1046 Steinway Ave of'CA4U
ARCH Ah�
CITY of CAMPBELL
Community Development Department
August 7, 2007
Faribarz Gharaati
124 Christopher Avenue
Campbell, CA 95008 .
Re: Administrative Site &Architectural Review Permit
File No: PLN2007-94
Dear Mr. Gharaati:
The Community Development Director has conditionally approved your Administrative
Site & Architectural Review Permit for an addition to a one-story single family residence
located at 1046 Steinway Avenue in the R-1-6 (Single Family Residential) Zoning District.
This approval is based upon the attached findings and is subject to the attached conditions
of approval.
This action is effective in ten calendar days, unless appealed in writing to the City Cletk by
5:00 p.m. on August 16, 2007.
If you should have any questions regarding this approval, please do not hesitate to contact
me at (408) 866-2193 or by email at kimberlyb@ciiyofcampbell.com.
Sincerely
Ki berly Brosseau
Planner II
encl: Findings and Conditions of Approval for File No.PLN2007-94
cc: Jackie C.Young Lind,Acting Community Development Director
aE. A-rango„Public-Works°Department-7
MO .
70 North First Street Campbell, California 9 5008-1 4 3 6 • TEL 408.866.2140 • FAx 408.871.5140 Too 408.866.2790
` Attachment#1
Page 1 of 2
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2007-94
SITE ADDRESS: 1046 Steinway Avenue
APPLICANT: Faribarz Gharaati
DATE: August 6, 2007
Findings for approval of an Administrative Site and Architectural Review Permit to allow a
1,410 square foot of one-story addition to an existing one-story single-family residence
located at 1046 Steinway Avenue.
The Community Development Director finds as follows with regard to File No. PLN2007-94:
1. The density of the proposed project site is 1.5 units per gross acre, which is consistent
with the General Plan land use designation of Low Density Residential (less than 6 units
per gross acre).
2. The proposed project is consistent with the R-1-6 (Single-Family Residential, 6,000
square foot minimum lot size) Zoning District and meets the minimum setbacks, height
restriction, building coverage, floor area ratio, and parking requirements of the R-1-6
Zoning District.
3. The project is consistent with the development standards and design guidelines of the San
Tomas Area Neighborhood Plan.
4. The home consists of a 1,409 square foot one-story single-family residence, with a lot
coverage of 36%, and a floor area ratio of.36.
5. The project provides two covered parking spaces in a 2-car garage, where a minimum of
one covered and one uncovered parking space is required.
6. The height of the home is 16 feet, where the maximum height limit is 28 feet
7. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
8. The proposed project includes 3 existing trees and three additional trees will be required
to be planted per the requirements of the STANP.
9. The proposed residence incorporates representative architectural features of homes in the
San Tomas Neighborhood including simple rectangular shaped forms, hipped and gabled
roofs, composition roofing, horizontal siding, and an attached garage.
10. The subject property is located on Steinway Avenue, approximately 300 feet west of the
intersection of Gay Avenue and Steinway Avenue, between Peggy Avenue and .Virginia
l
_ Attachment#1
Page 2 of 2
Avenue. The property is surrounded by single-family residences to the north, south, east, and
west.
11. The project qualifies as Categorically Exempt under Section 115301, Class 1 of the California
Environmental Quality Act (CEQA) pertaining to the constuction of additions to existing
dwellings.
Based upon the foregoing findings of fact, the Community Development Director further finds
and concludes that:
i
1. The proposed project is allowed within the applicable zoning district with Administrative
Site and Architectural Review Permit approval, and complies with all other applicable
provisions of this Zoning Code and the Municipal Code
2. The proposed project is consistent with the City of Campbell General Plan.
3. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
4. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
5. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
6. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
7. The proposed project will contribute to the housing stock in the City of Campbell and serve
the housing needs of the community.
8. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
9. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
I
I
_ Attachment#2
Page 1 of 6
CONDITIONS OF APPROVAL FOR FILE NO. PLN2007-94
SITE ADDRESS: 1046 Steinway Avenue
APPLICANT: Faribarz Gharaati
DATE: August 6, 2007
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the items under review.
Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
i
Planning Division:
1. Declaration of Acceptance of All Conditions: Within thirty (30) days of the Community
Development Director's approval, the applicant shall sign the final, approved set of
Conditions of Approval. Until said Conditions are signed, the proposed Administrative Site
and Architectural Review Permit shall not be valid for any permits sought from the City.
2. Approved Project: Approval is granted for an Administrative'Site and Architectural Review
Permit (PLN2007-94) for an addition to a one-story, single family residence located at 1046
Steinway Avenue. The project shall substantially conform to the project plans stamped as
received by the Community Development Department on June 19, 2007, except as may be
modified by the conditions of approval herein.*
• Planning sign off is required to prior to Building Permit final. Construction not in
substantial compliance with the approved project plans shall not be approved without
prior authorization of the necessary approving body.
• Porch Columns. The porch columns shall be set to ensure that the entire finished
column sets on, not off of,the porch.
3. Site and Architectural Review Permit Approval Expiration' The Administrative Site and
Architectural Review Permit approval shall be valid for one year from the, date of final
approval. Within this one-year period a building permit must be obtained and construction
completed one year thereafter or the use must be established on the property and all
conditions of approval fulfilled (if no building permit is required). Failure to meet these
deadlines will result in the Administrative Architectural Site and Review Permit being void.
Attachment#2
Page 2 of 6
4. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be submitted for review and approval
by the Community Development Department.
5. 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
plan shall show the type of trees, size of trees and tree planting detail and irrigation details.
The landscape plan shall substantially conform to the approved site plan and the City's Water
Efficient Landscaping Standards (VJELS) and shall include the installation of three new
trees (species to be determined) per the requirements of the STAMP. The new required
trees shall be installed prior to the issuance of a Certificate of Building Occupancy.
6. Compliance with Other Regulations: The applicant shall comply with other state, county,
and city ordinances that pertain to the proposed project and where they are conducted.
7. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
8. On-Site 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. 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.
10. Construction Activities: The applicant shall abide by the ;following requirements during
construction:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and
Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays
or holidays unless an exception is granted by the Building Official.
b. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
c. Unnecessary idling of internal combustion engines shall be strictly prohibited.
Attachment#2
Page 3 of 6
d. All stationary noise-generating construction equipment, such as air compressors and
portable power generators, shall be located as far as possible from noise-sensitive
receptors such as existing residences and businesses.
e. Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
Building Division:
11. Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical, Mechanical, and/or Plumbing fees when such
work is part of the permit.
12. 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.
13. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
14. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
15. 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.
16. Plan Requirements: Plans for the proposed construction shall include clear delineation of the
existing structure and what portions of the existing structure are to be used in the new
construction.
17. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 8.5 X 11 calculations shall be submitted as
well.
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.0 Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
19. Non point Pollution Control Program: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" X 36") is available at the Building Division
service counter.
Attachment#2
Page 4 of 6
20. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District(378-2407)
b. Santa Clara County Fire Department (378-4010)
C. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
Note: To determine your district, contact the offices identified above. Obtain the
School District payment form from the City Building Division, after the Division has
approved the building permit application.
21. P.G.&E: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval process.
Applicant should also consult with P.G.&E concerning utility easements, distribution pole
locations and required conductor clearances.
22. Intent to Occupy During Construction: Owners shall declare their intent to occupy the
dwelling during construction. The Building Inspection Division may require the premises to
be vacated during portions of construction because of substandard and unsafe living
conditions created by construction.
Public Works Department:
23. Plan Lines: Prior to issuance of any grading or building permits for the site, the applicant
shall provide a plan layout showing the correct street dimensions (dimension widths of entire
street and dimension from property line to centerline of roadway), and existing street
improvement dimensions (sidewalk, curb, gutter, etc.) and other relevant information in the
public right of way.
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 proof of ownership.
30. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee of $2,120.00 per net acre, which is
$443.00.
25. 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
Attachment#2
Page 5 of 6
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
31. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of-way
line.
32. 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.
33. 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. Rincon Avenue and Fourth Street has not
been resurfaced 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
proj ect.
34. 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.
26. Additional Street Improvements: Should it be discovered after the approval process that
new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public improvements, the
City may add conditions to the development/project/permit, at the discretion of the City
Engineer, to restore pavement or other public improvements to the satisfaction of the City.
35. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits,
the applicant shall comply with the National Pollution Discharge Elimination System(NPDES)
permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal
Code regarding stormwater pollution prevention. The primary objectives are to improve the quality
and reduce the quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices Handbook for
New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater
Quality Association(CASQA), 2003; Start at the Source: A Design Guidance Manual for
Stormwater Quality Protection ("Start at the Source")by the Bay Area Stormwater Management
Agencies Association(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Attachment#2
Page 6 of 6
Standards for Stormwater Quality: A Companion Document to Start at the Source("Using Site
Design Techniques")by BASMAA, 2003.
Acknowledged & Accepted:
Faribarz Gharaati, Applicant
t
MEMORANDUM CITY OF CAMPBELL
TO: Kimberly Brosseau,Project Planner DATE: 06/27/07
FROM: Al Oxonian, Senior Civil Engineer
CC:
SUBJECT: BUILDING PERMIT APPLICATION'
Site Address: 1046 Steinway Avenue
For File No(s): PLN 2007-094
Project Description: Addition to an existing Single Family Residence and addition of new
360-foot garage.
Applicant: Faribarz Gharaati
COMMENTS
PUBLIC WORKS DEPARTMENT CONDITIONS OF APPROVAL
1. Plan Lines: Prior to issuance of any grading or building permits for the site, the applicant
shall provide a plan layout showing the correct street dimensions (dimension widths of
entire street and dimension from property line to centerline of roadway), and existing street
improvement dimensions (sidewalk, curb, gutter, etc) and other relevant information in the
public right of way.
2. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current Preliminary Title Report, grant deed, or other
satisfactory proof of ownership.
3. 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, currently set at $2,120.00 per net
acre, which is $443.00.
4. 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.
5. Water Meter(s)and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of-
way line.
J:\LandDev\Conditions\Ping\Steinway 1046 PLN.DOC Page 1 of 2
(fir
1046 Steinway avenue
6. 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.
7. 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. Steinway Avenue has
not been resurfaced or overlayed during the last five 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.
8. 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.
9. Additional Street Improvements: Should it be discovered after the approval process that
new utility main lines, extra utility work or other work is. required to service the
development, and should those facilities or other work affect any public improvements, the
City may add conditions to the ,development/project/permit, at the discretion of the City
Engineer,to restore pavement or other public improvements to the satisfaction of the City.
10. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. The primary objectives are to improve the quality and reduce the quantity of
stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A
Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by
the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and
Using Site Design Techniques to Meet Development Standards for Stormwater Quality: A
Companion Document to Start at the Source ("Using Site Design Techniques") by
BASMAA, 2003.
J:\LandDev\Conditions\Ping\Steinway 1046 PLN.DOC Page 2 of 2
Land Development Information sheet
Address: 1046 Steinway Ave. Date: 7/25/07
Lot size: 9,108 (SF)
If this project is part of a larger development(new subdivision, new townhomes) or commercial
development, skip A through D.
*Addition and remodel to house in STANP area
A. Existing building area(SF): 2570
B. Proposed addition area(SF): 1409 C. Total area w/ addition(A+B): 3979
*Proposed(SF)does not include porch
D. Percent increase (B/A): 55% (if less than 50%, stop research)
Tract or Parcel Map (circle one): TR 2857 Date recorded: 2/28/1961
(Tract#or book&page)
Any found records of Storm Drain Area fee previously paid? Yes (provide info below) No
(Fee initiated for residential subdivisions 4 8/15/55; all developments 4 5/16/60)
Date paid
(file#&address or LID#)
Storm Drain Area fee: .21 X $2120 = $443
(area in acres) (fee/acre)
Existing Street Improvements:
Within STANP? Yes No (circle one)
STANP Requirements: Curb Gutter Sidewalk rolled curb NA
Existing improvements present? Curb Gutter Sidewalk (circle all that apply)
Sidewalk dimension(BOW to FOW): 4.5' Park strip dimension(FOW to BOC): NA
Driveway dimension(s): 17' D/W ADA compliant? Yes No
Street light info: (on JP, older pole, galvanized pole, distance/location from property)
Location of water meter and sewer cleanout: 1 WM.
Street ROW half width(CL to PL): 30'
Date that street had been resurfaced: FY 00/01 CS D/O 2in OL w/fabric
Electrical panel relocation? Yes No NA(circle one)
Provide details and attach pictures (8.5xl 1), assessors map (11xl7) and aerial map (8.5 x 11):
J:\LandDev\DonyaQ\1046 Steinway Ave.doc
1046 Steinway Ave. 6/25/07
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DEVELOPMENT REVIEW COMMENT SHEET
° APPLICATION
Distribution: June 20, 2007 (DRC 6/26/07)
Completeness Comments: July 3, 2007
Conditions: July 10, 2007
ROUTE TO:
X Fire-QeUrtment
X t ,; }eveiopret Egi_er
X Building Division
PROJECT DESCRIPTION
Application for Administrative Site & Architectural Review Permit for an addition
to existing single-story single family residence in the R-1-6 zoning district, and is
subject to the San Tomas Neighborhood Area Plan, located at 1046 Steinway
Avenue.
File No.: PLN 2007-094
APN: 406-17-044
Applicant: Faribarz Gharaati
Property Owner: Faribarz Gharaati
Project Address: 1046 Steinway Avenue
Zoning: R-1-6 (Single Family Residential, 6000 sq ft lot size)
General Plan Designation: Low Density Residential
PROJECT PLANNER: Kimberly Brosseau
DEPARTMENTAL RECOMMENDATION:
If it can be determined that this project will require minimal or no comments by
your department/agency, please return this comment sheet with your initials to
the Project Planner as soon as possible.
Status Initial
Comments
No Comments
Additional information/revisions (see attached)
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WORK SCOPE:
THE PROJECT IS REMODELING AND ADDITION TO ONE STORY HOUSE
WHICH CONSISTS OF:MASTER BATH 6 BEDROOM,BEDROOMS,
LIVING ROOM,FAMILY ROOM
PROJECT DATA:
ASSESS095 PARCEL NUMBER:-406-17-044
FIRE PROTECTION: NOT 5PRINKLERED
OWNER'S NAME: MR.9 MRS.GHARAATI i
PROJECT LOCATION: 1046 STEINWAY AVE.
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1. CONTRACTOR SHALL VERIFY THE LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION.
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lB49- 2. BASIS OF BEARINGS, THE BEARING N69'51'07"E OF THE CENTERLINE OF MARJORIE DR.
P00.PWP COR SHOWN ON THAT CERTAIN MAP ENTITLED RECORDED IN BOOK 130 OF MAPS AT PAGE 7,
9 SANTA CLARA COUNTY RECORDS WAS TAKEN AS THE BASIS OF BEARINGS. D.E.
MAY 23, 2007
63 SCALE I"=16 3. BASIS OF ELEVATION, IS THE CITY OF CAMPBELL BENCHMARK #51, LOCATED AT THE SOUTH- same:
WEST CORNER OF BASCOM AVE. & APRICOT WAY WITH ELEV: 193.32. 1" = 10'
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4. FOR PRECISE SPECIES OF TREES A CERTIFIED ARBORIST SHALL BE CONSULTED. G.M.
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