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Site & Arch - New SFR - 2005RESOLUTION NO. 3665 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2005-39) TO ALLOW THE CONSTRUCTION OF A NEW TWO-STORY SINGLE-FAMILY RESIDENCE ON PROPERTY OWNED BY MR. JEFF BAICHER LOCATED AT 1285 BURROWS ROAD IN AN R-1-10 (SINGE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. JEFF BAICHER. FILE NO. PLN2005-39. 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 PLN2005-39: 1. The density of the proposed project site is 3.0 units per gross, 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-S (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-S Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. The project consists of a new 4,466 square foot two-story single-family residence, with a building coverage of 23 percent and floor area ratio of 34.5 percent. 5. The project provides two covered and two uncovered parking spaces where a minimum of one covered and one uncovered parking spaces are required for each residence. 6. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 7. The proposed elevations depict a contemporary residential design with stucco siding walls and a composition roof. The front elevation includes a wainscoting treatment, which uses a limestone veneer treatment. Building elevations are accentuated with paned windows in a variety of shapes that include rectangular and arched windows, and a variety of hipped and gabled roof elements. Additional architectural features include a defined entrance and decorative doors. . Planning Commission R~lution No. 3665 • PLN2005-39 -- 1285 Burrows Road -Site and Architectural Review Permit Page 2 8. The proposed project is surrounded by single-family residential uses to the north, south, east and west. 9. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA) pertaining to the construction of new single-family residences in an urbanized area. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 3. 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. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 6. 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 (PLN2005-39) to allow the construction of a new two-story single-family residence on property owned by Mr. Jeff Baicher located at 1285 Burrows Road in an R-1-10 (Single Family Residential) Zoning District, subject to the following conditions: 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 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. Planning Commission R~ution No. 3665 PLN2005-39 -- 1285 Burrows Road -Site and Architectural Review Permit Page 3 COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit (PLN2005-39) to allow the construction of a first and second-story addition to a single-family residence located at 1285 Burrows Road. 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 stamped as received by the Planning Division on June 5, 2005 including a site plan, floor plans, elevations, and a landscape plan. b. Color/material board stamped as received by the Planning Division on June 23, 2005. 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. Parking and Driveways: All parking anddriveway areas shall be developed in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. 4. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. 5. Fences: --,~ a. 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 Corfimunity Development Director. b. The applicant shall modify the location of the driveway gate. The design and materials used for it shall be indicated on the building permit plans and shall be reviewed and. approved by the Community Development Director prior to the issuance of building permits. The gate modification shall provide eighteen-feet for vehicles preparing to enter the driveway to exit the roadway, and waiting vehicles must not impair vehicular and pedestrian movements and sight lines. Planning Commission R~.„ulution No. 3665 PLN2005-39 -1285 Burrows Road -Site and Architectural Review Permit Page 4 6. 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. 7. 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.) 8. 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. 9. 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. 10. Contractor Contact Information Posting: Prior to the issuance of building permits, the project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street. Building Division 11. Permits Required: A building permit application shall be required for each proposed new structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 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. Plan Preparation: This project requires portions of plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans Planning Commission R~.„~lution No. 3665 PLN2005-39 --1285 Burrows Road -Site and Architectural Review Permit Page 5 submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 15. Soils Resort: 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. 16. Site Plan: Application for building permit shall include a competent engineered site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. 17. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. pad elevation b. finish floor elevation (first floor) c. foundation comer locations 18. 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 X 11 calculations shall be submitted as well. 19. 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. 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: Planning Commission Re.,~lution No. 3665 PLN2005-39 -- 1285 Burrows Road -Site and Architectural Review Permit Page 6 i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (379-1370) iv. Cambrian School District (377-2103) Note: To determine your district, contact the offices identified above. Obtain the School District payment form from the City Building Division, after the Division has approved the building permit application. d. Bay Area Air Quality Management District (Demolitions Only) 21. P.G. & E.:Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. 22. 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. 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. 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 of ownership 25. Work in the Public-Right-of-Wav: 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, provide insurance. 26. Occupancy: Prior to allowing occupancy for any and/or buildings, the applicant shall have the required pavement restoration installed accepted by the city. 27. 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 Planning Commission Re..olution No. 3665 PLN2005-39 -1285 Burrows Road -Site and Architectural Review Permit Page 7 additions. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. 28. Water Meter(s) and Sewer Cleanout(s): sewer cleanout(s) shall be installed on way line. Existing and proposed water meter(s) and private property behind the public right-of- 29. 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. 30. 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 resurfaced within the previous five years will require boring and jacking for all new utility installations. Virginia Avenue was last resurfaced in 1998. 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. 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 $284.00. 32. Notice of Improvement Obligations: Prior to issuance of any grading or building permits for the suite, the applicant will also pay the required Notice of Improvement Obligations fee of $4,003.32. The fee for Improvement Obligations is for construction of street improvements on Burrows Road and is applied to all properties on burrows Road from Hacienda Avenue to Pollard Road when the property is developed or improved. The notice of Improvement Obligations for the properties was recorded on May 4, 2001. 33. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements, the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District requirements, and the City of Campbell Municipal Code regarding storm water pollution prevention. Planning Commission RE.,.,lution No. 3665 PLN2005-39 -- 1285 Burrows Road -Site and Architectural Review Permit Page 8 The City will provide the applicant with information to assist in complying with this condition of approval. The primary objective is to improve the quality and reduce the quantity of storm water runoff to the Bay. FIRE DEPARTMENT 34. Required Fire Flow: The fire flow for this project is 1750 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. PASSED AND ADOPTED this 12th day of July, 2005, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, Ebner, Francois, Gibbons, Rocha and Roseberry NOES: Commissioners: None ABSENT: Commissioners: None ABSTAIN: Commissioners: None APPROVED: -~~ izab Gibbons, Chair ATTEST: ~~, Sharon Fierro, Secretary t ., J of ' ca'y~ V~• er ° City of Campbell • Planning Commission a ti f ~, 'ARCH ARC' Staff Report ~ July 12, 2005 PLN2005-39 Public Hearing to consider the application of Jeff Baicher for a Site Baicher, J. and Architectural Review Permit (PLN2005-39 to allow the construction of a new two-story single-family residence. The property, owned by Jeff Baicher, is located at 1285 Burrows Road in an R-1-10-S (Single Family Residential) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural Review Permit to allow the construction of a new two-story 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 15303, Class 3 of the California Environmental Quality Act (CEQA), pertaining to the construction of one single-family residence in a residential zone. PROJECT DATA Cate o Pro osed Re uired/Allowed Gross Lot Area: 14,483 ft. 0.332 acres N/A Net Lot Area: 12,933 ft. 0.296 acres 10,000 s . ft. Densit : 3.0 unit/ ross acre Less than 3.5 units/ ross acre Site Area: Building Coverage: 3,031 sq. ft. 23.0 Landscape Coverage: 7,599 sq. ft. 59.2 Paving Coverage: 2,303 sq. ft. 17.8 Staff Report - Planning ~ ..mmission -Meeting of July 12, 2005 Revised Page 2 of S PLN2005-39 -1285 Burrows Road (see highlighted area) Site and Architectural Review Permit Building Area: Existing Residence: 1St Floor: Garage: Total Floor Area: Proposed New Residence: 1St Floor: Garage: 2nd FlOOr: Total Floor Area: 1,252 sq.ft. 200 sg.ft. 1,452 sq.ft 2,261 sq. ft. 709 sq. ft. 1,495 sg. ft. 4,466 sq. ft. (New Residence) Unenclosed porches are not included in the Floor Area Ratio calculation. Category Proposed Required/Allowed Floor Area Ratio: 4,466 s . ft. .345 FAR 5,820 s . ft. Max. .45 FAR Buildin Covera a 3,031 s . ft. .23 ercent 3,290 Max. 35 ercent Buildin Hei ht: 24'6" ft. 28 ft. 2 spaces (1 shall be Parkin 2 covered, 2 uncovered covered Surrounding Uses: North South East West DISCUSSION Single Family Residence Single Family Residence Single Family Residence Single Family Residence Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review Permit to allow the construction of a new two-story single family residence at 1285 Burrows Road. Background: The site is currently developed with asingle-story, single family residence. The existing residence would be removed with the development of the site. Staff Report -Planning commission -Meeting of July 12, 2005 Page 3 of 5 PLN2005-39 -1285 Burrows Road -Site and Architectural Review Permit Property Description: The subject property is located on the east side of Burrows Road, between West Hacienda Avenue and Steinway Avenue. The property is surrounded by one and two-story 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 3.0 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-17.1 b: 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-S (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, floor area ratio, and parking requirements of the R-1-10 Zoning District. Site Layout and Architecture: The proposed site plan shows the removal of the existing home and garage and the construction of a new two-story home with an attached two- cargarage. Staff Report -Planning ~;ommission -Meeting of July 12, 2005 Page 4 of 5 PLN2005-39 -1285 Burrows Road -Site and Architectural Review Permit The proposed elevations depict a contemporary residential design with smooth stucco walls and a composition roof. Building elevations are accentuated with multi-paned windows, and the roof mass is modulated with a variety of hipped and gabled roof elements. Additional architectural features include a defined entrance and decorative doors. The front elevation includes a wainscoting treatment, which uses a limestone veneer treatment. The second story is stepped back from the first floor to provide further articulation and interest. The walls are a light beige color, the trim is a white and dark colored composition shingle. The colors and materials sample board will be available at the Planning Commission Meeting. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. Staff finds that the proposed design meets the design criteria set forth in the STANP. Street Improvements: The project site currently has standard street improvements including curb, gutter or sidewalks. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at its meetings of June 28, 2005. The Committee was supportive of the project with the following added issues: A. The applicant should provide a decorative paving for the parking and driveway areas. B. The applicant should submit a final landscape plan C. The applicant should modify the location of the driveway gate. D. The applicant should coordinate mechanical and equipment improvement plans to minimize the number of roof vents that are visible from the street frontage. The applicant submitted revised plans on June 5, 2005, which includes a site plan, floor plans, elevations, and a landscape plan. These plans resolve issues A and B, but does not completely resolve issues C and D. Issue C: Staff determined that a new driveway gate should be a minimum of eighteen- feetfrom the right-of-way. The proposed plan does not meet this standard, which would allow a vehicle entering the driveway to exit the roadway and not impair vehicular and pedestrian movements and sight lines. Staff has recommended Conditions of Approval 5 to address this issue. Issue D: The revised roof plan provides a notation to address issue D, but it does not specify the location of roof vents. Staff has recommended Conditions of Approval 6 to address the issue of roof vents. Staff Report -Planning ~;ommission -Meeting of July 12, 2005 Page 5 of 5 PLN2005-39 -1285 Burrows Road -Site and Architectural Review Permit 1. Recommended Findings for Approval of File No. PLN2005-39 2. Recommended Conditions of Approval for File No. PLN2005-39 3. Exhibits (Sample Board, Site Plan, Floor Plan, and Elevation Plans) 4. Location Map Pre ared b r y Sean .Gall os, Pla er I Approved by: it lams, enior Planner Attachment # 1 Page 1 RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2005-39 SITE ADDRESS: 1285 Burrows Road APPLICANT: Jeff Baicher DATE: July 12, 2005 Findings for approval of a Site and Architectural Review Permit to allow the construction of a new two-story single-family residence located at 1285 Burrows Road. The Planning Commission finds as follows with regard to File No. PLN2005-39: 1. The density of the proposed project site is 3.0 units per gross, 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-S (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-S Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. The project consists of a new 4,466 square foot two-story single-family residence, with a building coverage of 23 percent and floor area ratio of 34.5 percent. 5. The project provides two covered and two uncovered parking spaces where a minimum of one covered and one uncovered parking spaces are required for each residence. 6. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 7. The proposed elevations depict a contemporary residential design with stucco siding walls and a composition roof. The front elevation includes a wainscoting treatment, which uses a limestone veneer treatment. Building elevations are accentuated with paned windows in a variety of shapes that include rectangular and arched windows, and a variety of hipped and gabled roof elements. Additional architectural features include a defined entrance and decorative doors. 8. The proposed project is surrounded by single-family residential uses to the north, south, east and west. Attachment #1 Page 2 9. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA) pertaining to the construction of new single-family residences in an urbanized area. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 3. 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. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 6. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Attachment #2 Page 1 REVISED CONDITIONS OF APPROVAL FOR FILE NO. PLN2005-39 Note: Numbering of conditions has been corrected. SITE ADDRESS: 1285 Burrows Road APPLICANT: Jeff Baicher DATE: July 12, 2005 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 pertains 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 (PLN2005-39) to allow the construction of a first and second-story addition to a single-family residence located at 1285 Burrows Road. 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 stamped as received by the Planning Division on June 5, 2005 including a site plan, floor plans, elevations, and a landscape plan. b. Color/material board stamped as received by the Planning Division on June 23, 2005. 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. Parking and Driveways: a. 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. Attachment #2 Page 2 4. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. 5. Fences: a. 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. b. The applicant shall modify the location of the driveway gate. The design and materials used for it shall be indicated on the building permit plans and shall be reviewed and approved by the Community Development Director prior to the issuance of building permits. The gate modification shall provide eighteen- feet for vehicles preparing to enter the driveway to exit the roadway, and waiting vehicles must not impair vehicular and pedestrian movements and sight lines. 6. 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. 7. 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.) 8. 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. 9. 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. 10. Contractor Contact Information Posting: Prior to the issuance of building permits, the project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street. Attachment #2 Page 3 Building Division 11. Permits Required: A building permit application shall be required for each proposed new structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 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. Plan Preparation: This project requires portions of 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. 15. 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. 16. Site Plan: Application for building permit shall include a competent engineered site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. 17. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. pad elevation b. finish floor elevation (first floor) c. foundation corner locations 18.Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-1 R shall be blue-lined on the construction plans. 8'/2 X 11 calculations shall be submitted as well. 19. 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 Attachment #2 Page 4 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. The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is available at the Building Division service counter. 20.Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (379-1370) iv. Cambrian School District (377-2103) Note: To determine your district, contact the offices identified above. Obtain the School District payment form from the City Building Division, after the Division has approved the building permit application. d. Bay Area Air Quality Management District (Demolitions Only) 21. P.G. & E.: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. 22. 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. 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. Attachment #2 Page 5 PUBLIC WORKS DEPARTMENT 24. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the site, the applicant shall provide a current Preliminary Title Report, grant deed, or other satisfactory of ownership 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, provide insurance. 26. Occupancy: Prior to allowing occupancy for any and/or buildings, the applicant shall have the required pavement restoration installed accepted by the city. 27. 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. 28. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 29. 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. 30. 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 resurfaced within the previous five years will require boring and jacking for all new utility installations. Virginia Avenue was last resurfaced in 1998. 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. 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 $284.00. 32. Notice of Improvement Obligations: Prior to issuance of any grading or building permits for the suite, the applicant will also pay the required Notice of Improvement Obligations fee of $4,003.32. The fee for Improvement Obligations is for construction of street improvements on Burrows Road and is applied to all Attachment #2 Page 6 properties on burrows Road from Hacienda Avenue to Pollard Road when the property is developed or improved. The notice of Improvement Obligations for the properties was recorded on May 4, 2001. 33. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements, the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District requirements, and the City of Campbell Municipal Code regarding storm water pollution prevention. The City will provide the applicant with information to assist in complying with this condition of approval. The primary objective is to improve the quality and reduce the quantity of storm water runoff to the Bay. FIRE DEPARTMENT 34. Required Fire Flow: The fire flow for this project is 1750 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.