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Admin Site & Arch - 2008September 24, 2008 Brian Aced DeMatei Construction 1794 The Alameda San Jose, CA 95126 Re: Administrative Site & Architectural Review Permit File No: PLN2008-122 888 Torero Plaza Dear Mr. Aced, The Community Development Director conditionally approved your Administrative Site & Architectural Review Permit on September 22, 2008 to allow a 643 square-foot addition to an existing single-family residence located at 888 Torero Plaza 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 October 2, 2008. Please note that a signed copy (by the applicant and property owners) of the attached Conditions of Approval (last page) must be received by the Planning Division within thirty days (by October 22, 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 danielfC>cityofcampbell.com Sincerely, Daniel M. Fama Assistant Planner cc: Jackie C. Young, Principal Planner Ed Gordon, Kelly Braun, Property Owners, 888 Torero Plaza, Campbell, CA 95008 encl: Findings and Conditions of Approval for File No. PLN2008-122 RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2008-117 SITE ADDRESS APPLICANT: DATE: 888 Torero Plaza Brian Aced September 22, 2008 Findin s~ for approval of an Administrative Site and Architectural Review Permit to allow a single story residential addition to an existing single family residence located at 888 Torero Plaza. The Community Development Director finds as follows with regard to File No. PLN2008- 122: 1. The density of the proposed project site is 5.5 tulits 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 single-story single-family residence of 2,454 square feet in area and an attached 459 square foot garage has a building coverage of 39.5% and floor area ratio of 0.38 5. The project provides two covered parking spaces in a 2-car garage and 2 uncovered spaces, where a minimum of one covered and one uncovered parking space is required. 6. The height of the home is 13 feet-9 '/z inches from natural grade, where the maximum height limit is 28 feet from natural grade. 7. The proposal incorporates feahires of a simple residential addition maintaining materials, massing, and roof lines of the exiting residence. 8. The subject site has three existing trees to remain, where four are required per the STANP. One tree will be required as a Condition of Approval. 9. The proposed residence incorporates representative architectural features of homes in the San Tomas Neighborhood including simple rectangular shaped forms, hipped and gabled roofs. 10. The subject property is located on the east end of Torero Plaza, between Buckram and Hacienda Avenues. The property is bordered by single-family residences to the north, south, and west, and duplexes to the east. 11. 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 fiirther 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 sun-ounding 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. CONDITIONS OF APPROVAL FOR FILE NO. PLN2008-122 SITE ADDRESS: 888 Torero Plaza APPLICANT: Brian Aced OWNERS: Ed Gordon /Kelly Braun DATE: September 22, 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 effective date of the Community Development Director's approval, the applicant and property owners 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 Proiect: Approval is granted for an Administrative Site and Architectural Review Permit (PLN2008-122) for a single family residence addition located at 888 Torero Plaza. The project shall substantially conform to the revised project plans stamped as received by the Community Development Department on September 9, 2008, except as may be modified by the conditions of approval herein. 3. Planning Final Required: 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. 4. 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 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. 5. 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. 6. Compliance with Other Reeulations: The applicant shall comply with other state, county, and city ordinances that pertain to the proposed project and where they are conducted. 7. 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. 8. On-Site Li h~ tin, 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. 9. Landscapin.~: The applicant shall indicate the planting of one (1) 24-inch box tree on the building permit submittal site plan. 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. 11. 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. Building Division: 12. Permits Required: A building permit application shall be required for the proposed residential addition. The building permit shall include ElectricaUPhumbing/Mechanical fees when such work is part of the permit. 13. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building peizmits 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 inchide 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 Ener~~pliance: California Title 24 Energy Compliance forn~s CF-1R and MF-1R shall be blue-lined on the construction plans. 8.5 X 11 calculations shall be submitted as well. 18. Special 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. 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. 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. Intent to Occupy Durin,~ 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 clone. All protected trees shall be fenced to prevent damage to root systems. 24. Build it Green: Applicant shall complete and submit a `Build it Green" inventory of the proposed new single family project prior to the issuance of a building permit. Acknowledged & Accepted: Brain Aced Date Ed Gordon Date Kelly Braun Date