Admin Site & Fence Exception - 2008July 14, 2008
Diony Bugay
480 Royal Park Drive
San Jose, CA 95136
Re: Administrative Site & Architectural Review Permit & Fence Exception
File No: PLN2008-86/103
651 Emory Avenue
Dear Mr. Bugay,
The Community Development Director has conditionally approved your Administrative Site &
Architectural Review Permit and Fence Exception on July 7, 2008 to allow a 1,120 square foot
addition to an existing single-family residence and an existing seven foot fence located at 651
Emory Ave in the R-1-10 (Single Family Residential) Zoning District. This approval is based upon
the attached findings and is subject to the attached conditions of approval.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5:00
p.m. on July 17, 2008.
Please note that a signed copy (by the property owner) of the attached Conditions of Approval
(last page) must be received by the Planning Division within thirty days (by August 7, 2008) of the
Community Development Director's decision.
If you should have any questions regarding this approval, please do not hesitate to contact me at
(408) 866-2193 or by email at danielf@cityofcampbell.com
S' rely,
~%2'~L
Daniel M. Fama
Assistant Planner
cc: Jackie C. Young Lind, Acting Community Development Director
Maureen Bruckner, 651 Emory Ave. Campbell, CA 95008
encl: Findings and Conditions of Approval for File No. PLN2008-86/103
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2008-86/103
SITE ADDRESS: 651 Emory Avenue
APPLICANT: Diony Bugay
ADM. HEARING: July 7, 2008
Findings for approval of an Administrative Site and Architectural Review Permit to allow a 1,120
square foot first-floor addition and interior remodel and a Fence Exception to allow an existing 7-
foot high side and rear yard fence, subject to the attached Conditions of Approval.
The Community Development Director finds as follows with regard to File No. PLN2008-86/103:
1. The density of the proposed project site is 2.75 units per gross acre, which is consistent with the
General Plan land use designation of Low Density Residential (less than 6 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 an R-1-10 Zoning District
within the San Tomas Area Neighborhood.
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 3,091 square foot single-story single-family residence with a building
coverage of 24%, and a floor area ratio of .22.
5. The project provides two covered and two uncovered parking space, where a minimum of one
covered and one uncovered parking space is required.
6. The height of the home is 15' 3", where the maximum height limit is 28'-0".
7. The existing fence for which a Fence Exception is sought is 7 feet in height, including 6 feet of
solid fence and 1 foot of lattice.
8. The existing fence is well designed and is architecturally compatible with the surrounding
neighborhood.
9. The proposed addition is well designed and is architecturally compatible with the surrounding
neighborhood.
10. The proposed project complies the requirements of the STANP.
11. The proposed residence incorporates representative architectural features of homes in the San
Tomas Neighborhood including simple rectangular shaped forms, gable roofs, composite
roofing, stucco siding, and an attached garage.
12. The subject property is located on the west side of Emory Avenue between Budd Avenue and
Waldo Road.
13. The project qualifies as Categorically Exempt under Section 15301, Class 1 of the California
Environmental Quality Act (CEQA) pertaining to the construction of additions to existing
dwellings.
Based upon the foregoing findings of fact, the Community Development Director further finds and
concludes that:
1. The proposed project is allowed within the applicable zoning district with Administrative Site
and Architectural Review Permit approval, and complies with all other applicable provisions of
this Zoning Code and the Municipal Code.
2. The proposed project is consistent with the City of Campbell General Plan.
3. The proposed project, as conditioned, will aid in the harmonious development of the immediate
area.
4. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
5. No substantial evidence has been presented from which a reasonable argument could be made
that shows that the project, as currently presented and subject to the required conditions of
approval, will have a significant adverse impact on the environment.
6. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
7. The proposed project will contributeto the housing stock in the City of Campbell and serve the
housing needs of the community.
8. There is a reasonable relationship between the use of the fees imposed upon the project and the
type of development project.
9. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
10. The existing fence will not impair vehicular or pedestrian safety.
11. The existing fence will result in a more desirable site layout.
12. The existing fence will not be detrimental to the health, safety, peace, morals, comfort or
general welfare of persons residing or working in the neighborhood of the change.
13. The existing fence will not be detrimental or injurious to property and improvements in the
neighborhood or to the general welfare of the City.
Attachment #2
Page 1 of 5
CONDITIONS OF APPROVAL FOR FILE NO. PLN2008-25
SITE ADDRESS:
APPLICANT:
ADM. HEARING
651 Emory Avenue
Diony Bugay
July 7, 2008
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:
Approved Proiect: Approval is granted for an Administrative Site and Architectural Review
Permit to allow a 1,120 square foot first-story addition and interior remodel of an existing
residence and a Fence Exception to allow an existing 7 foot high fence located at 651 Emory
Avneue. The building design and site design shall substantially conform to the project
exhibits listed below, except as maybe modified by the Conditions of Approval herein:
a. Revised project plans, and color & material board prepared by D.T. BUGAY
Architecture, Inc, dated as received by the Planning Division on May 21, 2008. The
Planning final required for the Building Permit will require the inclusion of all
architectural details shown on the approved building plans.
b. Planning sign off is required to prior to Building Permit final. Construction not in
substantial compliance with the approved project plans shall not be approved without
prior authorization of the necessary approving body.
2. Approval Expiration: The Administrative 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: The applicant shall provide an elevation detail of the proposed 6 foot fence and gate
shown on the submitted site plan for review and approval by the Community Development
Department.
Attachment #2
Page 2 of 5
4. Parking and Driveway: 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.
5. Mechanical Equipment: Mechanical equipment, and specifically the AC unit shown on the
proposed plans shall be screened from public view, preferably by placement behind the
proposed gate and fence.
6. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the
Campbell Municipal Code.
7. On-Site Li hg tiny: 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. If specifying photo sensor exterior
lighting, ensure that the fixtures are also equipped with motion detectors to prevent the lights
from remaining on all night.
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 Activities: The applicant shall abide by the following requirements during
construction:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and
Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays
or holidays unless an exception is granted by the Building Official.
b. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
c. Unnecessary idling of internal combustion engines shal_1 be strictly prohibited.
d. All stationary noise-generating construction equipment, such as air compressors and
portable power generators, shall be located as far as possible from noise-sensitive
receptors such as existing residences and businesses.
e. Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
10. 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:
11. Permits Required: A building permit application shall be required for the proposed
remodeling of and addition to the existing single family dwelling. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
Attachment #2
Pa eg 3 of 5
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: 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. 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 shall be blue-
lined on the construction plans. 8%z by 11 calculations shall be submitted as well.
17. Special Inspections: When a special inspection is required by C.B.C. Section 17, 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
C.B.C Appendix Chapter 1, Section 106. 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" by 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)
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.
Attachment #2
Page 4 of 5
Applicant should also consult with PG&E concerning utility easements, distribution pole
locations, and required conductor clearances.
21. Intent to Occupy Dwelling: Owners shall declare their intent to occupy or not occupy the
new dwelling upon completion of construction. The Building Division may require the
premises to be vacated during portions of construction because of substandard and unsafe
living conditions created by construction.
22. Construction Fencing: This project shall be properly enclosed with construction fencing to
prevent unauthorized access to the site during construction. The construction site shall be
• secured to prevent vandalism and/or theft during hours when no work is being done. All
protected trees shall be fenced to prevent damage to root systems.
Public Works Department:
23. 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 $2,120.00 per net acre, which is
$649.00.
24. 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.
25. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of--way
line.
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 reconstructed or overlaid within the previous five years will
require boring and jacking for all new utility installations. Rincon Avenue and Fourth Street has not
been resurfaced in the last 5 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.
28. Additional Street Improvements: Should it be discovered after the approval process that
new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public improvements, the
Attachment #2
Page 5 of 5
City may add conditions to the development/project/permit, at the discretion of the City
Engineer, to restore pavement or other public improvements to the satisfaction of the City.
29. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits,
the applicant shall comply with the National Pollution Discharge Elimination System (NPDES)
permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal
Code regarding Stormwater pollution prevention. The primary objectives are to improve the quality
and reduce the quantity of stormwater runoff to the bay.
Resources to achieve these objectives include 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:
30. Required Fire Flow: The fire flow for this project is 1,000 gpm at 20 residual pressure. The
required fire flow is available from area water mains and fire hydrant(s) which are spaced at
the required spacing.
Acknowledged & Accepted:
~~ _ - .
',1\~'
Diony Bug ,'Applicant
~~~~
Maureen Bruckner, Owner