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 10. 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. 11. Soils Report: The applicant shall submit two copies of a current soils report containing foundation and retaining wall design recommendations, prepared to the satisfaction of the Building Official, with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 12. 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. 13. 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 Attachment #3 Page 3 of5 14. Title 24 Energv Compliance: California Title 24 Energy Compliance forms CF-IR and MF- lR shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as well. 15. Special Inspections: When a special inspection is required by UB.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. 16. 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 inches by 36 inches) is available at the Building Division service counter. 17. P.G.&E.: The applicant is advised to contact P.G.&E. 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. The applicant should also consult with P.G.&E. concerning utility easements, distribution pole locations and required conductor clearances. 18. 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. 19. Proiect Approvals: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. Air Quality Management District (Demolitions Only) c. School District: i. Campbell Union School District (378-3405) H. Campbell Union High School District (371-0960) Hi. 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. Attachment #3 Page 4 of5 PUBLIC WORKS DEPARTMENT 20. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall submit a parcel map for recordation upon approval by the City. The current plan check fee is $2,400 plus $35 per lot. 21. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall provide a current Preliminary Title Report. 22. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant shall provide security for setting all monuments shown on the map. 23. 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. 24. 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. 25. Soils Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 26. 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. 27. 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. Streets that have been resurfaced within the previous five years will require boring and jacking for all new utility installations. Capri Drive was resurfaced with rubber cape seal in FY 200312004. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 28. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare and engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. 29. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall pay the required Storm Drain Area fee of $2,060.00 per net acre which is $534.00 for Lot # I and $696.00 for Lot # 2. Attachment #3 Page 5 of5 30. 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 Storm water 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 Storm water Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. 31. Demolition: Prior to recording of the parcel map the applicant shall obtain a demolition permit and remove any nonconforming structures. Attachment #4 CONDITIONS OF APPROVAL FOR FILE NO. PLN2004-158 & PLN2004-159 (SITE & ARCHITECTURAL REVIEW PERMITS) SITE ADDRESS: APPLICANT: DATE: 1408 Capri Drive Mr. Mike Paydar January 25, 2005 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 Site and Architectural Review Permits (PLN2004-158 & PLN2004-159) to allow the construction of two new single-family residences located at 1408 Capri Drive. 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 Memarie Associates, Inc. stamped as received by the Planning Division on December 22, 2004 including site plans, floor plans, and elevations. b. Color/material board exhibits stamped as received by the Planning Division on December 22, 2004. c. Colored elevations stamped as received by the Planning Division on December 22, 2004. 2. Approval Expiration: The Site and Architectural Review Permit approvals 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 Permits shall be void. 3. 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. Attachment #4 Page 2 of7 4. 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 demolished or removed from the property. 5. Parking and Driveways: a. 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. b. The applicant shall provide a decorative paving treatment within the driveways and walkways of the homes. The design and materials used for the decorative pavement shall be reviewed and approved by the Community Development Director prior to the issuance of building permits. 6. Final Parcel Map: The Site and Architectural Review Permit approvals are contingent upon recordation of the Final Parcel Map to divide the subject properties. The Final Parcel Map shall be recorded prior to the issuance of building permits. 7. Park Impact Fee: A park impact fee of $10,990 per unit developed at a density range of less than six units per gross acre is due upon development of the site. Credit in the amount of $10,990 shall be given for any existing single-family residence to be demolished. Prior to recordation of the Parcel Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 8. Landscape Plan: The applicant shall submit a final landscape and irrigation plan to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The required trees and landscaping shall be installed prior to the issuance of a Certificate of Building Occupancy. The landscape and irrigation plan shall substantially conform with the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS) and shall include the following: a. A minim of six trees on Lot 1 and seven trees on Lot 2. b. Landscaping in the front yard areas of the homes. c. Substantial landscaping in the form of trees or tall shrubs along the southern property line to provide a privacy screen to the adjacent properties. 9. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees to be retained on site and shall contain specific information about the preservation of the trees during any grading or building on site. The tree protection plan shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits. Such tree protection measures shall be installed prior to any demolition, grading, or building on the project site. No construction or trenching shall take place within the drip line of trees and a fence constructed of temporary cyclone fencing or wire mesh securely attached to poles driven into the ground shall be installed Attachment #4 Page 3 of7 around the drip line of the tree. All trimming or branch removal from protected trees shall be completed by a certified arborist. 10. Construction Mitigation Measures: The applicant shall implement the following construction mitigation measures: a) Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m. Monday through Friday 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. b) All internal combustion engines for construction equipment used on the site will be properly muffled and maintained. c) All stationary noise generating construction equipment, such as air compressors and portable power generator, will be located as far as practical from the existing residences and businesses. d) All active construction areas shall be watered at least twice daily. e) Cover all trucks hauling soil and other loose materials stationed or prior to leaving the site. f) Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging areas at the construction site. 11. 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: 12. Permits Required: A building permit application shall be required for each proposed new living unit/structure. The building permit shall include Electrical/PlumbinglMechanical fees when such work is part of the permit. 13. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 14. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 15. 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. 16. Soils Report: The applicant shall submit two copies of a current soils report containing foundation and retaining wall design recommendations, prepared to the satisfaction of the Attachment #4 Page 4 of7 Building Official, with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 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. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF- lR shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as well. 19. 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 D.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 20. 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 inches by 36 inches) is available at the Building Division service counter. 21. P.G.&E.: The applicant is advised to contact P.G.&E. 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. The applicant should also consult with P.G.&E. concerning utility easements, distribution pole locations and required conductor clearances. 22. 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. 23. Project Approvals: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. Air Quality Management District (Demolitions Only) 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) Attachment #4 Page 5 of7 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. 24. 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 PUBLIC WORKS DEPARTMENT 25. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall submit a parcel map for recordation upon approval by the City. The current plan check fee is $2,400 plus $35 per lot. 26. Preliminary Title Report: Upon submittal of the tentative map, the applicant shall provide a current Preliminary Title Report. 27. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant shall provide security for setting all monuments shown on the map. 28. 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. 29. 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. 30. Soils Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 31. 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. 32. 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. Streets that have been resurfaced within the previous five years will require boring and jacking for all new utility installations. Capri Attachment #4 Page 60f7 Drive was resurfaced with rubber cape seal in FY 2003/2004. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 33. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare and engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. 34. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall pay the required Storm Drain Area fee of $2,060.00 per net acre which is $534.00 for Lot # I and $696.00 for Lot # 2. 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 Storm water 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 Storm water 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 Storm water Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. 36. Demolition: Prior to recording of the parcel map the applicant shall obtain a demolition permit and remove any nonconforming structures. COUNTY FIRE DEPARTMENT 37. Required Fire Flow: The required fire flow for this project is 1,750 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s), which are located at the required spacing. 38. Required Access to Water Supply (Hydrants): Portions of the structure on Lot 2 are greater than 150 feet of travel distance from the centerline of the roadway containing public fire hydrants. Provide an on-site fire hydrant OR provide an approved fire sprinkler system throughout all portions ofthe building (only for Lot 2). 39. Fire Apparatus (Engine) Access Roads Required: Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a Attachment #4 Page 7 of7 maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-l. 40. Timing of Required Roadway Installations: Required driveway installations shall be constructed and accepted by the Fire Department, prior to the start of construction. Bulk combustible materials shall not be delivered to the site until installations are complete. Note that building permit issuance may be withheld until installations are completed. 41. Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background.