Site and Arch - New SFR - 2006November 29, 2006
Mr. Sean Taghani
Rockwood Construction Corp.
14583 Big Basin Way, #3A
Saratoga, CA 95070
Re: PLN2006-137 - 1392 Stevens Court -Site and Architectural Review Permit
Dear Applicant:
Please be advised that at its meeting of November 28, 2006, the Planning Commission
adopted Resolution No. 3780 granting a Site and Architectural Review Permit 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, December 8, 2006. 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.
Sincerely,
~.., /
Tim J. Hal (17"
Associate Planner
Cc: Ms. Chaman Safiran (Property Owner)
5059 Yorkton Way
San Jose, CA 95130
70 North First Street Campbell, California 9 5008-1 4 3 6 'ret 408.866.2140 Fnx 408.871.5140 Tr~r~ 408.866.2790
RESOLUTION NO. 3780
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2006-137) TO ALLOW THE
CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE ON
PROPERTY OWNED BY MS. CHAMAN SAFIRAN LOCATED AT
1392 STEVENS COURT IN AN R-1-10 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. SEAN
TAGHANI, ON BEHALF OF MS. CHAMAN SAFIRAN. FILE NO:
PLN2006-137.
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 PLN2006-137:
1. The density of the proposed project site is 3.4 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-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 home consists of a 4,152 square foot two-story single-family residence, with a
building coverage of 26%, and a floor area of 34%.
5. The project provides three covered and two uncovered parking spaces, where a
minimum of one covered and one uncovered parking space is required.
6. The height of the home is 24'-0", where the maximum height limit is 28'-O".
7. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
8. The proposed project includes the removal of two pine trees that are not considered
a protected species on asingle-family lot.
Planning Commission Resolution No. 3780
PLN2006-137 - 1392 Stevens Court -Site and Architectural Review Permit
Page 2
9. The proposed two-story residence incorporates representative architectural features
of homes in the San Tomas Neighborhood including simple rectangular shaped
forms, hipped roof, concrete roof, stucco siding, and an attached garage entry
perpendicular to Stevens Court, eliminating a dominant garage elevation along the
streetscape.
10.The proposed project is surrounded by single-family residences on the north, south
east and west.
11.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 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. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
4. No substantial evidence has been presented from which a reasonabl a 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.
5. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
6. The proposed project will contribute to the housing stock in the City of Campbell and
serve the housing needs of the community.
7. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
8. 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 approve s a Site and
Architectural Review Permit (PLN2006-137) to allow the construction of a new single-
Planning Commission Resuiution No. 3780
PLN2006-137 - 1392 Stevens Court -Site and Architectural Review Permit
Page 3
family residence on property owned by Ms. Chaman Safiran located at 1392 Stevens
Court in an R-1-10 (Single Family Residential) Zoning District.
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
Planning Division:
Approved Project: Approval is granted for a Site and Architectural Review Permit to
allow the construction of a new single-family residence located at 1392 Stevens
Court. 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 and color/material board prepared by Glush Design Associates and
date September, 2006, including a site plan, floor plans, and elevations (8
sheets).
b. Preliminary grading and drainage plan prepared by SMP Engineers dated
September 7, 2006. (2 sheets)
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. Park Impact Fee: The applicant shall pay the remaining twenty-five (25%) of the
required fee in-lieu of park dedication. The remaining fee totaling $2,747.50 (25% of
the original fee of $10,990) is due prior to the issuance of a certificate of occupancy
by the Building Division.
4. 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.
Planning Commission Res~iution No. 3780
PLN2006-137 - 1392 Stevens Court -Site and Architectural Review Permit
Page 4
The submitted plans shall provide details of any proposed electric gate system at the
project driveway for review and approval by the Community Development Director
and the Fire department, prior to the issuance of building permits. Any proposed
gate system shall be set back to allow for on-site parking of a car in the driveway in
front of the gate.
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 be demolished or removed from the property (Section 11.201 and
11.414, 1985 Ed. Uniform Fire Code.)
6. Parking and Driveways: All parking and driveway areas shall be developed in
compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the
Campbell Municipal Code. Applicant shall provide semi-pervious pavers or stamped
concrete for the driveway.
7. Landscape Plan: The applicant shall submit a final landscape plan, prior to the
issuance of building permits, for review and approval by the Community
Development Director. The landscape plan shall substantially conform to the
approved site plan and the City's Water Efficient Landscaping Standards (WELS)
and shall indicate the installation of two new twenty four inch trees and the
protection. The six required trees shall be installed prior to the issuance of a
Certificate of Building Occupancy.
8. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
of the Campbell Municipal Code.
9. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties
and directed on site in compliance with Section 21.18.090 of the Campbell Municipal
Code. Lighting fixtures shall be of a decorative design to be compatible with the
residential development and shall incorporate energy saving features.
10. Contractor Contact Information Posting: The project site shall be posted with the
name and contact number of the lead contractor in a location visible from the public
street prior to the issuance of building permits.
11. 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.
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
Planning Commission Resolution No. 3780
PLN2006-137 - 1392 Stevens Court -Site and Architectural Review Permit
Page 5
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 the proposed
new single family dwelling. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
14. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
15. Size of Plans: The size of construction plans submitted for building permits shall be
24 inches by 36 inches.
16. 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.
17. Soils Resort: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared
by a licensed engineer specializing in soils mechanics.
18. 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.
19. 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
20. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue-lined on the construction plans. 8'/2 by 11 calculations
shall be submitted as well.
Planning Commission Res~~ution No. 3780
PLN2006-137 - 1392 Stevens Court -Site and Architectural Review Permit
Page 6
21. 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.
22. 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.
23. 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.
24. 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.
25. Intent to Occupy Dwelling: Owners shall declare their intent to occupy or not occupy
the new dwelling upon completion of construction. Forms can be obtained at the
Building Division Counter.
26. Construction Fencing: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The
construction site shall be secured to prevent vandalism and/or theft during hours
when no work is being done. All Protected trees shall be fenced to prevent damage
to root systems.
Planning Commission Resolution No. 3780
PLN2006-137 -1392 Stevens Court -Site and Architectural Review Permit
Page 7
PUBLIC WORKS DEPARTMENT
27. 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, and provide insurance.
28. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be installed on private property behind the public right-of-
way line.
29. 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.
30. Utility Encroachment Permit: Separate permits for the installation of utilities to serve
the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
31. Utility Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
32. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Stevens Court has not been overlaid in the last five years.. The
pavement restoration plan shall indicate how the street pavement shall be restored
following the installation or abandonment of all utilities necessary for the project.
33. 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.
Planning Commission Resolution No. 3780
PLN2006-137 - 1392 Stevens Court -Site and Architectural Review Permit
Page 8
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
COUNTY FIRE DEPARTMENT
34. Formal Plan Review: Review of this Developmental proposal is limited to
acceptability of site access and water supply as they pertain to fire department
operations, and shall not be construed as a substitute for formal plan review to
determine compliance with adopted model codes. Prior to performing any work the
applicant shall make application to, and received from, the Building Department all
applicable construction permits.
35. Required Fire Flow: The fire flow for this project is 1750 gpm at 20 psi residual
pressure.
36. Required Fire Flow Option(single Family Dwellings): Provide the required fire flow
from a fire hydrant spaced at a maximum distance of 250 feet from the property line
or, provide an approved fire sprinkler system throughout all [portions of the building,
designed per National Fire Protection Association (NFPA) Standard #13D and local
ordinances. The applicant must revise drawings in writing to indicate that a
sprinkler system or a new hydrant will be installed.
37. Fire Apparatus (Engine) Access Driveway Required: Provide an approved fire
department engine roadway turn around with a minimum radius of 36 fleet outside
and 23 feet inside. Installation shall conform to Fire Department Standard details
and Specification sheet A-1. Cul-de-sac diameter shall be no less than 72 feet.
The applicant must expand the paved area within the public way to provide a
turnaround which complies with standard specification A-1 of provide a turn around
on the property which complies with standard specification D-1. Revise drawings to
reflect compliance with this requirement.
38. 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.
Planning Commission Resolution No. 3780
PLN2006-137 -1392 Stevens Court -Site and Architectural Review Permit
Page 9
PASSED ,
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
AND ADOPTED th
Commissioners:
Commissioners:
Commissioners:
Commissioners:
is 28th day of November, 2006, by the following roll call
Alderete, Doorley, Francois, Gibbons, Rocha and
Roseberry
None
Ebner
None
APPROVED:
Bob Alderete, Chair
ATTEST: ~°'~ C,QJ~~
aron Fierro, Secretary