Site and Arch - Expired - 2006Community Development Department
November 29, 2006
Mr. Pham Dinh Nguyen
1215 Audrey Avenue
Campbell, CA 95008
Re: PLN2006-108 - 1215 Audrey Avenue -Site and Architectural Review Permit
Dear Applicant:
Please be advised that at its meeting of November 28, 2006, the Planning Commission
adopted Resolution No. 3781 granting a Site and Architectural Review Permit to allow
the construction of a new single-family 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, December 8, 2006. The time within which judicial review of this
action must be sought is governed by Section 1094.6 of the California Code of Civil
Procedure, unless another statute (such as California Government Code Section 65009
or some other applicable provision) sets forth a more specific time period.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Steve Prosser
Planner I
Cc: Mr. Daniel Zavoiu (Project Designer)
2525 Crystal Drive
Santa Clara, CA 95051
RESOLUTION NO. 3781
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2006-108) TO ALLOW THE
CONSTRUCTION OF AN ADDITION TO AN EXISTING SINGLE-
FAMILY RESIDENCE ON PROPERTY OWNED BY MR. PRAM DINH
NGUYEN LOCATED AT 1215 AUDREY AVENUE IN AN R-1-10
(SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. PHAM DINH NGUYEN. FILE NO: PLN2006-
108.
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 PLN2006-108:
1. The density of the proposed project site is 2.4 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-1-10 (Single-Family Residential,
10,000 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-1-10 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 3,633 square foot one-story single-family residence, with a
building coverage of 23% and a floor area of 22%.
5. The project provides two covered and two uncovered parking spaces, where a
minimum of one covered and one uncovered parking space is required.
6. The height of the home is 19'-0", where the maximum height limit is 28'-0".
7. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
8. The proposed project does not include the removal of any protected trees.
9. The proposed one-story residence incorporates representative architectural features
of homes in the San Tomas Neighborhood including simple hipped and gabled
rooflines, a stucco exterior, and an attached garage.
Planning Commission Resolution No. 3781
PLN2006-108 -1215 Audrey Avenue -Site and Architectural Review Permit
Page 2
10.The proposed project is surrounded by single-family residential uses on all sides.
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 residences.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed project is consistent with the City of Campbell General Plan and
Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
4. 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.
5. The proposed development will not be detrimental to the health, safety or welfare of
the neighbofiood or the City as a whole.
6. The proposed project will contribute to the housing stock in the City of Campbell and
serve the housing needs of the community.
7. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
8. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2006-108) to allow the construction of an addition to
an existing single-family residence on property owned by Mr. Pham Dinh Nguyen
located at 1215 Audrey Avenue in an R-1-10 (Single Family Residential) Zoning
District.
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 item under
Planning Commission Resolution No. 3781
PLN2006-108 -1215 Audrey Avenue -Site and Architectural Review Permit
Page 3
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:
Approved Proiect: Approval is granted for a Site and Architectural Review Permit to
allow the construction of a new addition to an existing single-family residence
located at 1215 Audrey 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 and color/material board prepared by the project designer, Daniel
Zavoiu and received by the Planning Division on September 25, 2006, including
a site plan, floor plans, and elevations.
b. Applicant to work with the Community Development Director on the selection of
an upgraded garage door that provides some sort of a vertical element in the
middle to soften its visual appearance.
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.
3. Fences: Any existing or new fencing shall comply with Section 21.18.060 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 21.28 (Parking and Loading) of the
Campbell Municipal Code. Applicant shall provide semi-pervious pavers or stamped
concrete for the driveway.
Planning Commission Resolution No. 3781
PLN2006-108 -1215 Audrey Avenue -Site and Architectural Review Permit
Page 4
6. Landscape Plan: The applicant shall submit a final landscape plan, prior to the
issuance of building permits, for review and approval by the Community
Development Director. The landscape plan shall substantially conform to the
approved site plan and the City's Water Efficient Landscaping Standards (WELS).
The two required trees shall be installed prior to the issuance of a Certificate of
Building Occupancy.
7. Utilities: All new on-site utilities shall be installed underground per section 21.18.140
of the Campbell Municipal Code.
8. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties
and directed on site in compliance with Section 21.18.090 of the Campbell Municipal
Code. Lighting fixtures shall be of a decorative design to be compatible with the
residential development and shall incorporate energy saving features.
9. 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.
10. 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.
11. 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.
Building Division:
12. Permits Required: A building permit application shall be required for the proposed
new single family dwelling. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
13. 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.
14. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
Planning Commission Resolution No. 3781
PLN2006-108 - 1215 Audrey Avenue -Site and Architectural Review Permit
Page 5
15. Size of Plans: The size of construction plans submitted for building permits shall be
24 inches by 36 inches.
16. Site Plan: The application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. site plans shall also include site drainage details.
17. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue-lined on the construction plans. 8'/z 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" by 36") 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)
iv) Cambrian School District (377-2103)
*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.8~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 PG&E concerning utility
easements, distribution pole locations, and required conductor clearances.
Planning Commission Resolution No. 3781
PLN2006-108 - 1215 Audrey Avenue -Site and Architectural Review Permit
Page 6
22. Intent to Occupy Dwelling: Owners shall declare their intent to occupy or not occupy
the new dwelling upon completion of construction. Forms can be obtained at the
Building Division Counter.
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. 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 the entire street and dimension from property line to center line
of roadway), and existing street improvement dimensions (sidewalk, curb, gutter,
etc.).
25. 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.
26. Utilities: All 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.
27. 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.
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. 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
Planning Commission Resolution No. 3781
PLN2006-108 -1215 Audrey Avenue -Site and Architectural Review Permit
Page 7
installations. Audrey Avenue has not been reconstructed or overlaid 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.
30. 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, at the discretion of the City Engineer, to
restore pavement or other public improvements to the satisfaction of the City.
31. 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 $2,060.00 per net
acre, which is $763.00.
COUNTY FIRE DEPARTMENT
32. Formal Plan Review: Review of this Developmental proposal is limited to
acceptability of site access and water supply as they pertain to fire department
operations, and shall not be construed as a substitute for formal plan review to
determine compliance with adopted model codes. Prior to performing any work the
applicant shall make application to, and received from, the Building Department all
applicable construction permits.
33. Required Fire Flow: The fire flow for this project is 1000 gpm at 20 psi residual
pressure. The required fire flow is available from area water mains and fire
hydrant(s) which are spaced at the required spacing.
34. 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.
Revise drawings in writing to reflect compliance with this requirement.
Planning Commission Resolution No. 3781
PLN2006-108 -1215 Audrey Avenue -Site and Architectural Review Permit
Page 8
PASSED AND ADOPTED this 28th day of November, 2006, by the following roll call
vote:
AYES: Commissioners: Alderete, Doorley, Francois, Gibbons, Rocha and
Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: Ebner
ABSTAIN: Commissioners: None
APPROVED- Z
Bob Alderete, Chair
ATTEST: ~''Orh
Sharon Fierro, Secretary
ITEM N0.4
CITY OF CAMPBELL • PLANNING COMMISSION
Staff Report November 28, 2006
PLN2006-108 Public Hearing to consider the application of Mr. Pharr Dinh Nguyen for a
Nguyen, P. Site and Architectural Review Permit (PLN2006-101) to allow the
construction of an addition to an existing single-family residence on
property owned by Mr. Pharr Dinh Nguyen located at located at 1215
Audrey Avenue in an R-1-10 (Single Family Residential) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Review Permit to allow the construction of an addition to an existing single-family residence,
subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15301, Class 1, of the California Environmental Quality Act (CEQA) pertaining to
the construction of additions to existing dwellings.
PROJECT DATA
Category Proposed
Gross Lot Area: 18,375 sq. ft. (0.42 acres)
Net Lot Area: 16,125 sq. ft. (0.37 acres)
Floor Area: 3,515 sq. ft. (22%)
Building Coverage: 3,633 sq. ft. (23%)
Paving Coverage: 750 sq. ft. (OS%)
Landscape Coverage: 11,742 sq. ft. (72%)
Building Area:
First Floor: 3,125 sq. ft.
Garage: 400 sq. ft.
Porch: 108 sq. ft.
Total: 3, 633 sq. ft.
Building Height: 19'- 0"
Required/Allowed
N/A
10,000 sq. ft.
7,256 sq. ft. max. (45%)
5,644 sq. ft. max. (35%)
N/A
200 sq. ft. min.
N/A
28'- 0"
Parking: 2 covered, 2 uncovered 1 covered, 1 uncovered
Staff Report ~ Planning Commission Meeting of November 28, 2006
PLN2006-108 ~ 1215 Audrey Avenue Page 2 of 3
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the construction of a substantial addition to an existing single-family residence
on property located at 1215 Audrey Avenue.
Background: The subject property is currently developed with asingle-story residence of 1,476
square feet. The applicant is requesting approval of a Site and Architectural Review Permit for
the construction of a first story addition to this residence.
Property Location: The subject property is located on the north side of Audrey Avenue. The
property is surrounded by single-family residences on the north, south, east and west.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Low
Density Residential (less than 3.5 units per gross acre). The density of the proposed project is 2.4
units per gross acre, which is consistent with the General Plan land use designation.
The proposed project complies with the following General Plan Land Use Element Strategies:
Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development
and substantial additions that are designed to maintain and support the existing character
and development pattern of the surrounding neighborhood, especially in historic
neighborhoods and neighborhoods with consistent design characteristics.
Strategy LUT-7.2n: Consistency With Plans: Ensure that new development and
substantial remodeling projects are consistent with Specific Plans, Area Plans, City
Standard Details, and adopted Streetscape Standards to create a cohesive design.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality
building materials on all buildings to ensure the long-term quality of the built
environment.
Strategy LUT-17.1b: Landscaping: Ensure that new developments provide new tree
plantings, shrubs, greenery and other landscaping materials, and preserve existing trees
and shrubs.
San Tomas Area Neighborhood Plan: The project site is located in the San Tomas Neighborhood
and is subject to the San Tomas Area Neighborhood Plan (STANP). Staff finds that the
proposed project is consistent with the development standards and design guidelines of the
STANP.
Zoning Classification: The zoning classification for the project site is R-1-10 (Single-Family
Residential, 10,000 square foot minimum lot size.) The proposed project is consistent with the
zoning designation and meets the minimum setbacks, height restriction, building coverage, and
parking requirements of the R-1-10 Zoning District.
Staff Report ~ Planning Commission Meeting of November 28, 2006
PLN2006-108 ~ 1215 Audrey Avenue Pa eg 3 of 3
Site Layout and Architecture: The proposed site plan shows the construction of a substantial
addition to an existing one-story home with an attached two-car garage and a private rear yard.
The proposed home incorporates representative architectural features of homes in the San Tomas
Neighborhood including simple hipped rooflines, stucco exteriors, and an attached garage.
The proposed elevations depict a contemporary Mediterranean style design with ivory stucco
walls and trim and clay the roofing. The front elevation includes a covered archway. Additional
architectural details include skylights, stucco window and door trim, and divided light windows.
The project site is located in the San Tomas Neighborhood and is subject to the San Tomas Area
Neighborhood Plan (STAND). The zoning designation for the project site is R-1-10 (Single-
Family Residential, 10,000 square foot minimum lot size). There is one existing nonconforming
side yard (east) but the STAND allows an addition to a legally existing structure to extend along
the first floor of existing building lines and maintain existing setbacks. The proposed project is
therefore consistent with the development standards of the zoning district and meets the height
restriction, building coverage, floor area ratio, and parking requirements.
Trees/Landscaping: The STAND requires all new developments to provide a minimum of one
tree per 2,000 square feet of net lot area. There are numerous existing trees in the rear yard
slatted for preservation. As there are no trees in the front yard, the landscape plan includes 2 new
trees along the pedestrian walkway.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of October 24, 2006. The Committee was generally
supportive of the project as presented with the following minor changes:
• Redesign of the front porch area to include the addition of a column base, the provision
of a detail of the column base and connection, and a slight expansion of the porch beyond
the porch columns.
The current project plans reflect this change.
Attachments:
1. Findings for Approval of File No. PLN2006-108
2. Conditions of Approval for File No. PLN2006-108
3. Project Plans (Site Plan, Floor Plans, Elevations)
4. Location Map
Prepared by: ,%~
Approved by
Steve Prosser, Planner I
Attachment # 1
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2006-108
SITE ADDRESS: 1215 Audrey Avenue
APPLICANT: Mr. Pham Dinh Nguyen
P.C. MEETING: November 28, 2006
Findin s for a royal of a Site and Architectural Review Permit to allow the construction of an
addition to an existing single-family residence located at 1215 Audrey Avenue.
The Planning Commission finds as follows with regard to File No. PLN2006-108:
1. The density of the proposed project site is 2.4 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-1-10 (Single-Family Residential, 10,000 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-1-10 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 3,633 square foot one-story single-family residence, with a building
coverage of 23% and a floor area of 22%.
5. The project provides two covered and two uncovered parking spaces, where a minimum of
one covered and one uncovered parking space is required.
6. The height of the home is 19'-0", where the maximum height limit is 28'-0".
7. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
8. The proposed project does not include the removal of any protected trees.
9. The proposed one-story residence incorporates representative architectural features of homes
in the San Tomas Neighborhood including simple hipped and gabled rooflines, a stucco
exterior, and an attached garage.
10. The proposed project is surrounded by single-family residential uses on all sides.
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
residences.
Attachment # 1
Page2of2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the City of Campbell General Plan and Zoning
Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
4. 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.
5. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
6. The proposed project will contribute to the housing stock in the City of Campbell and serve
the housing needs of the community.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
8. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2006-108
SITE ADDRESS: 1215 Audrey Avenue
APPLICANT: Mr. Pham Dinh Nguyen
P.C. MEETING: November 28, 2006
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. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new addition to an existing single-family residence located at 1215
Audrey 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 and color/material board prepared by the project designer, Daniel Zavoiu
and received by the Planning Division on September 25, 2006, including a site plan, floor
plans, and elevations.
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.
3. Fences: Any existing or new fencing shall comply with Section 21.18.060 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 21.28 (Parking and Loading) of the Campbell
Attachment #2
Page 2 of 5
Municipal Code. Applicant shall provide semi-pervious pavers or stamped concrete for the
driveway.
6. Landscape Plan: The applicant shall submit a final landscape plan, prior to the issuance of
building permits, for review and approval by the Community Development Director. The
landscape plan shall substantially conform to the approved site plan and the City's Water
Efficient Landscaping Standards (WELS). The two required trees shall be installed prior to
the issuance of a Certificate of Building Occupancy.
7. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the
Campbell Municipal Code.
8. On-Site Li ting: On-site lighting shall be shielded away from adjacent properties and
directed on site in compliance with Section 21.18.090 of the Campbell Municipal Code.
Lighting fixtures shall be of a decorative design to be compatible with the residential
development and shall incorporate energy saving features.
9. 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.
10. 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.
11. 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.
Building Division:
12. Permits Required: A building permit application shall be required for the proposed new
single family dwelling. The building permit shall include ElectricaUPlumbing/Mechanical
fees when such work is part of the permit.
13. 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.
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 size of construction plans submitted for building permits shall be 24
inches by 36 inches.
Attachment #2
Page 3 of 5
16. Site Plan: The application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as appropriate.
site plans shall also include site drainage details.
17. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1Rshall be blue-lined on the construction plans. 8'/s 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" by 36") 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)
iv) Cambrian School District (377-2103)
*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 PG&E concerning utility easements, distribution pole
locations, and required conductor clearances.
22. Intent to Occupy Dwelling: Owners shall declare their intent to occupy or not occupy the
new dwelling upon completion of construction. Forms can be obtained at the Building
Division Counter.
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
Attachment #2
Page4of5
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. 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 the
entire street and dimension from property line to center line of roadway), and existing street
improvement dimensions (sidewalk, curb, gutter, etc.).
25. 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.
26. Utilities: All 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.
27. 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.
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. 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. Van Dusen Lane has not been
reconstructed or overlaid 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.
30. 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, at the discretion of the City Engineer, to restore pavement or other
public improvements to the satisfaction of the City.
Attachment #2
Page 5 of 5
31. 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 $2,060.00 per net acre, which is
$763.00.
COUNTY FIRE DEPARTMENT
32. Formal Plan Review: Review of this Developmental proposal is limited to acceptability of
site access and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work the applicant shall make application to, and received
from, the Building Department all applicable construction permits.
33. Required Fire Flow: The fire flow for this project is 1000 gpm at 20 psi residual pressure.
The required fire flow is available from area water mains and fire hydrant(s) which are
spaced at the required spacing.
34. 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. Revise drawings in
writing to reflect compliance with this requirement.