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Site & Arch - 2004August 25,2005 Jamie Brauer/Greg Girardot 1280 Juanita Way Campbell, CA 95008 Re: Building Plan Check No.: BLD2004-0170 1280 Juanita Way Dear Applicant: The Planning Division has reviewed your revised building plans for the first and second story addition and remodel of a single-family residence located at 1280 Juanita Way, with respect to the conditions of approval set forth in the staff report of your Site and Architectural Review Permit. The following issues need to be addressed prior to the issuance of a building permit: 1. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the Campbell Municipal Code, including setbacks. A fence not exceeding 3' -6" may be allowed no closer than 5' -0" from the street property line. No fence over 3'-6" shall be allowed within the triangular area formed by measuring 1 0' -0" along the street property line and 1 0' -0" along the drive way from their "extended" intersection and connecting these two points. Additionally, for a comer lot, fences in the front yard shall be no closer than 15'-0" from the property line, and fences along an interior side yard or rear yard shall be allowed up to and along the property line, except for the required 15'-0" front yard setback. This condition applies to the fence along the west and south property lines. 2. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties an,d 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. 3. Utility Connection: If the existing utility connection is going to be relocated from its existing location, any overhead services will need to be undergrounded per Section 21.18.140 of the Campbell Municipal Code. Please indicate the existing and proposed utility connection on the plans. 70 North First Street . Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TDO 408.866.2790 BLD2004-0170-1280Juanita Wav Pafle 2 of 2 Please submit revised drawings to the Building Division for review and approval. Feel free to contact me at (408) 866-2140 if you have any questions about these comments. Sincerely, ~~-~ Mickela Gonzales Planning Intern cc: Tom Williams, Senior Planner Frank Mills, Senior Building Inspector Jim Coates, White Oaks Construction, 1540 White Oaks Road, Campbell, CA 95008 - do; . CAIft/> ~. <S> !:::: ~ U r- -. /,'-, CAMPBELL ~ ..>, '$.", :.. ... ,-' OR-CHAR\) . r-- l---- ~- ..'U " u CITY OF CAMPBELL Community Development Department April 13, 2005 Jamie Brauer/ Gregory Giradot 1280 Juanita Way Campbell, CA 95008 Re: PLN2004-170 - 1280 Juanita Way - Site and Architectural Review Permit Dear Applicant: Please be advised that at its meeting of April 12, 2005, the Planning Commission adopted Resolution No. 3642 approving a Site and Architectural Review Permit (PLN2004-170) to allow a first and second story addition and substantial remodel of the original residence 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, April 22, 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. If you have any questions, please do not hesitate to contact me at (408) 866-2140. , Si:C-lf1t~ Sean Gallegos 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 . FAX 408.871.5140 . TDD 408.866.2790 RESOLUTION NO. 3642 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL REVIEW PERMIT (pLN2004-l70) TO ALLOW A FIRST AND SECOND STORY RESIDENTIAL ADDITION AND A SUBSTANTIAL REMODEL OF THE ORIGINAL RESIDENCE ON PROPERTY OWNED BY MS. JAMIE BRAUER LOCATED AT 1280 JUANITA WAY IN AN R-I-IO (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MS. JAMIE BRAUER. FILE NO. PLN2004-170. 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 PLN2004-170: 1. The density of the proposed project site is 2.4 units per gross, 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 -1-10 Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. The project consists of an addition to the first and second floor, which results in a 3,952 square foot two-story single-family residence, with a building coverage of 32% and Floor Areaof4l%. 5. The project provides two covered and two uncovered parking spaces where a minimum of one covered and one uncovered parking spaces are required for each residence. 6. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 7. The proposed first and second-story addition to the residence incorporates representative architectural features of homes in the San Tomas Neighborhood including hipped and gabled roof forms, two-car garage doors, compositions shingles, and stucco siding. 8. The proposed project is surrounded by single-family residential uses to the north, south, east and west. Planning Commission Resolution No. 3642 PLN2004-170 -- 1280 Juanita Way - Residential Addition & Remodel Page 2 9. 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. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit (pLN2004-170) to allow a first and second story residential addition and a substantial remodel of the original residence on property owned by Ms. Jamie Brauer located at 1280 Juanita Way in an R-I-I0 (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. COMMUNITY DEVELOPMENT DEPARTMENT Plannin!! Division: 1. Aporoved Proiect: Approval is granted for a Site and Architectural Review Permit (pLN2004-170) to allow the construction of a first and second-story addition to a single- Planning Commission Resolution No. 3642 PLN2004-170 -- 1280 Juanita Way - Residential Addition & Remodel Page 3 family residence located at 1280 Juanita Way. 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 stamped as received by the Planning Division on February 28, 2005 including a site plan, floor plans, elevations, and a landscape plan. b. Color/material board stamped as received by the Planning Division on November 19, 2004. 2. Approval Exoiration: 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. 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 new fence at the expense of 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 be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.) 5. Roof Vents: The applicant shall coordinate mechanical and equipment improvement plans to minimize the number of roof vents that are visible from the street frontage. The applicant shall submit detailed mechanical plans demonstrating the clustering and enclosure of mechanical venting and the routing of ventilation systems within the building when possible to the satisfaction of the Community Development Director, prior to the issuance of building permits. 6. Parking and Drivewavs: a. All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 2l.28 (Parking and Loading) of the Campbell Municipal Code. 7. 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. Planning Commission Resolution No. 3642 PLN2004-170 -- 1280 Juanita Way - Residential Addition & Remodel Page 4 8. Utilities: All new on-site utilities shall be installed underground per section 2l.l8.l40 of the Campbell Municipal Code. 9. Construction Hours: Construction activities will 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. 10. Contractor Contact Information Posting: The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits. Buildim! Division: 11. Permits Required: A building permit application shall be required for the proposed new single-family dwelling structure. The building permit shall include ElectricallPlumbing/Mechanical fees when such work is part of the permit. 12. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 13. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 14. 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. 15. 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. 16. Title 24 Ener~v Compliance: California Title 24 Energy Compliance forms CF-lR and MF- IR shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as well. 17. Special Inspections: When a special inspection is required by V.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 V.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 18. 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. Planning Commission Resolution No. 3642 PLN2004-170 -- 1280 Juanita Way - Residential Addition & Remodel Page 5 19. 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. 20. Intent to Occuov During Construction: Owners shall declare their intent to occupy the dwelling during construction. The Building Inspection Division may require the premises to be vacated during portions of construction because of substandard and unsafe living conditions created by construction. 21. Proiect Aoprovals: 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. Bay Area 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. PUBLIC WORKS DEPARTMENT 22. Work in the Public-Right-of-Way: Prior to doing any work in the public right-of-way, the applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post security, provide insurance. 23. Utilities: All new on-site utilities shall be installed underground per Section 21.18.140 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. 24. Water Meterls) and Sewer Cleanoutls): Proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 25. 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 Planning Commission Resolution No. 3642 PLN2004-l70 -- 1280 Juanita Way - Residential Addition & Remodel Page 6 utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 27. 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. Virginia Avenue was last resurfaced in 1998. 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. 28. 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 Obligation fee of $3,660.00. The fee for Improvement 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 Improvement Obligations for these properties was recorded on May 4, 2001. 29. 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 $284.00. PASSED AND ADOPTED this 12th day of April, 2005, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Doorley, Ebner, Francois, Gibbons, Rocha and Roseberry None Alderete None A TrEST: Sharon Fierro, Secretary y"'"" ---;, , -~.. ~..o~ . CA-11.b<9 !:: <;. u roo o 0 ... ... '$-.. ~ .0 ,e.- RCH,o."Q ITEM NO.3 CITY OF CAMPBELL. PLANNING COMMISSION Staff Report . April 12, 2005 PLN2004-170 Bruaer, J. Public Hearing to consider the application of Mr. Jamie Brauer for a Site and Architectural Review Permit (pLN2004-170) to allow a first and second story residential addition and a substantial remodel of the original residence. The property is owned by Jamie Brauer located at 1280 Juanita Way in an R-l-lO (Single Family Residential) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. STAFF RECOMMENDATION That the Planning Commission takes the following action: 1. Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural Review Permit to allow the construction of a first and second-story addition to 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 15301, Class 1 of the California Environmental Quality Act (CEQA), pertaining to the construction of additions to existing dwellings. PROJECT DATA Cate 0 Gross Lot Area: Net Lot Area: Densit : N/A 10,000 s . ft. Less than 3.5 units/ Site Area: Building Coverage: Landscape Coverage: Paving Coverage: 3,327 sq. ft. 6,093 sq. ft. 980 sq. ft. 31.9% 59.2% 8.9% Building Area: Existing Residence: 15t Floor: Garage: 1,183 sq.ft. 477 sq.ft (Requesting Demolition) - -. Staff Report - Planning CVdnnission - Meeting of April 12, 2005 PLN2004-l70 - 1280 Juanita Way - Site and Architectural Review Permit Page 2 of 4 Proposed Additions to Residence: 1 st Floor Addition: Garage Conv. Garage Addition: 2nd Floor Addition: 861 sq. ft. 433 sq. ft.* 499 sq. ft. 1.240 SQ. ft. 3,033 sq. ft. Total Floor Area: 1,183 sq. ft. (Original Residence) + 3.033 sq. ft. (Proposed Addition) 4,216 Unenclosed porches are not included in the Floor Area Ratio calculation. Cate 0 Floor Area Ratio: Re uiredl Allowed 4,680 s . ft. (.45 FAR) 4,160 40 ercent) 28 ft. Parkin : 2 covered, 2 uncovered 2 s aces (1 shall be covered) Surrounding Uses: North South East West Single Family Residence Single Family Residence Single Family Residence Single Family Residence DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review Permit to allow the construction of a first and second story addition, and substantial remodel of an existing single-family residence located at 1280 Juanita Way. Background: The site is currently developed with a single-story, single-family residence. The existing residence would be significantly remodeled and there would be additions to the first and second floor. Property description: The subject property is located on the south-west comer of Juanita Way and Burrows Road. The property is surrounded by single-family residences on the north, south, east, and west. -- Staff Report - Planning COlnmission - Meeting of April 12, 2005 PLN2004-170 - 1280 Juanita Way - Site and Architectural Review Permit Page 3 of4 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 2.4 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. 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. Strategy LUT -17.1 b: 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-1-1O (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 of the R-l-lO Zoning District. Site Layout and Architecture: The proposed site plan proposes a substantial remodel of the first floor, with a first floor addition for a family room, kitchen and bathroom and a second story addition over the right (northern) portion of the residence. The proposed second story addition is setback 39 feet from the existing side and 23 feet, 6 inches from the rear property line. The proposed residence incorporates representative architectural features of homes in the San Tomas Neighborhood including simple rectangular shaped building forms, hipped roof forms, a two-car garage door, and a stucco exterior. Additional architectural features include a defined entry porch and decorative doors. The proposed residence incorporates a consistent window style on all elevations. The proposed colors for the house consist of an grayish body color called 'Constance' and an off-white trim color called 'Swiss Coffee.' The proposed roof material is a charcoal black colored composition shingle. Staff Report - Planning Cl1~nmission - Meeting of April 12, 2005 PLN2004-l70 - 1280 Juanita Way - Site and Architectural Review Permit Page 4 of 4 The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. Staff finds that the proposed design meets the design criteria set forth in the STANP. Street Improvements: The project site currently has standard street improvements including curb, gutter or sidewalks. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at its meetings of March 22, 2005. The Committee was supportive of the project as presented with the revisions to coordinate mechanical and equipment improvement plans to minimize the number of roof vents that are visible from the street frontage. Attachments: 1. Recommended Findings for Approval of File No. PLN2004-l70 2. Recommended Conditions of Approval for File No. PLN2004-170 3. Exhibits (Site Plan, Floor Plan, and Elevations) 4. Location Map Prepared by: ...... Approved by: Attachment # 1 RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2004-170 SITE ADDRESS: APPLICANT: DATE: 1280 Juanita Way Mr. Jamie Brauer on behalf of Gregory F. Girardot April 12, 2005 Findings for approval of a Site and Architectural Review Permit to allow the construction of a first and second-story addition to an existing single-family residence located at 1280 Juanita Way. The Planning Commission finds as follows with regard to File No. PLN2004-l70: 1. The density of the proposed project site is 2.4 units per gross, 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-1-10 (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. The project consists of an addition to the first and second floor, which results in a 3,952 square foot two-story single-family residence, with a building coverage of 32% and Floor Area of 41 %. 5. The project provides two covered and two uncovered parking spaces where a minimum of one covered and one uncovered parking spaces are required for each residence. 6. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 7. The proposed first and second-story addition to the residence incorporates representative architectural features of homes in the San Tomas Neighborhood including hipped and gabled roof forms, two-car garage doors, compositions shingles, and stucco siding. 8. The proposed project is surrounded by single-family residential uses to the north, south, east and west. 9. 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. Attachment # 1 Page 2 of2 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 ofthe project. Attachment #2 Page 1 of 4 CONDITIONS OF APPROV AL FOR FILE NO. PLN2004-170 SITE ADDRESS: APPLICANT: DATE: 1280 Juanita Way Mr. Jamie Brauer April 12, 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 pertains to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Project: Approval is granted for a Site and Architectural Review Permit (PLN2004-l70) to allow the construction of a first and second-story addition to a single- family residence located at 1280 Juanita Way. 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 stamped as received by the Planning Division on February 28, 2005 including a site plan, floor plans, elevations, and a landscape plan. b. Color/material board stamped as received by the Planning Division on November 19, 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. 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 new fence at the expense of 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 be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.) -- Attachment #2 Page 2 of 4 5. Roof Vents: The applicant shall coordinate mechanical and equipment improvement plans to minimize the number of roof vents that are visible from the street frontage. The applicant shall submit detailed mechanical plans demonstrating the clustering and enclosure of mechanical venting and the routing of ventilation systems within the building when possible to the satisfaction of the Community Development Director, prior to the issuance of building permits. 6. Parking and Drivewavs: 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. 7. 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. 8. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. 9. Construction Hours: Construction activities will 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. 10. Contractor Contact Information Posting: The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits. Building Division: 11. Permits ReQuired: A building permit application shall be required for the proposed new single-family dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 12. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 13. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. s Attachment #2 Page 3 of 4 14. 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. 15. 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. 16. 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. 17. 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. 18. 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. 19. 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. 20. Intent to Occupy During Construction: Owners shall declare their intent to occupy the dwelling during construction. The Building Inspection Division may require the premises to be vacated during portions of construction because of substandard and unsafe living conditions created by construction. 21. 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. Bay Area Air Quality Management District (Demolitions Only) c. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) Hi. Moreland School District (379-1370) iv. Cambrian School District (377-2103) -- , Attachment #2 Page 4 of 4 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 22. Work in the Public-Right-of-Way: Prior to doing any work in the public right-of-way, the applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post security, provide insurance. 23. Utilities: All new on-site utilities shall be installed underground per Section 21.18.140 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companIes. 24. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 26. 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 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. 27. 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. Virginia Avenue was last resurfaced in 1998. 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. 28. 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 Obligation fee of $3,660.00. The fee for Improvement 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 Improvement Obligations for these properties was recorded on May 4,2001. 29. 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 $284.00.