Admin Site & Arch - 2007November 15, 2007
Ms. Emily Chen
The E & H 3rd FLP
21009 Seven Springs Parkway
Cupertino, CA 95014
Re: Administrative Site & Architectural Review Permit
File No: PLN2007-124 ~ 1635 Westmont Avenue
Dear Ms. Chen:
The Community Development Director has conditionally approved your Administrative
Site & Architectural Review Permit for a first floor addition to an existing single-family
residence located at 1635 Westmont 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 from the date of approved, unless appealed in
writing to the City Clerk by 5:00 p.m. on November 22, 2007.
If you should have any questions regarding this approval, please do not hesitate to contact
me at (408) 866-2142 or by email at stevep@cityofcampbell.com.
Sincerely,
Steve Prosser
Planner I
encl: Findings and Conditions of Approval for File No. PLN2007-124
cc: Jackie C. Young Lind, Acting Community Development Director
Al Oxonian, Senior Civil Engineer
Attachment # 1
Page 1 of 2
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2007-124
SITE ADDRESS: 1635 Westmont Ave.
APPLICANT: Emily Chen
DATE: November 12, 2007
Findings for approval of an Administrative Site and Architectural Review Permit to allow an
895 square foot first-story addition to an existing one-story single-family residence located at
1635 Westmont Avenue.
The Community Development Director finds as follows with regard to File No. PLN2007-
127:
1. The density of the proposed project site is 5.03 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 is consistent with the development standards and design guidelines of the San
Tomas Area Neighborhood Plan.
4. The home consists of a 2,410 square foot one-story single-family residence, with a lot
coverage of 40%, and a floor area ratio of .40.
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 15' 8", where the maximum height limit is 28'.
7. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
8. The proposed project includes 5 existing trees to be preserved which satisfies the
minimum STAND tree requirement.
9. The proposed residence incorporates representative architectural features of homes in the
San Tomas Neighborhood including simple rectangular shaped forms, hipped and gabled
roofs, composition roofing, horizontal siding, and an attached garage.
Attachment #1
Page 2 of 2
10. The subject property is located on Westmont Avenue between Harriet Avenue and Silacci
Drive. The property is surrounded by single-family residences to the north, south, east,
and west.
11. 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 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 5
CONDITIONS OF APPROVAL FOR FILE NO. PLN2007-1270
SITE ADDRESS: 1635 Westmont Ave.
APPLICANT: Emily Chen
DATE: November 12, 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:
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. AQproved Project: Approval is granted for an Administrative Site and Architectural Review
Permit (PLN2007-124) for an addition to a one-story, single family residence located at 1635
Westmont Avenue. The project shall substantially conform to the revised project plans and
color board stamped as received by the Community Development Department on November
5, 2007, except as may be modified by the conditions of approval herein.*
• 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
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.
Attachment #2
Page 2 of 5
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 the City's approved hours of construction in a
location visible from the public street prior to the issuance of building permits.
7. On-Site Lighting: 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.
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.
Attachment #2
Page 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 minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
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. Title 24 Ener~~pliance: 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.
16. 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.
17. 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.
18. 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.
19. 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.
Attachment #2
Page 4 of 5
20. 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.
Public Works Department:
21. Plan Lines: Prior to issuance of any grading or building permits for the site, the applicant
shall provide a plan layout showing the correct street dimensions (dimension widths of entire
street and dimension from property line to centerline of roadway), and existing street
improvement dimensions (sidewalk, curb, gutter, etc.) and other relevant information in the
public right of way.
22. 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.
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
$292.00.
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
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.
Every effort should be made to use the existing utility services to the property. Westmont
Avenue was reconstructed to full depth in 2004. Should the newly reconstructed street need
to be cut for any utility or underground installation, substantial pavement restoration will be
required. Streets that have reconstructed or overlaid within the past five (5) years will also
require boring and jacking for any utility service connections.
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. Since Westmont Avenue was
Attachment #2
Page 5 of 5
reconstructed to full depth in 2004, a detailed pavement restoration plan indicating how the full
depth street pavement shall be restored following any street cuts shall be provided by the applicant
for review and approval by the City Engineer.
28. 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.
29. 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.
30. 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
31. Required Fire Flow: The fire flow for this project is 1000 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:
Emily Chen, Applicant