Site & Arch Review Permit - 2000 CITY OF CAMPBELL
Community Development Department · Current Planning
December 7, 2000
3on Nelson
P.O. Box 110700
Campbell, CA 95011
Re: Building Plan Check No. BLD2000-1391
Site and Architectural Review Permit No. PLN2000o 151
1340 Abbott Avenue
Dear Mr. Nelson
The Planning Division has reviewed your building plan submittal of November 15, 2000 for
a new single-family residence on the referenced property.
The Planning Division cannot approve the building permit at this time since several of the
conditions of approval for the Site and Architectural Review Permit have not been met.
These include:
bo
Architectural Details:
Prior to issuance of building permits, the applicant shall provide details of the
building materials including a window and door schedule.
Prior to issuance of building permits, the applicant shall indicate on the elevations of
the building plans the extension of the river rock masonry veneer across the entire
front right fagade to the southwestern building comer.
o
Construction Plans: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
14.
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the
Campbell Municipal Code. A fencing plan depicting fencing type and height shall be
submitted, prior to the issuance of building permits.
17.
Tree Protection Plan: The applicant shall submit a tree protection plan in accordance
with the City's Water Efficient Landscape Guidelines (WELS) and the Tree
Preservation Ordinance to indicate how trees to be retained on site will be protected
during construction, prior to issuance of building permits.
18.
Landscaping: The applicant shall be required to provide a minimum of one (1) tree
per 2,000 square feet of net lot area of the subject property. Existing trees within the
net lot area of the subject property shall be included in the total. All new trees shall
70 North First Street . Campbell, California 95008.1423 . TEL 408.866.2140 · r^X 408.866.8381 . TDD 408.866.2790
Jon Nelson
1340 Abbot Ave - Building Plan Check No. BLD2000-1341
Page 2 of 2
be planted within the net lot area and shall be noted on plans to be submitted to the
Community Development Department prior to issuance of building permits and shall
be located to minimize privacy impacts on adjacent properties.
Sincerely,
Darcy Smith
Planner I
CC.
Sharon Fierro, Community Development Director
Frank Mills, Senior Building Inspector
.oF
CITY OF CAMPBELL
Community Development Department
December 5, 2000
Mr. Jon Nelson
P.O. Box 110700
Campbell, CA 95011
Re: PLN2000-151 - 1340 Abbott Avenue - New Single Family Residence
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of November 28, 2000, adopted
Resolution No. 3318 granting a Site and Architectural Approval to allow the construction of a new single
family residence on the above referenced property.
This approval is effective in ten days, unless appealed in writing to the City Clerk. The time within
which judicial review of this decision must be sought is governed by California Code of Civil Procedure,
Section 1094.6.
If you have any questions, do not hesitate to contact me at (408) 866-2140.
Sincerely,
Darcy Smith
Planner I
cc:
Harold Housley, Public Works
Frank Mills, Building Division
Chris Veargason, SCC Fire Department
David & Margo Dickson (Property Owners)
1340 Abbott Avenue
Campbell, CA 95008
70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
RESOLUTION NO. 3318
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (PLN2000-151) TO ALLOW
THE CONSTRUCTION OF A NEW TWO-STORY, SINGLE-
FAMILY RESIDENCE ON PROPERTY LOCATED AT 1340
ABBOTT AVENUE IN AN R-l-10 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR
JON NELSON. FILE NO. PLN2000-151.
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 PLN2000-151:
The proposed project is consistent with the R-l-10 (Single family residential, 10,000 square
foot minimum lot size) Zoning District, as required per the Zoning Ordinance and the San
Tomas Area Neighborhood Plan.
2. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and with the San Tomas Area Neighborhood.
o
The development of the property will result in a density of 3.7 dwelling units per gross acre
and is an existing non-conforming lot of record consistent with the General Plan density of
less than 3.5 dwelling units per gross acre for this area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the City's General Plan.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
Califomia. The lead department with which the applicant will work is identified on each
condition where necessary. 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 Resolution No. 3318
PLN2000-151 - 1340 Abbott -Jon Nelson - New Single Family Residence
Page 2
COMMUNITY DEVELOPMENT DEPARTMENT
Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new 3,526 square foot two-story, single-family residence at 1340 Abbott
Avenue. Project approval shall substantially comply with project plans that were received by
the Planning Department on November 7, 2000, except as modified by the Conditions of
Approval herein.
Architectural Details:
a. Prior to issuance of building permits, the applicant shall provide details of the
building materials including a window and door schedule.
b. Prior to issuance of building permits, the applicant shall indicate on the elevations of
the building plans the extension of the river rock masonry veneer across the entire
front right fagade to the southwestern building comer.
Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
151) for this project is valid for a period of one (1) year from the Planning Commission
approval. All conditions of approval specified.herein must be completed within one year
from the date of approval, or the permit shall be void.
Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
5. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
6. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
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
civil engineer specializing in soils mechanics.
Site Plan: Application for building permit shall include an accurate site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. The site
plan shall also include site drainage details.
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:
Planning Commission Resolution No. 3318
PLN2000-151 - 1340 Abbott -Jon Nelson - New Single Family Residence
Page 3
ao
pad elevation
finish floor elevation (first floor)
foundation comer locations
10. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans.
11. 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.
12. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" by 36") is available at the Building Division
service counter.
13. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
ao
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
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.
14. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. A fencing plan depicting fencing type and height shall be submitted, prior
to the issuance of building permits.
15. 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 (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
16. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
Planning Commission Resolution No. 3318
PLN2000-151 - 1340 Abbott -Jon Nelson - New Single Family Residence
Page 4
17. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Guidelines (WELS) and the Tree Preservation
Ordinance to indicate how trees to be retained on site will be protected during construction,
prior to issuance of building permits.
18. Landscaping: The applicant shall be required to provide a minimum of one (1) tree per 2,000
square feet of net lot area of the subject property. Existing trees within the net lot area of the
subject property shall be included in the total. All new trees shall be planted within the net
lot area and shall be noted on plans to be submitted to the Community Development
Department prior to issuance of building permits and shall be located to minimize privacy
impacts on adjacent properties.
PUBLIC WORKS DEPARTMENT
19. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
20. Public Service Easement: Prior to issuance of any grading or building permits for the site,
the applicant shall grant a ten (10) foot Public Service Easement on private property
contiguous with the public right-of-way along the Abbott Avenue frontage. The applicant
shall cause all documents to be prepared by a registered civil engineer/land surveyor, as
necessary, for the City's review and recordation.
21. Unsecured Deferred Street Improvement Agreement: Prior to issuance of any grading,
drainage, or building permits for the site, the owner shall execute an unsecured deferred street
improvement agreement for construction of street improvements.
22. 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.
23. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 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.
24. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets
which have been resurfaced within the previous five years will require boring and jacking for
all new utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
25. 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 which is $2,000 per acre.
Planning Commission Resolution No. 3318
PLN2000-151 - 1340 Abbott -Jon Nelson - New Single Family Residence
Page 5
26. Ranta Clara Valley Water I~intriet (RCV~v'D)' Prior to issuance of any permits for grading,
landscaping, or building, the applicant shall obtain a clearance from the SCVWD.
27. Storm Water Pnlh,tinn Preventinn 1Meamlrem Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
28. !,at 1 ,ine Adjlletrnent: Prior to issuance of any grading or building permits for the site, the
applicant shall submit a Lot Line Adjustment application to merge the parcel previously
vacated by the City to the property owner, for approval by the City Engineer. The current
application processing fee is $600.00.
29. Site Plan, Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
PASSED AND ADOPTED this 28th day of November, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Francois, Gibbons, Hemandez, Jones, Lindstrom,
None
Lowe
None ED~
~;'~izaSbe~ Gibbons, Cl~air
Sharon Fierro, Secretary
PLN2000-151
Nelson, J.
ITEM NO. 5
STAFF REPORT - PLANNING COMMISSION MEETING OF
NOVEMBER 28, 2000
Public Hearing to consider the application of Jon Nelson for a Site and
Architectural Review Permit (PLN2000-151) to allow construction of a new
two-story, single-family residence on property located at 1340 Abbott
Avenue in an R-l-10 (Single-family residential, minimum 10,000 square
foot lot size) 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 construction of a new two-story, single-family residence, subject to the
attached conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 Class 3 (a) of CEQA pertaining to New
Construction of Small Structures; therefore, no environmental action is required.
PROJECT DATA
Cateflorv
Gross Lot Area:
Net Lot Area:
Density:
Proposed Proiect
.27 acres (11,900 sq. fi.)
.24 acres (10,472 sq. ft.)
3.7 units/gross acre*
Required/Allowed
12,445 sq. ft. minimum
10,000 sq. ft.
Less than 3.5 units/gross acre
* Existing lot was legally created prior to the existing General Plan designation.
Proposed Residence:
First Floor:
Second Floor:
Proposed Garage:
Building Coverage:
Floor Area Ratio:
Parking Provided:
Building Height:
3,526 sq. ft.
1,703 sq. ft.
1,361 sq. fi.
462 sq. ft.
21% (2,165 sq. ft.)
0.34
2 in garage
2 in driveway
27 ft.
4,712 sq. ft. maximum
200 square ft. minimum
35 % (3,665 sq. fi.)
0.45 maximum
2 spaces (minimum 1 covered)
28 ft. maximum
Setbacks:
Front Yard:
Rear Yard:
Side Yard (first floor north):
25 fi.
58ft.
12 ft. 6 inches
25 ft. minimum
25 fi. minimum
11 ft. 8 inches (60% of 19 ft. 6 inch
wall height)
Staff Report - Planning Commission Meeting of November 28, 2000
PLN2000-151 - 1340 Abbott Avenue
Page 2 of 3
Side Yard (first floor south):
Side Yard (first floor s/e comer):
Side Yard (second floor north):
Side Yard (second floor south):
Side Yard (second floor s/e comer):
14-23 ft.
10 ft. 4 inches
12 ft. 6 inches
21ft.
12 ft. 8 inches
8ft.
11 ft. 8 inches (60% of 19 ft. 6 inch
wall height)
13 ft. 6 inches (60% of 22 ft. 6 inch
wall height)
11 ft. 7 inch (60% of 20 ft. 10 inch
wall height)
DISCUSSION
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 1340 Abbott
Avenue. The project site is located on the east side of Abbott Avenue, one parcel south from its
intersection with Hacienda Avenue. The project site is surrounded on all four sides by single-
family residences.
Background: An existing single-story residence and attached carport on the property will be
demolished.
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 site
is 3.7 units per gross acre, which is not consistent with the General Plan land use designation.
However, the existing lot was legally created prior to the existing General Plan designation.
The project site is located in the San Tomas Neighborhood and is subject to San Tomas
development guidelines. Staff finds the proposal consistent with the development guidelines with
the recommended conditions of approval.
Zoning Designation: The zoning designation for the project site is R-I-10 (Single-Family
Residential, 10,000 square foot minimum lot size). The proposed project is consistent with the
zoning designation and meets the minimum setbacks, height restriction, lot coverage, building
area, floor area ratio and parking requirements of the R-l-10 Zoning District.
Site Layout and Architecture: The proposed project includes the development of a two-story
residence with an attached two-car garage on the subject property. The front entry and garage
doors of the home face Abbott Avenue.
The proposed residence utilizes hip and gable roof forms, wood and stucco siding and
composition shingle roofing. Additional architectural features include divided window treatments
on all windows surrounding the house, shutters on the major front window, fiver rock masonry
veneer, and a front porch with river rock masonry veneer columns and gable porch roof. Staff
finds that the building design is consistent with the design criteria of the San Tomas Area
Neighborhood Plan.
Staff Report - Planning Commission Meeting of November 28, 2000
PLN2000-151 - 1340 Abbott Avenue
Page 3 of 3
The proposed colors for the home include a light beige color light beige trim. The shutters will
be a dark teal color. The roof color is a medium brown color.
Trees/Landscaping: There are five existing trees on site, three of which are proposed for
removal. None of these trees meet the size and species criteria to be protected under the City's
Tree Protection Regulations. Six trees are required to be planted under the San Tomas Area
Neighborhood Plan; fifteen 24-inch box trees are proposed to be planted on the Conceptual
Landscaping Plan. The Conceptual Landscaping Plan indicates that three 24-inch box Redwood
'Aptos Blue' trees will be planted along the rear property line to provide screening to the
adjacent residence. Three 24-inch box Chinese Tallow trees, two 24-inch box Washington Thom
trees and one 24-inch box Magnolia 'Rosea' are proposed to be planted along the side property
lines on the rear half of the lot. In the front yard, two 24-inch box Chinese Tallow trees, three 24-
inch box Washington Thom trees and one 24-inch box Magnolia 'Rosea' are proposed along
with a variety of shrubs and lawn.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of November 14, 2000, and is supportive of the
submitted plan, subject to the condition that the river rock treatment on the front faCade be
wrapped around the faCade and end at the southwest comer of the house. The Committee was
also concerned about the "clipped gable" proposed for the roof but did not suggest any specific
revisions.
Attachments:
1. Findings for approval of File No. PLN2000-151
2. Conditions of Approval for File No. PLN2000-151
3. Exhibits (Site Plan, Floor Plans & Elevations)
4. Location Map
Prepared by: ~)t2~O~ ~n41774~
Darcy Smith, Planner I
Approved by'~~/t C~~
~clff I. B~/dley, Senior Planner/
Attachment # 1
FINDINGS FOR APPROVAL OF FILE NO. PLN 2000-151
SITE ADDRESS: 1340 Abbott Avenue
APPLICANT: Jon Nelson
DATE: November 28, 2000
Findings for Approval of a Site and Architectural Review Permit to allow the construction of a
new single-family residence.
The Planning Commission finds as follows with regard to File No. PLN 2000-151:
The proposed project is consistent with the R- 1-10 (Single family residential, 10,000 square
foot minimum lot size) Zoning District, as required per the Zoning Ordinance and the San
Tomas Area Neighborhood Plan.
2. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and with the San Tomas Area Neighborhood.
The development of the property will result in a density of 3.7 dwelling units per gross acre
and is an existing non-conforming lot of record consistent with the General Plan density of
less than 3.5 dwelling units per gross acre for this area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the City's General Plan.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
Attachment #2
Page 1 of 4
CONDITIONS OF APPROVAL FOR FILE NO. PLN 2000-151
SITE ADDRESS: 1340 Abbott Avenue
APPLICANT: Jon Nelson
DATE: November 28, 2000
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. 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
1. Approved Pr0iect: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new 3,526 square foot two-story, single-family residence at 1340 Abbott
Avenue. Project approval shall substantially comply with project plans that were received by
the Planning Department on November 7, 2000, except as modified by the Conditions of
Approval herein.
Architectural Details:
a. Prior to issuance of building permits, the applicant shall provide details of the building
materials including a window and door schedule.
b. Prior to issuance of building permits, the applicant shall indicate on the elevations of
the building plans the extension of the river rock masonry veneer across the entire
front right fagade to the southwestern building comer.
o
Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
151) for this project is valid for a period of one (1) year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year
from the date of approval, or the permit shall be void.
Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
5. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
6. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
Conditions of Approval for File No. PLN 2000-151
1340 Abbott Avenue
Attachment #2
Pa~e 2 of 4
o
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
civil engineer specializing in soils mechanics.
o
Site Plan: Application for building permit shall include an accurate site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. The site
plan shall also include site drainage details.
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
10. Title 24 Energy compliance: California Title 24 Energy Compliance forms CF-IR and MF-
1R shall be blue-lined on the construction plans.
11. 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.
12. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" by 36") is available at the Building Division
service counter.
13. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
ao
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
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)
Conditions of Approval for, de No. PLN 2000-151
1340 Abbott Avenue
Attachment #2
Page 3 of 4
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.
14. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. A fencing plan depicting fencing type and height shall be submitted, prior to
the issuance of building permits.
15. 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 (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
16. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
17. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Guidelines (WELS) and the Tree Preservation
Ordinance to indicate how trees to be retained on site will be protected during construction,
prior to issuance of building permits.
18. Landscaping: The applicant shall be required to provide a minimum of one (1) tree per 2,000
square feet of net lot area of the subject property. Existing trees within the net lot area of the
subject property shall be included in the total. All new trees shall be planted within the net
lot area and shall be noted on plans to be submitted to the Community Development
Department prior to issuance of building permits and shall be located to minimize privacy
impacts on adjacent properties.
PUBLIC WORKS DEPARTMENT
19. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
20. Public Service Easement: Prior to issuance of any grading or building permits for the site,
the applicant shall grant a ten (10) foot Public Service Easement on private property
contiguous with the public right-of-way along the Abbott Avenue frontage. The applicant
shall cause all documents to be prepared by a registered civil engineer/land surveyor, as
necessary, for the City's review and recordation.
21. Unsecured Deferred Street Improvement Agreement: Prior to issuance of any grading,
drainage, or building permits for the site, the owner shall execute an unsecured deferred street
improvement agreement for construction of street improvements.
Conditions of Approval for File No. PLN 2000-151
1340 Abbott Avenue
Attachment #2
Pal~e 4 of 4
22. 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 fight-of-way line.
23. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 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.
24. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets
which have been resurfaced within the previous five years will require boring and jacking for
all new utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
25. 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 which is $2,000 per acre.
26. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for grading,
landscaping, or building, the applicant shall obtain a clearance from the SCVWD.
27. 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 and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
28. Lot Line Adjustment: Prior to issuance of any grading or building permits for the site, the
applicant shall submit a Lot Line Adjustment application to merge the parcel previously
vacated by the City to the property owner, for approval by the City Engineer. The current
application processing fee is $600.00.
29. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
Attachment # 4
ect Location
Location Map
1340 Abbott Avenue
PLN 2000-151
Site and Architectural Review Permit
Legend
Scale
1"= 500'
City Limits
----- Parcel Lines
November 17, 2000
CITY OF CAMPBELL
Community Development Department
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, November 28, 2000, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. J.R. Nelson, on behalf of David and Margo Dickson, for a Site and
Architectural Approval (PLN2000-151) to allow the construction of a new two-story single-
family residence on property located at 1340 Abbott Avenue in an R-l-10 (Single Family
Residential) Zoning District. This project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2000-151
Address: 1340 Abbott Avenue
70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 . FaX 408.866.8381 ' TDD 408.866.2790
°
MEMORANDUM
City of Campbell -- Community Development Department
70 N. First Street~ Campbell, CA 95008
To: Site and Architectural Review Committee
Date: November 14, 2000
From: Darcy Smith, Planner I
Subject: PLN 2000-151 Site and Architectural Review Permit Application
Proposal
The applicant, Mr. Jon Nelson, is requesting approval of a Site and Architectural application to allow
the construction of a new two-story, single-family residence at 1340 Abbott Avenue. The project site is
located on the east side of Abbott Avenue, one parcel south from its intersection with Hacienda
Avenue. The project site is surrounded by single-family residences. An existing single-story residence
and carport on the property will be demolished.
Zoning/General Plan
The project site is located in a R-I-10 (Single Family Residential, minimum 10,000 square foot lot
size) Zoning District. The General Plan designation is Low Density Residential (less than 3.5 units per
gross acre).
Proiect Data
Category_:
Proposed Proiect:
San Tomas Area Neighborhood Plan
(STANP) Requirements:
Gross Lot Area:
Net Lot Area:
Density:
.27 acres (11,900 sq. ft.)
.24 acres (10,472 sq. ft.)
3.7 units/gross acre
12,445 sq. ft.
10,000 sq. ft.
less than 3.5 units/gross acre
Proposed Residence
Proposed Living Area:
1 st Floor:
2nd Floor:
Proposed Garage:
Total Building Area:
3,064 sq. ft.
1,703 sq. fi.
1,361 sq. ft.
462 sq. ft.
3,526 sq. ft.
N/A
N/A
N/A
N/A
4,712 sq. ft. maximum
Total Building Coverage:
Lot Coverage:
Floor Area Ratio:
2,165 sq. ft.
21%
0.34
3,665 sq. ft.
35%
0.45 maximum
Parking Provided:
2 covered
2 spaces (minimum 1 covered)
T .... ~ T
Setbacks
Front Yard:
Rear Yard:
Side Yard (first floor north):
Side Yard (first floor south):
Side Yard (first floor s/e comer):
Side Yard (second floor north):
25 ft.
58 ft.
12.5 ft.
13-23 ft.
10.3 ft.
12.5 ft.
Side Yard (second floor south): 21 ft.
25 ft. minimum
25 ft. minimum
11.7 ft. (60% of the wall height - based
on a 19.5 ft. wall height)
8ft.
8ft.
11.7 ft. (60% of the wall height - based
on a 19.5 ft. wall height)
13.5 ft. (based on a 22.5 ft. wall height)
Side Yard (second floor s/e comer): 12.7 ft.
11.6 ft. (based on a 19.3 ft. wall height)
Height 27 ft. 28 ft.
Issues or concerns
See Architectural Advisor Recommendation.
Staff Recommendation
The Planning Staff is supportive of the proposal as presented.
Architectural Advisor Recommendation
The Architectural Advisor commented that the stone wainscot at the front elevation should wrap
around the comer to engage the fireplace as a termination, and not just stop at the comer. He also
commented that the roof shape of the proposed design is heavily articulated and complex and could be
simplified.
CITY OF CAMPBELL
Community Development Department
October 27, 2000
Jon Nelson
P.O. Box 110700
Campbell, CA 95011
Subject:
PLN2000-151
Construction of a
Neighborhood
1340 Abbott Avenue
New Single-family Residence in the San Tomas Area
Dear Mr. Nelson,
Thank you for your Site and Architectural Review Permit application for the construction of a new
single-family residence in the San Tomas Area Neighborhood at 1340 Abbott Avenue.
The plans were distributed to the City's Architectural Advisor, Public Works Department, Building
Division, Planning Division, and the Santa Clara County Fire Department. Comments from the
Building Division, Fire Department and Public Works Department are attached. The City's
Architectural Advisor did not have comments at this time.
Your application has been deemed incomplete. Additional information and details are needed in
order to deem your application complete. These items are listed below.
1. Sample Board (i.e. 11" x 17" Foam Board) mounted with actual samples of the following:
a. Building materials
b. Paint colors
c. Photographs of Project Site and Surrounding Properties
Some of these items were submitted on the application, but they must be mounted on a board in
order to be displayed at the Public Heating.
2. Development Schedule~Provide a written statement outlining the proposed scheduling for the
project.
3. Preliminary Title Report
4. Site Plan. The site plan submitted is incomplete and does not meet the requirements for the Site
and Architectural Review Permit Application Attachment A "Items to be Provided on Plans"
(enclosed).
70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2140 · Fax 408.866.8381 · TDD 408.866.2790
Jon Nelson - 1340 Abbott Avenue
Page 2 of 2
October 27, 2000
PLN2000-151
a. The existing chain link fence on the property exceeds the height requirement for fences in the
front yard and is not a suitable type. The landscaping or site plan should denote the removal
of this fence and the proposed new fence (type, height, and materials).
b. Provide location and uses of buildings on adjacent properties. Describe the height, setbacks
and type of structures on adjacent properties.
c. Provide a preliminary grading and drainage plan. Existing grade and proposed grade should
be shown at every tree which is to be retained.
d. Height of all buildings to roof peak (on Elevations).
e. Plate height of walls facing side property lines (on Elevations).
fi Roof Plan.
5. Landscaping. Your Landscaping Plan shows five proposed trees. The STANP requires new
development to provide a minimum of one tree per 2,000 square feet of net lot area. Since the lot
exceeds 10,000 square feet, six (6) trees will be required. Existing mature trees count towards this
requirement.
6. Privacy Impacts. To minimize adverse impacts on the privacy of adjacent properties, the
STANP requires the use of smaller windows on the second story and the placement of window sills
as high as possible in conformance with building codes. The plans do not meet this requirement.
Please do not hesitate to contact me at (408) 866-2193 for further assistance with this project.
Sincerely,
Darc3~'~mith
Planner I
Enclosure:
Public Works Department Preliminary Conditions of Approval, 10/9/2000
Fire Department Development Review Comments, 10/23/2000
Building Division Comments to the Development Review Committee, 10/24/2000
File No. Dt.N ZO1DO -/~l
ORCH~O
Development
Application
Planning Department 70 North First Street, Campbell, California 95008 (408) 866-2/40
APN(S): /--40 '~ - ~,(~ "O~ q DATE FILED:
ZONING: ~2 - \- lC> GENERAL PLAN:
PROPERTY ADD.SS: ~ I~MO ~~~
APPLICANT: -.~'1~_.
ADDRESS: ~::~O I~:2> ~<, ~ \ O '"/IDtZ> TELEPHONE:(
CITY/STATE: ~_~{2> ~L,~ ZIP:
PROPERTY OWNER:
ADDRESS: I ~/.~C> ~q:2t,_.,~-'T ~t:~,x~_ TELEPHONE: ( )
CITY/STATE: ~-t~.~~"k~. ZIP: ~OO8
/,ttach a separate sheet listing the names and addresses of others you wish to receive copies of staff reports and agendas.
AFFIDAVIT/SIGNATURE(S):
The undersigned person(s), having an interest in the above-described property, hereby make this application in
accordance with the provisions of the Campbell Municipal Code', and, hereby certify that the information
g~ven herein is true and correct to the best of my/our knowledge and belief.
re Date Property Owne~ s Signature ~ Date
NOTE: Staff is required by State Law to notify applicants of the completeness of their applications withi~¢0 days. Only
those applications which are found complete will be placed on the Planning Commission Agenda.
OFFICE USE ONLY
PC Meeting:
PC Action:
CC Meeting:
CC Action:
Fee Paid:
Receipt No:
Completeness Letter Sent:
300 Foot Notices Marie&
Press Notice Pubhshed:
Notice of Prep/Public Review:
Notice of Determination:
O,~CH
Site & Architectural Review Permit
Supplemental Application
FILE NO.
PURPOSE
The Site and Architectural Review Area is intended to
promote orderly development; to enhance the character,
stability, and integrity of neighborhoods and zoning districts;
to secure the general purpose of the City's Zoning Ordinance
and General Plan, and to assure high quality architectural
design and optffnum site design through the architectural
review process.
PROCESS
Pre-Application Review: It is recommended that the applicant
make an appointment with a planner prior to submitting an
application to discuss the preliminary design of the project.
This will help the applicant determine if the proposal is
consistent with existing review standards and ordinance
requirements.
Filing of Application: The completed application must be
filed with the Planning Department along with the appropriate
fee and all required data. The staff planner who is on duty
will give the application and data a cursory review for
completeness. The application cannot be accepted if the
submittal is incomplete.
After the project has been assigned to a planner, it will be
reviewed in more detail for completeness. A letter stating if
the application is complete or if additional information is
required will be sent to the applicant within 30 days after
receipt of the application.
Environmental Review: Nearly all Site and Architectural
Review requests are required to have an environmental
assessment to determine if it will be necessary to prepare an
Environmental Impact Report or a Negative Declaration.
Traffic safety, congestion, and site circulation;
Landscaping; and
Building and site layout.
Staff Review: The Planning Staff will evaluate the request by
conducting an investigation of the site and-considering the
proposal in relation to adjoining structures. Staff will prepare
a written report for the Planning Commission which will
analyze the development proposal and provide staff
recommendations. A copy of this report will be sent to the
applicant.
Site and Architectural Review Committee (SARC): Prior to
the Planning Commission meeting your application will be
reviewed by SARC. The Committee reviews the application
for site layout and building design and then forwards a
recommendation to the Planning Commission.
Public Notice: At least 10 days prior to the public hearing,
property owners within 300 feet of the subject property will be
notified by mail of the hearing. In addition, a notice of the
public hearing will be published in the Campbell Express.
Planning Commission Meeting: The Planning Commission is
required to review and approve detailed site, building, and
landscape plans. Staff will present an oral report and
recommendation for the proposed project. This presentation
will be followed by testimony from the applicant and then by
any interested persons who may wish to comment on the
application. The Planning Commission may then close the
public hearing and make a decision approving or conditionally
approving the request, denying the request, or postponing the
decision to a later date. Unless an appeal is filed, the Planning
Commission's decision is f'mal.
Application Review: The Planning Staff, the Site and
Architectural Review Committee, and the Planning
Commission will consider the following in the review of Site
and Architectural Review applications:
Proposed Use:
City Council: Site and Architectural Review applications are
not required to go before the City Council, unless the Planning
Commission's decision is appealed within ten calendar days.
Project Summary
INFORMATION TO BE FILLED OUT BY APPLICANT
General Plan Designation:
Existing Use:
Gross Floor Area:
No. of Stories:
Lot Coverage:
Surrounding Uses:
Floor Area Ratio: · ~'"~ ~
Net Lot Size: I 0I t4'~. 2~ Pavement Coverage:
Landscape Coverage: Pavement Coverage:
No h: Sou :
E~t: ~,O~,~ West:
Rvsd. 7/28/00
Site & Architectural Review
Supplemental Application
Page 2
ENVIRCINMRNTAI. INFORMATION
Are the following items applicable to the project or its effects?
Yes No
1. Change in existing features of any lakes, hills, or substantial alteration of ground
contours.
2. Change in scenic views or vistas from existing residential areas or public lands or
roads.
'"' 3. Change in pattern, scale or character of the general area surrounding the project.
4. Significant amounts of solid waste or litter.
5. Change in dust, ash, smoke, fumes or odors in vicinity.
6. Change in lake, stream or ground water quality or quantity, or alteration of existing
drainage pattems.
7. Substantial change in existing noise or vibration levels in the vicinity.
r"' 8. Proposed development is on a filled site or on a slope of 10 percent or more.
· ," 9. Use of and/or disposal of potentially hazardous materials, such as toxic substances,
flammables or explosives.
,"" 10. Substantial change in the demand for municipal services (police, fire, water, etc.).
/ 11. Substantial increase in the demand for fossil fuel consumption (electricity, oil, natural
gas, etc.).
f 12. Relationship to larger project or series of projects.
,,'" 13. Additional traffic generation or parking demand.
Discuss below all of the above items checked yes. (Attach additional sheets as necessary)
I4.
Describe the project site as it exists, include information on topography, soil stability, plants and
animals, and any cultural, historical or scenic aspects. Des,,cribe any existing structure.s on the site.
15. Describe surrounding properties, including information on plants and animals, and any cultural, historical
or scenic aspects. Indicate the intensity of land use and the scale of development (height, frontage,
setbacks, etc.) ~.~,. ~c~,(~,c2
Rvsd. 7/28/00
Site & Architectural Review
Attachment A
Page 3
PROJECT SUMMARY
Assessor's Parcel Number:
Lot Size:
[O! t-4"7~Z- ~ Gross sq. ft. (Property to center line of street)
ll~ lo! tJ~/Z-~ Net sq. ft.
Utilization:
Building Coverage
(include cantilever portions)
Landscape Coverage
Paving Coverage
Sq. ft.
Floor Area Ratio:
Total building sq. ft.
divided by net lot size
Adjacent Land Uses
North
South
East
West
Use
Zoning
Parking
Standard ~/~-
TOTAL t4
Compact
Handicap
Restaurant and Assembly Uses
Seating Count
Residential Projects
Unit Type
Living Area
Garage Area
Total Area
No. of Bedrooms
Number of Units
A
B
Percent %
C
ORCH
Attachment C
[Vest l/alley Sanitation District 4 Acknowledgment
NOTICE TO APPLICANTS
REGARDING EFFECT OF WASTE WATER
TREATMENT CAPACITY ON LAND
DEVELOPMENT APPROVALS PURSUANT TO
DEVELOPMENT OF APN: /--/OZ, -I k, - Oq ~'
Please take notice that no vested right to a building permit shall accrue as the result of the granting of
any land development approvals and applications. Pursuant to the adoption of Ordinance 9.045 by West
Valley Sanitation District 4, the agency providing the above described parcel(s) with sewer service, if
the District's Manager and Engineer makes a determination that the issuance of a sewer connection
permit to a building, or proposed building, on the above described property, will, in his opinion, cause
the District to exceed its ability to treat adequately the waste water that would result from the issuance
of such connection permit, then said permit may not be issued, and, hence, no building permit may be
issued by this agency.
If the sewer connection permit is issued, it may contain substantive conditions designed to decrease the
waste water associated with any land use approval.
ACKNOWLEDGEMENT
By signing below, the applicant acknowledges, at the time of application, that he/she fully understands
the above.
Address of Proposed Development
~ure
Distribution
Original to:
Date
West Valley Sanitation, District No. 4
100 East Sunnyoaks Avenue
Campbell, CA 95008
Copies to: File
Applicant
Rvsd. 7/28/00
Attachment D
Contribution Disclosure Form
Page 2
TO BE FILLED OUT BY APPLICANT
I. [~ IF CONTRIBUTIONS TOTALING $250 HAVE NOT BEEN MADE, CHECK HERE, AND SIGN
BELOW IN SECTION III.
II. TO BE COMPLETED ONLY IF CONTRIBUTIONS TOTALING $250 OR MORE HAVE BEEN MADE.
NAME:
ADDRESS:
ZI?:
TELEPHONE NO:
LIST COMMISSION MEMBER(S) TO WHOM YOU AND/OR YOUR AGENT MADE CAMPAIGN
CONTRIBUTIONS TOTALING $250 OR MORE, AND THE DATES OF THOSE CONTRIBUTIONS.
NAME:
CONTRIBUTOR:
(if other than yourself)
DATE (S):
AMOUNT (S):
NAME:
CONTRIBUTOR:
DATE (S):
AMOUNT (S):
(if other than yourself)
(if other than yourself)
NAME:
CONTRIBUTOR:
DATE (S):
AMOUNT (S):
III. SIGNATURE
Rvsd. 7/28/00
Si t/Agent
O,~CH Ag~0
Attachment E
Hazardous IVaste & Substance Sites Disclosure Form
This form must be completed by development applicants per the provisions of Government Code
Section 65962.5.
As part of the development application process, you must complete this disclosure form, certifying that
you have reviewed the current CAL-EPA Department of Toxic Substances Control Facility Inventory
Data Base Hazardous Waste and Substances Sites List (available at the Planning Department, City of
Campbell) and indicate below whether your project site is included on this list.
Project Site Address: / ~ t'd C> ~/g'~>~-'l" ~
Proposed Project: ~ S~,~(.~c,~: ~,cc."X'" ~*-o,O~ ~
Yes, the above-referenced site is included on the CAL-EPA Department of Toxic Substances
Control Facility Inventory Data Base Hazardous Waste and Substances Sites List.
No, the above-referenced site is not included on the CAL-EPA Department of Toxic Substances
Control Facility Inventory Data Base Hazardous Waste and Substances Sites List.
Applicant Signature ~ Date I°lY~l ~
Please provide this completed form to the City of Campbell, Planning Department, 70 N. First Street,
Campbell, CA 95008, together with the application for development.
Rvsd. 7/28/00