Site & Arch - 2005November 28, 2005
Mr. Hamid Abtahi
10650 S. Tantau Avenue
Cupertino, CA 95014
Re: Building Permit No: BLD2005-1589
1786 Regina Way
Dear Mr. Abtahi:
The Planning Division has reviewed your plan submittal for a new single-family home located at 1786
Regina Way. The subject property is presently zoned R-1-9 and is located in the San Tomas
Neighborhood so it is subject to the development standards and design guidelines of the San Tomas Area
Neighborhood Plan (ST ANP). The plan submittal was reviewed based upon the Planning Commission
Resolution No. 3685 approving this single family residence.
The following issues need to be addressed prior to the issuance of a building permit:
1. 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.
2. 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.(Please provide a fencing detail and locations of gates).
3. ColorlBuilding Materials: Prior to the issuance of building permits, the applicant shall submit a final
color and building material sample board to the Planning Division for review and. approval by the
Community Development Director. The body color of the residence shall be an earth tone color with
lighter accents for trim and the roofing shall be a light weight concrete shingle tile either a brown or
beige color.
4. Landscape Plan: Prior to the issuance of building permits, the applicant shall submit a final detailed
landscape and irrigation plan to the Planning Division for review and approval by the Community
Development Director. The landscape and irrigation plan shall substantially conform with the
approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS).
· All landscaping and trees shall be installed prior to the issuance of a Certificate of Occupancy for
the home.
· Minimum tree size of 15 gallon trees shall be provided.(Please indicate type and size)
70 North First Street . Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOD 408.866.2790
Building Permit No: BLD20. J.589
1786 Regina Way
Page 2 of2
· One of the proposed eight new trees shall be relocated to the front yard area.
· Please indicate the protection and preservation of Walnut trees along the eastern property line.
5. Tree Protection Plan: Please provide a tree protection plan for all protected trees to be retained on
site. The plan 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.
6. Architecture and Desim: The following requests are intended to ensure compliance with the
Planning Commission approval.
a. Provide detail of decorative chimney cap.
b. Please call out color and pattern of decorative paving in driveway and walkway.
c. Provide detail of entry door.
d. Provide window sill detail on the west elevation similar to other elevations.
e. Please call out decorative garage door.
7. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to minimize the number
of roof vents that are visible from the street frontage. The applicant shall provide the location of such
vents on the building plan elevations and roof plans, to the satisfaction of the Community
Development Director, prior to issuance of a building permit.
8. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on
site. The design, type, intensity and location 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.
If you have any questions regarding these comments or the requested information, please feel free to
contact me at (408) 866-2144 or by email attimh@cityofcampbell.com.
Sincerely,
Tim 1. Haley
Associate Planner
cc: Frank Mills, Senior Building Inspector
Jackie C. Young Lind, Senior Planner
October 27, 2005
Hamid Abtahi
10650 S. Tantau Avenue
Cupertino, CA 95014
Re: PLN2005-113 - 1786 Regina Way -- Site and Architectural Review Permit
Dear Applicant:
Please be advised that at its meeting of October 25, 2005, the Planning Commission
adopted Resolution No. 3685 approving a Site and Architectural Review Permit
(PLN2005-113) to allow the construction of a new single-family 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, November 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.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Tim J. Haley
Associate Planner
cc: Mr. Shahbaz Taheri (Property Owner)
4493 Kirk Road
San Jose, CA 95124
Frank Mills, Building
Chris Veargason, Fire
Ed Arango, Public Works
70 North First Street. Campbeli, California 95008-J436 . TEL 408.866.:2140 . FAX 408.866.8381 . TD[) 408.866.2790
RESOLUTION NO. 3685
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2005-113) TO ALLOW THE
CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE ON
PROPERTY OWNED BY MR. SHAHBAS TAHERI LOCATED AT
1786 REGINA WAY IN AN R-1-9 (SINGE FAMILY RESIDENTIAL)
ZONING DISTRICT. APPLICATION OF MR. HAMID ABTAHI
APPLICATION OF MR. HAMID ABTAHI, ON BEHALF OF MR.
SHAHBAS TAHERI. PLN2005-113.
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 PLN2005-113:
1. The density of the proposed project site is 3.8 units per gross acre, which is
consistent with the General Plan land use designation of Low Density Residential
(less than 4.5 units per gross acre). .
2. The proposed project is consistent with the R-1-9 (Single-Family Residential, 9,000
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-1-9 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 a 4,047 square foot two-story residence, with a building
coverage of 29.3% and Floor Area Ratio of 0.44 where the maximum lot coverage is
35% and the maximum floor area ratio is 0.45.
5. The project provides four parking spaces where a minimum of two parking spaces
are required.
6. The proposed project as conditioned is well designed and is architecturally
compatible with the surrounding neighborhood.
7. The proposed project does not include the removal of any protected trees.
8. The proposed two-story residence incorporates representative architectural features
of homes in the San Tomas Neighborhood including hipped and gabled roof forms, a
two-car garage door, composition shingle roofing, and stucco siding.
.-
Planning Commission Resolution No. 3685
PLN2005-113 -- 1786 Regina Way -- Site and Architectural Review Permit
Page 2
9. The proposed project is surrounded by single-family residential uses to the north,
south, west and east.
10. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the
California Environmental Quality Act (CEQA), pertaining to the construction of a new
single-family residence in an urbanized area.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The development will be compatible with the General Plan of the City an d will aid in
the harmonious development of the immediate area.
2. The development will be compatible with the Zoning Code of the City.
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 (PLN2005-113) to allow the construction of a new single-
family residence on property owned by Mr. Shahbas Taheri located at 1786 Regina
Way in an R-1-9 (Single Family Residential) Zoning District, subject to the following
conditions:
Where approval by the Director of Community Development, City Engineer, Public
Works Director, City Attorney or Fire Department is required, that review shall be for
compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations and accepted engineering practices for the item under
review. Additionally, the applicant is hereby notified that he/she is required to comply
with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified.
Planning Commission Resolution No. 3685
PLN2005-113 -- 1786 Regina Way -- Site and Architectural Review Permit
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit to
allow a new two-story residence to be constructed on property located at 1786
Regina Way. The building and site design shall conform to the project exhibits listed
below, except as may be modified by the conditions of approval herein:
a. Project plans prepared by Khadiv Design and received by the Planning Division
on October 18, 2005, including a site plan, floor plans, conceptual landscape
plan and elevations.
b. Color/material board and colored elevation received by the Planning Division on
September 2, 2005.
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 th is 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. Parkinq and Drivewavs: 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.
6. On-Site Liqhtinq: On-site lighting shall be shielded away from adjacent properties
and directed on site. The design, type, intensity and location of an y 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. 3685
PLN2005-113 -- 1786 Regina Way -- Site and Architectural Review Permit
Page 4
7. Color/Buildino Materials: Prior to the issuance of building permits, the applicant shall
submit a final color and building material sample board to the Planning Division for
review and approval by the Community Development Director. The body color of the
residence shall be an earth tone color with lighter accents for trim and the roofing
shall be a light weight concrete shingle tile either a brown or beige color.
8. Contractor Contact Information Postinq: 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.
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. Landscape Plan: Prior to the issuance of building permits, the applicant shall submit
a final detailed landscape and irrigation plan to the Planning Division for review and
approval by the Community Development Director. The landscape and irrigation plan
shall substantially conform to the approved conceptual landscape plan and the City's
Water Efficient Landscaping Standards (WELS).
. All landscaping and trees shall be installed prior to the issuance of a Certificate of
Occupancy for the home.
. Minimum tree size of 15 gallon trees shall be provided.
. One of the proposed eight new trees shall be relocated to the front yard area.
. The two Walnut trees on the eastern property line shall be retained.
11. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
of the Campbell Municipal Code.
12. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to
minimize the number of roof vents that are visible from the street frontage. The
applicant shall provide the location of such vents on the building plan elevations and
roof plans, to the satisfaction of the Community Development Director, prior to
issuance of a building permit.
Building Division:
13. Permits Required: A building permit application shall be required for th e proposed
complete remodeling and addition to the existing structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
Planning Commission Resolution No. 3685
PLN2005-113 -- 1786 Regina Way -- Site and Architectural Review Permit
Page 5
14. Plan Preparation: Portions of this project require 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. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
16. Size of Plans: The size of construction plans submitted for building permits shall be
24 inches by 36 inches.
17. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. Site plan shall also include site drainage details.
18. Foundation Inspection: 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 reg istered civil
engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
19. Title 24 EnerQY Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue-lined on the construction plans. 8~ by 11 calculations
shall be submitted as well.
20. Special Inspections: When a special inspection is required by U.B.C. Section 1701,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building
permits, in accordance with U.B.C Section 106.3.5. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
21. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara
Valley Non-point Source Pollution Control Program specification sheet shall be part
of plan submittal. The specification sheet (size 24" by 36") is avail able at the
Building Division service counter.
22. Approvals Required: The project requires the following agency approvals prior to
issuance of the building permit:
Planning Commission Re~vlution No. 3685
PLN2005-113 -- 1786 Regina Way -- Site and Architectural Review Permit
Page 6
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
d. 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)
*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.
23. P.G.&E.: Applicant is advised to contact Pacific Gas and Electric Company as early
as possible in the approval process. Service installations, changes and/or
relocations may require substantial scheduling time and can cause significant delays
in the approval process. Applicant should also consult with PG&E concerning utility
easements, distribution pole locations, and required conductor clearances.
24. Construction Fencinq: 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.
PASSED AND ADOPTED this 25th day of October, 2005, by the following roll call vote:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Ebner, Francois, Gibbons, Rocha
and Roseberry
None
None
None
AYES:
Commissioners:
APPROVED:
Elizabeth Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary
Staff Report. October 25, 2005
PLN2005-113
Abtahi, H.
Public Hearing to consider the application of Mr. Hamid Abtahi for a Site
and Architectural Review Permit (PLN2005-113) to allow the construction
of a new single-family residence on property owned by Mr. Shahbas Taheri
located at 1786 Regina Way in an R-I-9 (Single Family Residential)
Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
I. Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Review Permit to allow the construction of a new two-story 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 a new single-family residence in an urbanized area.
PROJECT DATA
Catee:orv
Gross Lot Area:
Net Lot Area:
ProDosed
11,275 sq. ft. (0.26 acres)
9,038 sq. ft. (0.24 acres)
Required! Allowed
N/A
9,000 sq. ft.
Floor Area Ratio:
Building Coverage:
4,042 sq. ft. (0.447)
2,652 sq. ft. (29.3%)
4,067 sq. ft. maximum (0.45)
3,163 sq. ft. maximum (35%)
Building Area:
Proposed:
1 st Floor:
Garage:
Second Floor:
2,192 sq. ft.
460 sq. ft.
1.390 SQ. ft.
4,042 sq. ft. total
N/A
N/A
N/A
Building Height:
26 ft. 2 inches
28 ft.
Parking:
2 covered, 2 uncovered
1 covered, 1 uncovered
Staff Report - Planning Commission Meeting of October 25, 2005
PLN2005-113 -1786 Regina Way
Page 2 of 4
Surrounding Uses:
North: Single-family residential
South: Single-family residential
East: Single-family residential
West: Single-family residential
DISCUSSION
Background: The subject property is currently vacant and is a portion of a three lot tentative parcel
map that was approved by the Community Development Director in April 2005. The remaining
two lots are flag lots are also vacant and take access along two driveways along the westerly
property line of this project. A Site and Architectural Permit is required to allow the construction
of a new residence on the properties in an R-I-9 Zoning District.
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the construction of a new two-story residence on the project site.
Property Location: The site is located at 1786 Regina Way on the south side of Regina Way
between Del Lorna Drive and Harriet Avenue. The project is surrounded by single-family
residential uses to the north, south, west and east.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Low
Density Residential (less than 4.5 units per gross acre.) The density of the proposed project is 3.8
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:
Strategv 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.
Strategv LUT-7.2n: Consistencv With Plans: Ensure that new development and
substantial remodeling projects are consistent with Specific Plans, Area Plans,
City Standard Details, and adopted Streetscape Standards to create a cohesive
design.
Strategy LUT-9.3e: Building Materials: Encourage the use 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 (STANP). Staff finds that the proposed
project as conditioned is consistent with the development standards and design guidelines of the
STANP.
Staff Report - Planning Commission Meeting of October 25, 2005
PLN2005-113 - 1786 Regina Way
Page 3 of 4
Zoning Classification: The zoning classification for the project site is R-1-9 (Single-Family
Residential, 9,000 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 -1-9 Zoning District.
Site Layout and Architecture: The proposed site plan indicates the placement of the residence in
the center of the project site. A front yard setback of 25 feet is shown with 11 foot 9 inch side
yards and a 32 foot rear yard setback.
The front elevation of the residence depicts a two car attached garage, a double entry door and a
bay window at the living room area. The elevations depict a conventional residential design with
stucco walls and a composition material for roofing. The street elevation along Regina Way is
accentuated with the gable entry porch, a bay window and a decorative garage door. Windows
have been shown with wood trim and sills and decorative grids. The walls are a beige color and
the building trim is shown as an off-white color.
The residence incorporates representative architectural features of other recent new homes in the
San Tomas Neighborhood including hipped and gabled roof forms, a two-car garage door,
composition shingle roofing, and stucco siding.
Trees/Landscaping: The applicant is proposing to plant eight new trees on the site along the eastern
and southern property lines. Staff is recommending the placement of one of the proposed trees in
the front yard.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of September 27,2005. The Committee was supportive of
the project with the recommendation that the applicant submit revised elevations addressing the
following modifications:
· That a simpler roof style be carried throughout the front elevation. It is recommended that
a gable or hip roof design be shown on the garage, porch and second bedroom to provide
architectural continuity;
· That the bay window and eave of the living room area be lower to match the entry eave
level;
· That an arched window be introduced at the second story bedroom;
· That a simpler garage door be provide that complements the other architectural details of
the residence; and
· That a decorative material such as interlocking pavers or stamped colored concrete be
shown for the driveway.
The applicant has submitted revised plan addressing these items.
Attachments:
1. Findings for Approval of File No. PLN2005-l13
2. Conditions of Approval for File No. PLN2005-ll3
3. Exhibits (Site Plan, Floor Plans, and Elevations)
Staff Report - Planning Commission Meeting of October 25, 2005
PLN2005-113 -1786 Regina Way
Page 4 of 4
~'
Prepared by: I~~
Tim h. Hal~ ~~;{ciate Planner
er
-"'"
Attachment # 1
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2005-113
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
1786 Regina Way
Hamid Abtahi
October 25,2005
Findings for approval of a Site and Architectural Review Permit to allow a new two-story
residence located at 1786 Regina Drive.
The Planning Commission finds as follows with regard to File No. PLN2005-113:
1. The density of the proposed project site is 3.8 units per gross acre, which is consistent with
the General Plan land use designation of Low Density Residential (less than 4.5 units per
gross acre).
2. The proposed project is consistent with the R-I-9 (Single-Family Residential, 9,000 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 -1-9 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 a 4,047 square foot two-story residence, with a building coverage of
29.3% and Floor Area Ratio of 0.44 where the maximum lot coverage is 35% and the
maximum floor area ratio is 0.45.
5. The project provides four parking spaces where a minimum of two parking spaces are
required.
6. The proposed project as conditioned is well designed and is architecturally compatible with
the surrounding neighborhood.
7. The proposed project does not include the removal of any protected trees.
8. The proposed two-story residence incorporates representative architectural features of homes
in the San Tomas Neighborhood including hipped and gabled roof forms, a two-car garage
door, composition shingle roofing, and stucco siding.
9. The proposed project is surrounded by single-family residential uses to the north, south, west
and east.
10. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA), pertaining to the construction of a new single-family
residence in an urbanized area.
-,
Attachment # I
Page 2 of2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The development will be compatible with the General Plan of the City and will aid in the
harmonious development of the immediate area.
2. The development will be compatible with the Zoning Code of the City.
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.
r
~
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2005-113
Revised
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
1786 Regina Way
Hamid Abtahi
October 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 Site and Architectural Review Permit to allow a
new two-story residence to be constructed on property located at 1786 Regina Way. The
building and site design shall conform to the project exhibits listed below, except as may be
modified by the conditions of approval herein:
a. Project plans prepared by Khadiv Design and received by the Planning Division on
October 18, 2005, including a site plan, floor plans, conceptual landscape plan and
elevations.
b. Color/material board and colored elevation received by the Planning Division on
September 2, 2005.
. ,
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 ~e obtained and construction completed one year thereafter or the Site and
Architectural Review. Permit shall be void.
3. Fences: Any existing or pew 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. Parking and Drivewavs: 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.
6. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design, type, intensity and location 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.
7. Color/Buildinl! Materials: Prior to the issuance of building permits, the applicant shall
submit a final color and building material sample board to the Planning Division for
review and approval by the Community Development Director. The body color of the
residence shall be an earth tone color with lighter accents for trim and the roofing shall be
a light weight concrete shingle tile either a brown or beige color.
8. 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.
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. Landscape Plan: Prior to the issuance of building permits, the applicant shall submit a final
detailed landscape and irrigation plan to the Planning Division for review and approval by
the Community Development Director. The landscape and irrigation plan shall substantially
conform with the approved conceptual landscape plan and the City's Water Efficient
Landscaping Standards (WELS).
· All landscaping and trees shall be installed prior to the issuance of a Certificate of
Occupancy for the home.
. Minimum tree size of 15 gallon trees shall be provided.
· One of the proposed eight new trees shall be relocated to the front yard area.
11. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the
Campbell Municipal Code.
12. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to minimize the
number of roof vents that are visible from the street frontage. The applicant shall provide the
location of such vents on the building plan elevations and roof plans, to the satisfaction of the
Community Development Director, prior to issuance of a building permit.
--..,
Attachment #2
Page 3 of4
Building Division:
13. Pennits Required: A building pennit application shall be required for the proposed complete
remodeling and addition to the existing structure. The building permit shall include
Electrical/PlumbinglMechanical fees when such work is part of the permit.
14. Plan Preparation: Portions of this project require 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. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
16. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches by 36 inches.
17. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details.
18. Foundation Inspection: 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 comer locations
19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
lR shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted as
well.
20. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
21. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" by 36") is available at the Building Division
service counter.
Attachment #2
Page 4 of 4
22. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
d. 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)
*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.
23. P.G.&E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval process.
Applicant should also consult with PG&E concerning utility easements, distribution pole
locations, and required conductor clearances.
24. Construction Fencing: This project shall be properly enclosed with construction fencing to
prevent unauthorized access to the site during construction. The construction site shall be
secured to prevent vandalism and/or theft during hours when no work is being done.
October 14, 2005
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set
the time of 7:30 p.m., or shortly thereafter, on Tuesday, October 25, 2005, in the City
Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing
to consider the application of Mr. Hamid Abtahi for a Site and Architectural Review
Permit (PLN2005-113) to allow the construction of a new single-family residence on
property owned by Mr. Shahbas Taheri located at 1786 Regina Way in an R-1-9
(Single Family Residential) Zoning District. Staff is recommending that this project be
deemed Categorically Exempt under CEQA.
Interested persons may appear and be heard at this hearing. Please be advised that if
you challenge the nature of the above project in court, you may be limited to raising
only those issues you or someone else raised at the Public Hearing described in this
Notice, or in written correspondence delivered to the City of Campbell Planning
Commission at, or prior to, the Public Hearing. Questions may be addressed to the
Community Development Department at (408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals
must be submitted to the City Clerk in writing within 10 calendar days of an action by
the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are
available for all meetings held in the Council Chambers. If you require accommodation,
please contact the Community Development Department at (408) 866-2140, at least
one week in advance of the meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE: When calling about this Notice,
please refer to File No. PLN2005-113
Address: 1786 Regina Way
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790