CC Resolution 12279RESOLUTION NO. 12279
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2017-101) FOR THE APPROVAL OF SITE CONFIGURATION,
ARCHITECTURAL DESIGN, AND TO CREATE LOTS WHICH DO
NOT HAVE FRONTAGE ON A PUBLIC STREET ON PROPERTY
LOCATED AT 1323 ELAM AVENUE.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The City Council finds as follows with regard to the approval of a Planned Development
Permit (PLN2017-101):
Environmental Finding
An Initial Study has been prepared for the project which provides documentation for
the factual basis for concluding that a Mitigated Negative Declaration may be adopted
since no substantial evidence exists, in light of the whole record, that the project may
have a significant effect on the environment as conditioned.
Evidentiary Findings
The 'proposed project ("project") includes a Planned Development Permit (PLN2017-
101) for the approval of site configuration and architectural design for four two-story
single-family homes, Tentative Subdivision Map (PLN2017-102) to create four single-
family lots and one commonly owned lot, Zoning Map Amendment (PLN2017-100) to
change the zoning from R-M (Multiple-Family Residential) to P-D (Planned
Development), Parking Modification Permit (PLN2017-338) to allow for two of the
required assigned/uncovered parking spaces, to be provided as uncovered guest
parking.
2. The project site consists of a single parcel (18,152 sq. ft. net / 20,027sq. ft. gross)
located on the north side of Elam Avenue between Inwood Drive and San Tomas
Aquino Road. ~ .
3. The 18,152 square foot lot is currently developed with one single-family residence that
will be demolished as part of the proposed subdivision.
4. Abutting land uses include single-family homes to the east and west, an apartment
community to the north, and single-family homes across Elam Avenue to the south.
5. The proposed subdivision will require a 5-foot dedication along Elam Avenue, which will
reduce the net lot area of the property from 18,152 square-feet to 17,776.90 square
feet:
6. The project site is zoned R-M (Residential Multifamily) as shown on the Campbell
Zoning Map and will be rezoned to P-D (Planned Development).
City Council Resolution No. 12279
PLN2017-101 -1323 Elam Avenue
Approving a Planned Development Permit
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7. The project site is designated Low-Medium Density Residential (6-13 Units / Gr. Acre)
as shown on the Campbell General Plan Map.
8. The proposed residential land use, at a density of 8.71 units/gr. acre, is consistent with
the allowable land use and maximum density permitted by the Low-Medium Density
Residential General Plan land use designation.
9. The proposed Tentative Subdivision Map may be approved concurrently, and subject
to a Planned Development Permit, and Zoning Map Amendment.
10. The project would ~ be consistent with the following General Plan policies and
strategies:
Policy LUT-3.1: Variety of Residential Densities: Provide land use categories for
and maintenance of a variety of residential densities to .offer
existing and future residents of all income levels, age groups
and special needs sufficient opportunities and choices for
locating in Campbell.
Policy LUT-5.2: Residential Neighborhoods: Maintain safe, attractive, pedestrian
friendly residential neighborhoods with identifiable centers and
consistent development patterns and a range of public and
private services.
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-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:Landscapinq: Ensure that new developments provide new tree
plantings, shrubs, greenery and other landscaping materials,
and preserve existing trees and shrubs.
11. The project proposes four two-story detached single-family homes ranging in size from
approximately 2,072 square feet to 2,189 square feet in area. The project's floor area
ratio (inclusive of the common lot) is approximately 48%.
12. The maximum floor area ratio of an R-M zoned property is 50%.
13. The project's lot coverage (inclusive of the common lot) is approximately 31 %.
City Council Resolution No. 12279
PLN2017-101 -1323 Elam Avenue
Approving a Planned Development Permit
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14. The maximum lot coverage of an R-M zoned property is 40%.
15. The project's maximum building height would be approximately 27-feet
16. The maximum building height in the R-M zoning district is 35-feet.
17. The project proposes 12 parking spaces comprised of 8 covered/assigned and 4
uncovered/guest, where 12 parking spaces comprised of 8 covered/assigned, 2
uncovered/assigned & 2 uncovered/guest are required which is allowed with the
approval of a Parking Modification Permit (PLN2017-338).
18. A draft Mitigation Monitoring and Reporting Program has been provided demonstrating
the responsible party and phase of the project that each Mitigation Measure shall be
carried out.
19. There are no responsible agencies or trustee agencies responsible for resources
affected by the project.
20. On the basis of the Initial Study, and as supported by substantial evidence, the project
will not have a significant effect on the environment due to the application of uniformly
applicable development policies, and incorporation of project-specific mitigation
measures agreed to by the project proponent, as specified by the draft Mitigated
Negative Declaration.
21. The City of Campbell provided a Notice of Intent to adopt a Mitigated Negative
Declaration to the public via the Campbell Express, the County Clerk, and on the City
website.
22. The City of Campbell provided a 20-day public review period of the Mitigated Negative
Declaration pursuant to the California Environmental Quality Act Guidelines. The 20-
day public review period was from November 17, 2017 to December 7, 2017.
23. The mitigation measures identified in the Mitigated Negative Declaration are included
as Conditions of Approval of the Planned Development Permit and/or Tentative
Subdivision Map.
24. A draft Mitigation Monitoring and Reporting Program has been provided demonstrating
the responsible party and phase of the project that each Mitigation Measure shall be
carried out.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
The proposed development will clearly result in a more desirable environment and use
of the land than would be possible under any other zoning district classification.
City Council Resolution No. 12279
PLN2017-101 -1323 Elam Avenue
Approving a Planned Development Permit
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2. The proposed development will be compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
3. The proposed development will not result in allowing more residential units than would
be allowed by other residential zoning districts, which are consistent with the General
Plan designation of the property.
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 and a rough proportionality between the Conditions of
Approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the project
and the type of development project.
7. The additional fence height would not impair pedestrian or vehicular safety;
8. The additional fence height would result in a more desirable site layout;
9. The additional fence height would not be detrimental to the health, safety, peace,
morals, comfort or general welfare of persons residing or working in the neighborhood of
the change; and
10. The additional fence height would not be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the city; and
11. 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.
THEREFORE, BE IT RESOLVED that the City Council recommends approval of a Planned
Development Permit (PLN2017-101) for the Project located at 1323 Elam Avenue, subject
to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 6th day of February, 2018, by the following roll call vote:
AYES: COUNCILMEMBERS: Gibbons, Landry, Cristina, Waterman, Resnikoff
NOES: COUNCILMEMBERS: None
ABSTAINED: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
APPROVED: ~
Paul Resnikoff, Mayor
ATTEST:
Wendy o d, City Clerk
EXHIBIT A
CONDITIONS OF APPROVAL
Planned Development Permit (PLN2017-101)
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.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
Approved Project: Approval is granted for a Planned Development Permit (PLN2017-
101) for the approval of site configuration, architectural design and to create lots which
do not have frontage on a public street, in conjunction with and subject to a Zoning Map
Amendment (PLN2017-100) to allow a P-D zoning designation, Tentative Subdivision
Map (PLN2017-102), and Parking Modification Permit (PLN2017-338) on property
located at 1323 Elam Avenue. The project shall substantially conform to the project
plans dated September 21, 2017 and as amended by sheets dated December 4, 201.7
and except as may be modified by the Conditions of Approval herein.
2. Planning Final Required: Planning Division clearance is required prior to Building Permit
final.
3. Permit Expiration: The Planned Development Permit is valid for a period of two years
from the date of final City Council approval. A building permit must be obtained within
this two-year period or the Planned Development Permit shall be void.
4. Tract Map: The Planned Development Permit approval is contingent upon recordation of
the Tract Map to divide the subject property. The Tract Map shall be recorded prior to
the issuance of building or grading permits.
5. Plan Revisions: Prior to building permit submittal, the project plans shall be updated to
reflect the revisions in the sheets dated December 4, 2017 throughout. The plans shall
also include .the following revisions:
a. A note indicating that the fence between adjoining properties shall be eight feet tall
good neighbor fence (matching appearance/treatment on both sides) with a similar
appearance similar to that of adjoining properties (vertical wood slat).
b. Updates to the project data, landscaping drawings, block-out plans, etc. to capture
the corrected floor area and floor area ratio (inclusive of the staircase area on the
second-story of each unit) and unit layout of the project and additional changes to
landscaping.
c. House 4 shall be reduced in width (at the living room & porch, not the garage on the
ground floor) if determined necessary by the Fire Department to ensure that the
eaves of the house in this area do not encroach into areas required by the Fire
Department for a turnaround. The second-story over House 4 may also be amended
Exhibit A -Conditions of Approval
PLN2017-101 - 1323 Elam Avenue- Planned Development Permit
' Page 2 of 9
to ensure the area is balanced over the first-story to the satisfaction of the
Community Development Director.
6. Indemnity: If determined necessary by the Community Development Director, the
applicant shall enter into an agreement satisfactory to the City Attorney to indemnify and
defend the City of Campbell, its officers, officials, employees, and agents from any and
all actions, liabilities, losses, and torts, including attorney's fees arising out of or
connected unto any challenge to the decision of the City Council on this application.
Such agreement shall be executed within the 30 days of the Community Development
Director's decision to require it.
7. Water Efficient Landscape Standards: As a new construction project with a total
project landscape area greater than 2,500 square feet, this project is subject to the
updated California Model Water Efficient Landscape Ordinance (MWELO). This
document is available at: http://www.cityofcampbell.com/DocumentCenter/View/176 or
on the Planning Division's Zoning and Land Use webpage through
www.cityofcampbell.com. The building permit application submittal shall demonstrate
compliance with the applicable MWELO and landscaping requirements and shall include
the following:
a. A Landscape Documentation Package prepared by an authorized and licensed
professional demonstrating compliance with the full MWELO requirements with
the following required elements:
1) Project Information per Section 492.3.
2) Water Efficient Landscape Worksheet per Section 492.4 (Appendix B of
the MWELO).
i. Include the worksheet within the plan set AND
ii. Provide a separate 8.5x11 hard copy or pdf via email to the project
planner.
3) Soil Management Report per Section 492.5 (unless significant mass
grading is planned, in which case the report shall be submitted prior to
permit final).
4) Landscape Design Plan per Section 492.6.
5) Irrigation Design Plan per Section 492.7.
6) Grading Design Plan per Section 492.8.
Note that a Soil Management Report (if not submitted as part of the
Landscape Documentation Package) and Certificate of Completion will be
required prior to permit final.
b. A completed Landscape Information Form.
c. A note on the Cover Sheet in minimum 1/2" high lettering stating "Planning Final
Required. The new landscaping indicated on the plans must be installed prior to
final inspection. Changes to the landscaping plan require Planning approval."
Exhibit A -Conditions of Approval
PLN2017-101 - 1323 Elam Avenue -Planned Development Permit
Page 3 of 9
8. CEQA Mitigation Measures:
The following measures shall be implemented pursuant to the Mitigated Negative
Declaration:
AIR-1: The project applicant shall ensure that construction plans include the
BAAQMD Best Management Practices for fugitive dust control. The following
will be required for all construction activities within the project area. These
measures will reduce fugitive dust emissions primarily during soil movement,
grading and demolition activities, but also during vehicle and equipment
movement on unpaved project sites:
a. All active construction areas shall be watered twice daily or more often if
necessary. Increased watering frequency shall be required whenever
wind speeds exceed 15 miles-per-hour.
b. Pave, apply water three times daily, or apply non-toxic soil stabilizers on
all unpaved access roads and parking and staging areas at construction
sites.
c. Cover stockpiles of debris, soil, sand, and any other materials that can be
windblown. Trucks transporting these materials shall be covered.
d. All visible mud or dirt track-out onto adjacent public roads shall be
removed using wet power vacuum street sweepers at least once per day.
The use of dry power sweeping is prohibited.
e. Subsequent to clearing, grading, or excavating, exposed portions of the
Site shall be watered, landscaped, treated with soil stabilizers, or covered
as soon as possible.
f. Installation of sandbags or other erosion control measures to prevent silt
runoff to public roadways.
g. Replanting of vegetation in disturbed areas as soon as possible after
completion of construction.
h. Idling times shall be minimized either by shutting equipment off when not
in use or reducing the maximum idling time to five minutes. Clear signage
shall be provided for construction workers at all access points.
i. All construction equipment shall be maintained and properly tuned in
accordance with manufacturer's specifications. All equipment shall be
checked by a certified mechanic and determined to be running in proper
condition prior to operation.
j. Post a publicly visible sign with the telephone number and person to
contact at the City of Campbell regarding dust complaints. This person
shall respond and take corrective action within 48 hours. The BAAQMD's
phone number shall also be visible to ensure compliance with applicable
regulations.
CUL-1: If archaeological or paleontological resources are encountered during
excavation or construction, construction personnel shall be instructed to
immediately suspend all activity in the immediate vicinity of the suspected
resources and the City and a licensed archeologist or paleontologist shall be
Exhibit A -Conditions of Approval
PLN2017-101 - 1323 Elam Avenue -Planned Development Permit
Page 4 of 9
contacted to evaluate the situation. A licensed archeologist or paleontologist.
shall be retained to inspect the discovery and make any necessary
recommendations to evaluate the find under current CEQA guidelines prior to
the submittal of a .resource mitigation plan and monitoring program to the City
for review and approval prior to the continuation of any on-site construction
activity.
GEO-1: The applicant shall comply with the recommendations in the
Geotechnical Investigation, dated August 2, 2016 prepared by Kristofer T.
Korth, P.E. (No. 82838) and Andrew D. Murray, P.E. (No. C44562) of Murray
Engineers. Such recommendations shall be incorporated into the project's final
engineering design to minimize the damage from seismic shaking, unsuitable
fill, and other geological deficiencies. The project shall use standard engineering
techniques and conform to the requirements of the International Building Code
to reduce the potential for seismic damage and risk to future occupants.
HAZ-1: Prior to issuance of a demolition permit, a qualified contractor shall
asses the property for presence of. Lead-based paint (LBP) and Asbestos
containing building materials (ACBM), and if present, prepare a plan, to the
satisfaction of the Building Official, to properly manage and dispose of such
materials.
NOI-1: Windows must have a minimum STC rating of 20 dB, which is met by
standard openable double-glazed thermal windows, with two 1/8" lights
separated by a 1/2" air space and with good weather seals. For better reduction
of loud vehicle noise, an STC performance of 30 STC is recommended, but not
required.
NOI-2: Outside doors, such as for front entrances or patios, particularly for Unit
1, should meet a tested STC rating of 20 to 30 to match the overall sound
transmission mitigation criteria.
NOI-3: Mitigation of outside noise. is based upon windows that are closed in
order to provide the required noise protection. Therefore, all units must have a
ventilation system that provides a habitable interior air quality environment with
the windows closed, regardless of outside temperature. In addition, noise levels
produced by heating and air conditioning units for the project must not
themselves create a noise problem for any of the residential units associated
with the project or adjacent properties.
NOI-4: Good noise design must be implemented by good field construction
practices or the design performance will not be achieved. This includes
minimizing all penetrations of and connections between party wall and
floor/ceiling assemblies, and acoustical sealant around any necessary
penetrations.
NOI-5: A six to seven-foot solid wood property line fences and gates shall be
required to protect back yard activity areas, which will provide the required
outdoor activity area noise reduction.
Exhibit A -Conditions of Approval
PLN2017-101 - 1323 Elam Avenue -Planned Development Permit '
Page 5 of 9
9. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of the underground PG&E utility (transformer) boxes and San Jose Water
Company back-flow preventers, indicating the location and color/material of the boxes
for approval by the Community Development Director. Utility boxes at a minimum will be
painted/treated to match the predominant backdrop, and indicating that to the extent
feasible that utilities will be placed in the driveway and/or in front of each unit (i.e. water
meter boxes) to avoid a bank of meters from being placed along Elam Avenue which
may otherwise detract from the single-family look of the project and neighborhood.
10. Pad Certification: Following site grading and prior.. to preparation of individual building
pad forms, the following improvements shall be certified by a licensed land surveyor and
reviewed by the Community Development Director to determine consistency with the
approved plan (grade, pad and drainage).
11. Residential Address Identification: The applicant shall submit a detail sheet showing
uniform residential address identification material type and location on the building wall
for review and approval by the Community Development prior to the issuance of Building
Permits. In order to obtain approval, 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. Additionally, number material and color is required
to contrast with their background.
12. Property Maintenance: The property is 'to be maintained free of any combustible trash,
debris, and weeds until the time that actual construction commences. Any vacant
existing structures shall be secured, by having windows boarded up and doors sealed
shut, or be demolished or removed from the property (California Fire Code, 2013
Edition).
13. Stormwater and Grading Requirements: The project shall comply with City stormwater
and grading requirements (CMC Sec. 20.80.020, 21.16.100, and 14.02), as more
specifically itemized in the Public Works Department Conditions of Approval for the
Tentative Subdivision Map.
14. Construction Activity: The following standards shall apply to construction of the project:
Construction Hours (CMC 18.04.052): Construction activity shall be limited to the
hours of eight a.m. and five p.m. daily, Monday through Friday. Saturday hours of
construction shall be nine a.m. and four p.m. There shall be no construction activity
on Sundays or National Holidays.
Construction Noise (CMC 18.04.052): No loud environmentally disruptive noise over
fifty dbs., such as air compressors without mufflers, continuously running motors or
generators, loud playing musical instruments or radios will be allowed during the
authorized hours of construction, Monday through Saturday, where such noise may
be a nuisance to adjacent residential neighbors. Such nuisances shall be
discontinued.
Exhibit A -Conditions of Approval
PLN2017-101 - 1323 Elam Avenue- Planned Development Permit
Page 6 of 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 issuance of building permits.
Building Division
15. Permits Required: A building permit application shall be required for each proposed 4
(4) new Townhome dwelling structures. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
16. 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.
17. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
18. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
19. 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.
20. 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. Elevation bench marks
shall be called out at all locations that are identified as "natural grade" and those that are
"finished grade" and intended for use to determine the height of the proposed structure.
21. 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
Exhibit A -Conditions of Approval
PLN2017-101 - 1323 Elam Avenue -Planned Development Permit
Page 7 of 9
22. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, the
architect or engineer of record shall prepare an inspection program that shall be .
submitted to the Building Official for approval prior to issuance of the building permits, in
accordance with C.B.C Appendix 1, Section 106. Please obtain City of Campbell
Special Inspection forms from the Building Inspection Division Counter.
23. 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" X 36") is available at the Building Division '
service counter.
24. 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. San Jose Water Company (408) 279-7900 (Customer Service)
. d. Bay Area Air Quality Management District (Demolitions Only) .
e. 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.
25. P.G. & E.: The applicant is advised to contact P.G. &E. 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.
The applicant should also consult with P.G. & E. concerning utility easements,
distribution pole locations and required conductor~clearances.
26. California Green Building Code: This project is subject to the mandatory requirements
for new residential structures (Chapter 4) under the California Green Building Code,
2013 edition.
27. 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.
28. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed new single family project prior to issuance of building permit.
Exhibit A -Conditions of Approval
PLN2017-101 - 1323 Elam. Avenue -Planned Development Permit
Page 8 of 9
29. Automatic Fire Sprinkler Systems: This project shall comply with Section R313 of the
California Residential building Code 2013 edition, and be equipped with a complying Fire
Sprinkler system.
30. Storm Water Requirements: Storm water run-off from impervious surface created by this
permitted project shall be directed to vegetated areas on the project parcel. Storm water
shall not drain onto neighboring parcels.
31. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue-
lined on the construction plans. 8'/z X 11 calculations shall be submitted as well.
Fire Department
32. Limited Review: Review is .limited to acceptability of site access, water supply and may
include specific additional requirements 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 receive from, the Building Department all applicable
construction permits.
33. Automatic Sprinkler Svstems: One- and two-family dwellings automatic sprinkiler
systems. An automatic residential fire sprinkler system shall be installed in one- and two-
family dwellings as follows:
a. In all new one- and two-family dwellings and in existing one- and two-family dwellings
when additions are made that increase the building area to more than 3,600 square
feet.
Exception: Aone-time addition to an existing building that does not total more than
1,000 square feet of building area.
b. In all new basements and in existing basements that are expanded.
Exception: Existing basements that are expanded by not more than 50%.
34. Fire Department Turnaround Required: Provide an approved fire department engine
turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations
shall conform with Fire, Department Standard Details and Specifications D-1.
35. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of CFC Chapter 33 and our Standard Detail and Specifications SI-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC
Chp. 33.
36. Address Identification: New and existing buildings shall have approved address
numbers, building numbers of approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Where required by the fire code official, address
numbers shall be provided in additional approved locations to facilitate emergency
Exhibit A -Conditions of Approval
PLN2017-101 - 1323 Elam Avenue -Planned Development Permit
Page 9 of 9
response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers
shall be a minimum of 4 inches. (101.6 mm) high with a minimum stroke width of .5 inch
(12.7 mm). Where access is by means of a private road and the building cannot be
viewed from the public way, a monument, pole or other signs or means shall be used to
identify the structure. Address numbers shall be maintained. CFC Sec. 505.1.
37. Violation of Fire Code: This review shall .not be construed to be an approval of a
violation of the provisions of the California Fire Code or other laws or regulations of the
jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the
Fire Code or other such laws or regulations shall not be valid. Any addition to or
alteration of approved construction documents shall be approved in advance. CFC, Ch.
1, 105.3.6.