Site & Arch - 2004Apri128, 2004
Erik & Allison Hansen
945 Emory Avenue
Campbell, CA 95008
Re: PLN2004-29 - 945 Emory Avenue -Site and Architectural Review Permit
Dear Applicant:
CAMPBELL
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Please be advised that at its meeting of April 27, 2004, the Planning Commission adopted
Resolution No. 3560 granting a Site and Architectural Review Permit to allow the remodel and
addition to an existing 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, May 7, 2004. California Code of Civil Procedure, Section 1094.6, governs the
time within which judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,. /
l'
Geoff I. Bradley
Senior Planner
~°~~7
Cc: Lynn Penoyer, Public Works
Frank Mills, Building
Chris Veargason, County Fire
Roger Griffith (Project Architect)
Paragon Design Group, Inc.
405 Alberto Way, Suite C
Los Gatos, CA 95032
RESOLUTION N0.3560
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2004-29) TO ALLOW THE REMODEL AND
ADDITION TO AN EXISTING RESIDENCE ON PROPERTY OWNED
BY ERIK AND ALLISON HANSEN LOCATED AT 945 EMORY
AVENUE IN AN R-1-16 (SINGLE FAMILY RESIDENTIAL) ZONING
DISTRICT. FILE NO. PLN2004-29.
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 PLN2004-29:
1. The density of the proposed project site is 3.1 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-1-16 (Single-Family Residential, 16,000 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-1-16 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 3,580 square foot single-family residence with a building
coverage of 33% and Floor Area Ratio of 35%.
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 Re.. _ation No. 3560
PLN2004-29 - 945 Emory Avenue -Site and Architectural Review Permit
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.
9. 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 grants a Site and
Architectural Review Permit (PLN2004-29) to allow the remodel and addition to an existing
residence on property owned by Erik and Allison Hansen located at 945 Emory Avenue in an
R-1-16 (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 ar 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. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of asingle-family residence located at 945 Emory Avenue. 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 Paragon Design Group Inc. received March 11, 2004
including a site plan, floor plans and elevations.
b. Color/material board exhibit as received by the Planning Division on March 11, 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 Rey ation No. 3560
PLN2004-29 - 945 Emory Avenue -Site and Architectural Review Permit
Page 3
3. Fences: Any existing or new fencing shall comply with Section 21.59.090 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. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code.
6. On-Site Li htin~ 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.
7. 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.
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.
Building Division:
9. Permits Required: A building permit application shall be required for the 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.
10. Project Description: This project is proposed as a "remodel and addition to an existing
dwelling." The scope of work proposed under this project more closely reflects the
construction of a new single-family dwelling. The Building Inspection Division will
consider this project as new construction and fees will be calculated based. on the
comparative similarities to new construction.
11. 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.
Planning Commission Res.. .-tion No. 3560
PLN2004-29 - 945 Emory Avenue -Site and Architectural Review Permit
Page 4
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 minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
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. 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 civil engineer specializing in soils mechanics.
16. Site Plan: Application for building permits shall include an accurate site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. The site
plan shall also include site drainage details.
17. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and
MF-1R shall be blue-lined on the construction plans. 8'/i by 11 calculations shall be
submitted as well.
18. 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.
19. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley
Non-Point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24 inches by 36 inches) is available at the Building
Division service counter.
20. 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)
Planning Commission Res ation No. 3560
PLN2004-29 - 945 Emory Avenue -Site and Architectural Review Permit
Page 5
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.
21. Pacific Gas and Electric Company The applicant is advised to contact PG&E as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval
process. The applicant should also consult with P.G.&E. concerning utility easements,
distribution pole locations and required conductor clearances.
22. Intention to Occupy During Construction: Owners shall declare their intent to occupy the
dwelling during construction. The Building Inspection Division may require the premises
to be vacated during portions of construction because of substandard and unsafe living
conditions created by construction.
23. 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
24. 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.
25. Utilities: All new 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, which have been resurfaced within
the previous five years, will require boring and jacking for all new utility installations.
Applicant shall also prepare pavement restoration plans for approval by the City Engineer
prior to any utility installation or abandonment.
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 per net acre, which is
$500.
PASSED AND ADOPTED this 26`h day of April, 2004, by the following roll call vote:
Planning Commission Resolution No. 3560
PLN2004-29 - 945 Emory Avenue -Site and Architectural Review Permit
Page 6
AYES: Commissioners: Alderete, Doorley, Francois, Gibbons, Hernandez, Rocha
and Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None ~ ,
APPROVED: '~
Geor a oorley, Chair \
ATTEST: l~~
Geo I. Br dley, Acting Secretary