Admin Site - Expired - 2007January 4, 2008
Rameil Eyvaznejad
111 W. Saint John St. #610 A
San Jose, CA 95113
Re: Administrative Site & Architectural Review Permit
File No: PLN2007-35
1133 Hazelwood Avenue
Dear Mr. Eyvaznejad:
The Community Development Director has conditionally approved your Administrative
Site & Architectural Review Permit for a new two-story single family residence and
attached garage located at 1133 Hazelwood Avenue in the R-1-6 (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 January 14, 2008.
If you should have any questions regarding this approval, please do not hesitate to contact
me at (408) 866-2193 or by email at kimberl~tyofcampbell.com.
Sincerely,
Kimberly Brosseau
Planner II
encl: Findings and Conditions of Approval for File No. PLN2007-168
cc: Jackie C. Young Lind, Acting Community Development Director
Ed Arango, Public Works Department
Attachment # 1
Page 1 of 2
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2007-35
SITE ADDRESS: 1133 Hazelwood Avenue
APPLICANT: Rameil Eyvaznej ad
DATE: January 4, 2008
Findings for approval of an Administrative Site and Architectural Review Permit to allow a
new two-story single family residence and attached garage located at 1133 Hazelwood
Avenue.
The Community Development Director finds as follows with regard to File No. PLN2007-35:
1. The density of the proposed project site is 3.5 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-1-6 (Single-Family Residential, 6,000
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-1-6
Zoning District.
3. The project, as conditioned, is consistent with the development standards and design
guidelines of the San Tomas Area Neighborhood Plan.
4. The proposed two-story single-family residence and attached garage consists of 4,474
square feet in area with a building coverage of 29% and floor area ratio of 0.45
5. The project provides two covered parking spaces in a 2-car garage, where a minimum of
one covered and one uncovered parking space is required.
6. The height of the home is 27 feet, where the maximum height limit is 28 feet
7. The proposed project includes five existing trees and five trees will be required to be
planted per the requirements of the STANP.
8. The proposed residence incorporates representative architectural features of homes in the
San Tomas Neighborhood including simple rectangular shaped forms, hipped and gabled
roofs, siding, and an attached garage.
9. The subject property is located on the north side of Hazelwood Avenue, between Pecan
Way and Filbert Way. The property is surrounded by single-family residences to the
south, east, and west and single family residences (in the City of San Jose) and a creek to
the north.
Attachment # 1
Page 2 of 2
10. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to new construction or conversion of small
structures.
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, as conditioned, will be 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 contribute to 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.
Attachment #2
Page 1 of 6
CONDITIONS OF APPROVAL FOR FILE NO. PLN2007-35
SITE ADDRESS: 1133 Hazelwood Avenue
APPLICANT: Rameil Eyvaznej ad
DATE: January 4, 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:
1. Declaration of Acceptance of All Conditions: Within thirty (30) days of the Community
Development Director's approval, the applicant shall sign the final, approved set of
Conditions of Approval. Until said Conditions are signed, the proposed Administrative Site
and Architectural Review Permit shall not be valid for any permits sought from the City.
2. Approved Project: Approval is granted for an Administrative Site and Architectural Review
Permit (PLN2007-35) for a new two-story, single family residence and attached garage
located at 1133 Hazelwood Avenue. The project shall substantially conform to the project
plans stamped as received by the Community Development Department on November 15,
2007, except as maybe modified by the conditions of approval herein.*
a. Submit one copy of a revised elevation plan showing a less massive entry height reduced
to reflect the guidelines of the San Tomas Area Neighborhood, prior to the issuance of
building permits, for review and approval by the Community Development Director.
• 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.
3. Site and Architectural Review Permit Approval Expiration: The Administrative Site and
Architectural Review Permit approval shall be valid for 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 use must be established on the property and all
Attachment #2
Page 2 of 6
conditions of approval fulfilled (if no building permit is required). Failure to meet these
deadlines will result in the Administrative Architectural Site and Review Permit being void.
4. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be submitted for review and approval
by the Community Development Department.
Compliance with Other Regulations: The applicant shall comply with other state, county,
and city ordinances that pertain to the proposed project and where they are conducted.
6. 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.
7. 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.
8. 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.
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 shall 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.
Attachment #2
Page 3 of 6
Building Division:
10. Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical, Mechanical, and/or Plumbing fees when such
work is part of the permit.
11. 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.
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 in. X 36 in.
14. 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.
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. 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.
17. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 8.5 X 11 calculations shall be submitted as
well.
18. ~ecial Inspections: When a special inspection is required by C.B.C. Section 1704, 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 1, Section 106. Please obtain City of Campbell, Special Inspection
forms from the Building Inspection Division Counter.
Attachment #2
Page 4 of 6
19. Non-point Pollution Control Program: 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.
20. 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)
21. 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.&E concerning utility easements, distribution pole
locations and required conductor clearances.
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.
23. Automatic Sprinkler System: New Structures greater than 3,600 Square Feet in Gross Floor
Area are subject to Section 903.2 of the California Fire Code (CFC) as modified by the City
of Campbell in 2007.
Public Works Department:
24. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current Preliminary Title Report, grant deed, or other
satisfactory proof of ownership.
25. Demolition: Prior to the issuance of any grading or building permits for the site, the
applicant shall obtain a demolition permit and remove any nonconforming structures.
Attachment #2
Page 5 of 6
26. Additional Street Improvements: Should any new utility main lines or other work required to
service the development affect any public improvements, the 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.
27. 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.
28. Soils Report: Prior to issuance of any grading or building permits for the site, the applicant
shall provide a soils report prepared by a registered geotechnical or civil engineer.
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 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.
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. Hazelwood Avenue 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.
33. Grading and Draina eg Plan: Prior to issuance of any grading or building permits for the site, the
applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare and
engineered grading and drainage plan, and pay fees required to obtain necessary grading permits.
The plans shall comply with the 1998 edition of the California Building Code including Chapters 10,
11, 18, 33 and Appendix Chapter 33.
34. Grading and Drainage Plan Review Fee: Prior to issuance of any grading or building permits for the
project, the applicant shall pay the Grading and Drainage Plan Review Fee of $800.00.
Attachment #2
Page 6 of 6
35. Storm Drain Area Fee: Prior to recordation of the parcel map, the applicant shall pay the required
Storm Drain Area fee of $2,120.00 per net acre, which is $487.00.
36. 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 Carnpbell 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.
Fire Department:
37. Required Fire Flow: The fire flow for this project is 2000 gpm at 20 psi residual pressure. As an
automatic fire sprinkler system will be installed, the fire flow has been reduced by 50% establishing
a required adjusted fire flow of 1,000 gpm at 20 psi residual pressure. The adjusted fire flow is
available from area water mains and fire hydrants, which are not spaced at the required spacing.
38. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of 2,000 gpm,
or in excess of two stories or 35 feet in height, shall be equipped throughout with an automatic fire
sprinkler system, hydraulically designed per National Fire Protection Association (NFPA) Standard
#13D.
39. 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.
Santa Clara Valley Water District:
40. A District Encroachment Permit is required for any work within District fee and easement right of
way. The proposed demolition work within the District property requires a permit from the Water
District. Final plans must be sent to the District for review and issuance prior to the start of
demolition work.
Acknowledged & Accepted:
Rameil Eyvaznejad, Applicant