Admin PD - 2007September 25, 2007
Robert Medan
1936 Los Altos Drive
San Mateo, CA 94402
Re: Administrative Planned Development Permit
File No: PLN2007-123
91 N. Second Street
Dear Mr. Medan:
The Community Development Director has conditionally approved your Administrative
Planned Development Permit to allow an addition and substantial remodel of an existing
single family residence located at 91 N. Second Street in the P-D (Planned Development)
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 October 4, 2007.
If you should have any questions regarding this approval, please do not hesitate to contact
me at (408) 866-2193 or by email at kimberlyb@cityofcampbell.com.
Sincerely,
Kimberly Brosseau
Planner II
encl: Findings and Conditions of Approval for File No. PLN2007-123
cc: Jackie C. Young Lind, Acting Community Development Director
Beau & Wendy Barnes, 91 N. Second Street, Campbell CA 95008 (property owners)
Attachment # 1
Page 1 of 2
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2007-123
SITE ADDRESS
APPLICANT:
DATE:
91 N. Second Street
Robert Medan
September 24, 2007
Findings for approval of an Administrative Planned Development Permit for a mator addition to
a single family residence located at 91 N. Second Street.
The Community Development Director finds as follows with regard to File No. PLN2007-123:
1. The development of the proposed project will result in a use and density of 5.0 unit per gross
acre that is consistent with the General Plan land use designation of Low Density Residential.
2. The project will be consistent with the P-D (Planned Development) zoning district with
approval of an Administrative Planned Development Permit.
3. The project site is located on the west side of North Second Street, approximately 200 feet
north from the intersection of Second Street and Civic Center Drive. The property is
surrounded by single-family residences to the north, south, east, and west.
4. The subject building is currently developed with a single story, 1,364 square foot single-
family residence and 575 square foot existing detached garage. The proposed single-family
residence will include a new 160 square foot first floor addition to an existing one-story
single family residence, a new 1,110 square foot second floor, and a new 958 square foot
basement.
5. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (additions
to existing structures) of the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Community Development Director further finds and
concludes that:
1. The proposed development will result in a more desirable environment and use of the land
than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in the
harmonious development of the immediate area.
3. The development will be compatible with the Zoning Code of the City.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
Attachment # 1
Page 2 of 2
5. The project provides two covered parking spaces in an existing detached garage, where a
minimum of one covered and one uncovered parking space is required, and will not be
detrimental to the overall parking and circulation in the area.
6. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
8. 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.
Attachment #2
Page 1 of 6
CONDITIONS OF APPROVAL FOR FILE NO. PLN2007-123
SITE ADDRESS: 91 N. Second Street
APPLICANT: Robert Medan
DATE: September 24, 2007
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:
Declaration of Acc~tance 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 Planned Development Permit
(PLN2007-123) for a major addition to a single family residence located at 91 N. Second
Street. The project shall substantially conform to the project plans stamped as received by the
Community Development Department on August 8, 2007 and listed below, except as maybe
modified by the conditions of approval herein.
a. Submit one copy of a revised elevation plan showing the right elevation second story
wall setback 5 feet from property line, 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.
Porch Columns. The porch column shall be set to ensure that the entire finished column
sets on, not off of, the porch.
3. Site and Architectural Review Permit Approval Expiration: The Administrative Site Planned
Development Permit approval shall be valid for one year from the date of final approval.
Attachment #2
Page 2 of 6
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 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.
5. 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 and construction hours in a location visible from the
public street prior to the issuance of building permits.
7. On-Site Li hg tiny: 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
10. Deed Restriction: A deed restriction shall be recorded which prohibits the use of the
basement as a secondary dwelling unit, and shall have no cooking or food preparation
facilities. The deed restriction needs to be signed in the presence of a notary and returned to
the Planning Department with the current fee required to record the document.
Building Division:
11. 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.
12. 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 comparative
similarities to new construction.
13. 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.
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 minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
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. 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.
18. 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.
19. ~ecial 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
Attachment #2
Page 4 of 6
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
20. 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.
21. 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)
d. Bay Area Air Quality Management District (Demolitions Only)
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.
22. 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.
23. Intent 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.
24. 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 fence d to prevent damage to root systems.
Public Works Department:
25. 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.
Attachment #2
Page 5 of 6
26. 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
$365.00 set for R-1 land use.
27. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and deposits,
post security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City Engineer.
The plans shall include the following:
a. Show location of all existing utilities within the existing public right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the
sidewalk area.
c. Removal of existing driveway approach and necessary sidewalk, curb and gutter.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approach.
e. Installation of traffic control, stripes and signs.
f. Construction of conforms to existing public and private improvements, as
necessary.
g. Submit final plans in a digital format acceptable to the City.
28. 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.
29. 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.
30. 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.
31. 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. North Second Street has not
been reconstructed or overlaid in the last 5 years. The pavement restoration plan shall
Attachment #2
Page 6 of 6
indicate how the street pavement shall be restored following the installation or abandonment
of all utilities necessary for the project.
32. 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.
33. 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
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.
34. 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.
35. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall
have the required street improvements installed and accepted by the City, and the design
engineer shall submit as-built drawings to the City.
Acknowledged & Accepted:
Robert Medan, Applicant