Site and Arch - New SFR - 2004August 25, 2004
Nasir A-Elyacy
1457 Lexington Drive
San Jose, CA 95117
Re: PLN2004-65-475 Waldo Road-Site and Architectural Review Permit
Dear Applicant:
Please be advised that at its meeting of August 24, 2004, the Planning Commission adopted
Resolution No. 3580 approving 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, September 3, 2004. The time within which judicial review of this action must
be sought is governed by Section 1094.6 of the California Code of Civil Procedure, unless
another statute (such as California Government Code Section 65009 or some other applicable
provision) sets forth a more specific time period is set forth.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerel
<~5~'
I w
Tim J. Haley
Associate Planner
Cc: Ed Arango, Public Works
Frank Mills, Building
Chris Veargason, County Fire
Ashur Abasi/Betta Group (Project Designer)
4605 Meridian Avenue, Suite K
San Jose, CA 95124
70 N<~rth First Streer ~ Campbela, California 45008-1436 ~ 're,.408.866.2140 ~ tnx 408.8?1.5140 ~ 'roi> 408.'366.2790
RESOLUTION N0.3580
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2004-65) FOR A NEW SINGLE-FAMILY
RESIDENCE ON PROPERTY OWNED BY MR. NASIR A-ELYACY
LOCATED AT 475 WALDO ROAD 1N AN R-1-10 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. NASIR A-
ELYACY. FILE NO.: PLN2004-65.
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 PLN2004-65:
1. The existing lot is a legal substandard lot size. The density of the proposed project site is 3.6
units per gross acre, which is not consistent with the General Plan land use designation of
Low Density Residential (less than 3.5 units per gross acre), however, the subject lot is a pre-
existing lot of record.
2. The proposed project is consistent with the R-1-10 (Single-Family Residential, 10,000 square
foot minimum lot size) Zoning District in that it 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 a new 3,728 square foot single-family residence with a building
coverage of 23% and Floor Area Ratio of 38%.
5. The project provides six parking spaces where two parking spaces are required.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
7. The proposed project is surrounded by single-family residences to the north, south, east and
west.
8. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of one single-family
residence.
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
Planning Commission Reso_ .ion No. 3580
PLN2004-65 - 475 Waldo Road -Site and Architectural Review Permit -New SFR
Page 2
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2004-65) for a new single-family residence on property
owned by Mr. Nasir A-Elyacy located at 475 Waldo Road in an R-1-10 (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
Planning Division:
1. improved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of asingle-family residence located at 475 Waldo Road. The building design
and site design shall substantially conform to the project exhibits listed below, except as may
be modified by the conditions of approval herein:
a. Project plans prepared by Betta Group received August 6, 2004 including a site plan,
floor plans and elevations. Concept B is the approved roof design.
b. Color/material board exhibit as received by the Planning Division on July 12, 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.
Planning Commission Res _~ion No. 3580
PLN2004-65 - 475 Waldo Road -Site and Architectural Review Permit -New SFR
Page 3
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. ProQerty 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. 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.
6. 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.
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.
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:
9. Permits Re uired: A building permit application shall be required for the proposed new
dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical fees
when such work is part of the permit.
10. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
1 1. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
12. 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.
Planning Commission Res ~~ion No. 3580
PLN2004-65 - 475 Waldo Road -Site and Architectural Review Permit -New SFR
Page 4
13. Soils Report: 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.
14. 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.
15. 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
16. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 8'/2 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 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" X 36") is available at the Building Division service counter.
19. Approvals Required: 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. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
Planning Commission Res _~ion No. 3580
PLN2004-65 - 475 Waldo Road -Site and Architectural Review Permit -New SFR
Page 5
Note: To Determine your district, contact the offices identified above. Obtain the School
District payment form from the City Building Division, after the Division has approved
the building permit application.
d. Bay Area Air Quality Management District (Demolitions Only)
20. 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 P.G. and E. concerning utility easements, distribution pole
locations and required conductor clearances.
21. Construction Fencing: This project shall be properly enclosed with construction fencing to
prevent unauthorized access to the site during construction. The construction site shall be
secured to prevent vandalism and/or theft during hours when no work is being done. All
protected trees shall be fenced to prevent damage to root systems.
PUBLIC WORKS DEPARTMENT
22. Plan Lines: Prior to issuance of any grading or building permits for the site, the applicant
shall provide a plan layout showing the correct distance from the street centerline to the
property line.
23. 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.
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.
25. Utilities: All on-site utilities shall be installed underground per Section 20.36.150 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.
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
installation and/or abandonment of all utilities. Streets that have been resurfaced within the
previous five years will require boring and jacking for all new utility installations. Waldo
Road have been cape sealed in fiscal year 1998-99. Applicant shall also prepare pavement
restoration plans for approval by the City Engineer prior to any utility installation or
abandonment.
Planning Commission Resc..ation No. 3580
PLN2004-65 - 475 Waldo Road -Site and Architectural Review Permit -New SFR
Page 6
27. 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 $2,000.00 per net acre, which is
$455.00.
PASSED AND ADOPTED this 24th day of August, 2004, by the following roll call vote:
AYES: Commissioners: Alderete, Doorley, Francois, Hernandez, Rocha and
Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: Gibbons
ABSTAIN: Commissioners: None
APPROVED:
George Doorley, Chair
ATTEST:
Sharon Fierro, Secretary