Site & Arch - Withdrawn - 2003ITEM NO.1
CITY OF CAMPBELL - PLANNING COMMISSION
Staff Report - October 14, 2003
PLN2003-76
Chapman, C.
Continued Public Hearing to consider the application of Mr. Charles
Chapman for a Site and Architectural Review Permit (PLN2003-76) to
allow an addition and remodel of an existing shop and single-family
residence on property owned by Charles and Gloria Chapman located at
1285 Westmont Avenue in an R-I-6 (Single Family Residential) Zoning
District. (Continued from the Planning Commission meeting of September
9,2003.)
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Withdraw this application pursuant to the applicant's request
DISCUSSION
Applicant's Proposal: The applicant was requesting approval of a Site and Architectural Review
Permit to allow the construction of a two-story residential addition to an existing garage and
single-family residence located at 1285 Westmont Avenue. The applicant has decided to not
pursue this proposal and consequently request that the application be withdrawn.
Background: The subject property is currently developed with a single-story residence and a
detached accessory structure. The applicant obtained a building permit to re-roof the existing
accessory building. In the process of reconstructing the roof on this structure, the applicant
constructed new roof trusses that increased the height from 14 feet to 22 feet and accommodated
a larger attic area. This unapproved construction is currently a code enforcement item that is
being pursued by the City Attorney.
The applicant previously received approval of a building permit for an addition to the existing
single story residence and the detached workshop. The applicant is now constructing these
additions consistent with the previously approved building permits, which will bring the
structures into compliance with the zoning regulations.
1.
2.
Approved by
October 2, 2003
Mr. Joseph Hernandez, Chairman
City of Campbell Planning Commission
70 N. First Street
Campbell, CA 95008
RE: Withdraw of Site and Architectural Application (PLN 2003-76)
1285 Westmont A venue
Dear Mr. Hernandez:
Please accept this note as a requests to withdraw my application (PLN 2003-76) which is
currently pending before the Planning Commission. I have decided to pursue the
construction of a smaller residential addition and workshop remodel that was previously
approved in the Building Division and this application is not necessary.
Thank you for the consideration of my request.
Sincerely,
Charles R. Chapman
Property Owner
cc: Bill Bruckart, Building Official
ITEM NO.2
CITY OF CAMPBELL - PLANNING COMMISSION
Staff Report - September 9, 2003
PLN2003-76
Chapman, C.
Public Hearing to consider the application of Mr. Charles Chapman for a
Site and Architectural Review Permit (PLN2003-76) to allow an addition
and remodel of an existing garage and single-family residence on property
owned by Charles and Gloria Chapman located at 1285 Westmont Avenue
in an R-I-6 (Single Family Residential) Zoning District
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Continue the consideration of this application to its meeting of October 14, 2003, with
the concurrence of the applicant.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15303, Class 3 of the California Environmental Quality Act (CEQA), pertaining
to the construction of one new single-family residence.
PROJECT DATA
Catee:orv
Net Lot Area:
Density:
Proposed
12,915 sq. ft. (0.28 acres)
2.7 units/gross acre
Required! Allowed
6,000 sq. ft.
Less than 6 units/gross acre
Floor Area Ratio (FAR):
Building Coverage:
5,547 square feet (43%)
4,527 square feet (35%)
5,601 sq. ft. maximum (45%)
4,978 sq. ft. maximum (40%)
Proposed Residence:
First Floor:
Attic Floor:
Garage:
Total:
3,403 sq. ft.
1,020 sq. ft.
1,124 sq. ft.
5,547 sq. ft.
N/A
N/A
200 sq. ft. minimum
5,811 sq. ft. maximum (45%)
Parking Provided:
4 covered, 3 uncovered
1 covered, 1 uncovered
Building Height:
22 ft.
28 ft. maximum
Surrounding Uses:
North:
South:
East:
West:
Single-Family Residence
Single-Family Residence
Single-Family Residence
Single-Family Residence
Staff Report - Planning COl~1ffiÏssion Meeting of September 9,2003
PLN2003-76 -1285 Westmont Avenue
Page 2 of2
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the construction of a two-story residential addition to an existing garage and
single-family residence located at 1285 Westmont Avenue.
Background: The subject property is currently developed with a single-story residence and a
detached accessory structure. The applicant obtained a building permit to re-roof the existing
accessory building. In the process of reconstructing the roof on this structure, the applicant
constructed new roof trusses that increased the height from 14 feet to 22 feet and accommodated
a larger attic area. This unapproved construction is currently a code enforcement item that is
being pursued by the City Attorney.
The applicant has submitted plans for an addition over the detached garage/accessory building
and to connect the accessory building to the existing residence that is located along the
Westmont Avenue frontage of the property.
As a result of the Site and Architectural Review Committee meeting of August 27, 2003, the
applicant has indicated that he wishes to revise his proposal so that it more closely complies with
the San Tomas Neighborhood Guidelines and the R-I-6 Zoning District. Consequently, staff is
recommending a continuance of this application with the concurrence of the applicant.
1. Location Map
2. Correspondence ComplaintlPetition from surrounding residents dated August 30, 2003
Prepared by: --C~~
Tim,J. H ,Associate Planner
Approved by:
-
CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC:
August 8, 2003
ADDRESS: 1285 Westmont Ave.
Project Application: PLN-2003-00076
RECOMMENDATION:
Note: No building code issue has been reviewed at Development Review Committee; it will be reviewed in the
Building Permit process. Please be aware that building codes are changing constantly; plans submitted for building
permit shall comply with the code in effect at that time. Submit permit application together with required
documents to the Building Inspection Division to obtain a building permit. No construction can be commenced
without an appropriate building permit.
It is recommended that this item be forwarded to the Planning Commission for review, with the following
conditions.
TO THE SA TISF ACTION OF THE BUILDING DIVISION MANAGERlBUlLDING OFFICIAL:
1. PERMITS REQUIRED: A building permit application shall be required for the proposed addition
to the existing structure. The building permit shall include ElectricallPlumbinglMechanical fees
when such work is part of the permit.
2. PLAN PREPARATION: This addition may require plan prepared under the direction and
oversight of a California licensed Engineer or Architect. When applicable, plans submitted for
building permits shall be ''wet stamped" and signed by the qualifying professional person.
3. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
4. SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall be
24 in. X 36 in.
5. 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.
6. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF-IR and
MF-IR shall be blue-lined on the construction plans. 8~ X 11 calculations shall be submitted as
well.
7. 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
J :\Building DRC Comments\l285westrnontave _ 2.doc
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.
8. 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.
9. 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)
ill) 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.
10. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may require
substantial scheduling time and can cause significant delays in the approval process. Applicant
should also consult with P.G. and E. concerning utility easements, distribution pole locations and
required conductor clearances.
J:\Building DRC Comments\l285westmontave_2.doc
To:
Site and Architectural Review Committee
Tim Haley, Associate Planner
1285 Westmont Avenue - Site and Architectural Review Permit
PLN 2003-76
Date: August 19,2003
From:
Subject:
PROPOSAL
The applicant is requesting approval of a Site and Architectural Review Permit for the addition and
remodel of an existing shop and single-family residence. The project site is currently developed with a
single story 1,611 square foot residence and a detached shop of 736 square feet. The applicant is
proposing a residential and garage addition to connect the two existing structures on the site resulting
in a single story residence in the front and an attached one and a half story garage and workshop in the
rear with a total square footage of 5,547 square feet (2,627 square feet living area and 2,920 square feet
garage and attic space).
The subject property is located on the north side of Westmont Avenue and is surrounded on four sides
by single-family residences. The surrounding uses are both one and two story residences.
The project site is located in the San Tomas Neighborhood and is subject to the San Tomas Area
Neighborhood Plan (STANP). The zoning designation for the project site is R-I-6 (Single-Family
Residential, 6,000 square foot minimum lot size).
ST AFF ANALYSIS
The proposed project is consistent with the zoning designation in that it meets the minimum setbacks,
height restriction, building coverage, floor area ratio, and parking requirements of the R-I-6 Zoning
District with the exception of an existing 3 foot side yard setback for the existing attached garage.
However, staff finds that the proposed project is not consistent with the development standards and
design guidelines of the STANP. The proposal addition with garage and attic area changes the roof
pitch and height thus being inconsistent with the main portion of the residence. Additionally, the
location of the window at the side of the garage attic presents a potential privacy for adjacent
residences.
The proposed addition does not comply with the following development guidelines:
Integration of Additions with the Existing Home
1. Exterior materials of a proposed addition should match the existing home, unless
the entire exterior is being replaced to match the new addition.
SARC Memorandum -1285 Wt:stmont Avenue
2. Integrate second story additions into the overall design of the house in order to
avoid a "tacked on" appearance.
3. The design of the addition should be consistent with the original home. This
means that materials and architectural elements are used in a consistent manner.
The design of the home should also be visually compatible with the adjacent
design.
4. The rooflines of the addition including roof slope should be consistent with the
existing house, unless a steeper slope is needed to accommodate a one and a half
story design.
5. New windows should either match the style, material and color of the original
windows or the original windows should be replaced to match the ones used on
the addition.
6. New window treatments should also be in keeping with the styles found in the
adjacent homes.
Attachment: Reduced Plans
August 29, 2003
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, September 9, 2003, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Charles Chapman for a Site and Architectural Review Permit (PLN2003-76)
to allow an addition and remodel of an existing shop and single-family residence on property
owned by Charles and Gloria Chapman located at 1285 Westmont Avenue in an R-I-6 (Single
Family Residential) Zoning District. Staff is recommending that this project be deemed
Categorically Exempt under CEQA.
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. PLN2003-76
Address: 1285 Westmont Avenue
August 21, 2003
Re: PLN2003-76 -1295 Westmont Avenue - Site and Architectural Review Permit
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting(s):
Site and Architectural Review Committee Meeting:
Date: Wednesday, August 27, 2003
Time: 6:40 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, September 9, 2003
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Tim J. Haley
Associate Planner
cc: Charles & Gloria Chapman (Applicants/Owners)
1285 Westmont Avenue
Campbell, CA 95008
June 18, 2003
Charles and Gloria Chapman
1285 Westmont Avenue
Campbell, CA 95008
Re: Site and Architectural Review Permit Application
File No.: PLN2003-76
1285 Westmont A venue
Dear Mr.& Mrs. Chapman:
Thank you for your Site and Architectural Review application for a single-family residential addition
on property located at 1285 Westmont A venue. Due to the size, location, design and height of the
addition, the Community Development Director has referred the application to the Planning
Commission, where the matter will be decided upon at a public hearing.
Your application has been deemed incomplete. The following additional information and details are
needed in order to deem your application complete and schedule it for meetings with the Site and
Architectural Review Committee (a sub-committee of the Planning Commission) and the Planning
Commission:
1. Elevations - Complete elevations of the existing residence and the proposed addition needs to be
submitted. All four elevations of the building need to be submitted. It is important that the
elevations depict the scale and detail of the addition as it relates to the existing residence.
2. Preliminary Title Report: - Please provide a preliminary title report for the property.
3. Sample Board and Photos - Please provide samples of the following:
a. Building materials (Please callout materials on the elevations)
b. Paint colors (Please note on elevations)
c. Photographs of the subject site and surrounding properties need to be submitted.
4. Site Plan - The following information needs to be provided on the site plan:
a. Provide location and uses of buildings on adjacent properties. Describe the height and
type of the structures.
b. Show the street right-of-way and dimensions to centerline.
c. Show existing and proposed easements and utilities
d. Show demolition of any structures.
e. Please illustrate on-site trees per the San Tomas Neighborhood Standards.
5. Vicinity Map - A vicinity map needs to be provided. This map needs to illustrate the layout of
adjacent lots and the locations of buildings on those properties. Aerial photographs are available
for review in the Public Works Department.
The plans depict a one car garage with a substandard side yard setback of 3 feet. Please provide
evidence of building permits for this structure.
The Fire Department has requested that the structure be provided with a fire sprinkler system due to
the distance to the center line of the street. Please note on the plans.
If you should have any questions regarding these comments or the requested information, please
contact me at (408) 866-2144 or via email attimh@citvofcampbell.com.
Sincerely,
Tim Haley
Associate Planner
cc: Geoff Bradley, Senior Planner
Ben Mendoza, Code enforcement Officer
Ed Arango, Associate Engineer
MEMORANDUM
CITY OF CAMPBELL
TO: Tim Haley, Project Planner
FROM: ~ Lynn Penoyer, Land Development Manager
Ed Arango, Associate Engine~
SUBJECT: DRC APPLICATION
DATE: 06/17/03
Site Address: 1285 Westmont Avenue
For File No(s): PLN 2003-076
Project Description: New Addition to SFR
Applicant: Charles and Gloria Chapman
COMMENTS
This property location falls under City Project 03-04 Westmont Avenue Street Improvement.
With this City project the property's frontage is scheduled for improvements to be installed
beginning in July 2003 (i.e. curb, gutter and sidewalk). A Notice of Improvement Obligation will
be set on the property after the improvements are constructed. The property owners will be
required to payoff the Notice of Improvement Obligation immediately after the improvements
are constructed.
PUBLIC WORKS DEPARTMENT CONDITIONS OF APPROVAL
1. Work in the Public Right-of-Way: Prior to doing any work in the public right-of-way, the
applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post
security, and provide insurance.
2. Deferred Street Improvement Agreement: Prior to issuance of any grading, drainage, or
building permits for the site, the owner shall execute a deferred street improvement
agreement for construction of standard street improvements and/or payoff of Notice of
Improvement Obligation.
3. 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.
4. 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
compames.
J :\LandDev\Conditions\ Westmont 1285.DOC
Page 1 of 2
-
1285 Westmont Avenue
5. 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. Streets that 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.
6. 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.
J :\LandDev\Conditions\ Westmont 1285.DOC
Page 2 of2
MEMORANDUM
CITY OF CAMPBELL
TO:
Tim Haley, Project Planner
DATE: 06/16/03
FROM: Lynn Penoyer, Land Development Manager
Ed Arango, Associate Enginee~
SUBJECT: DRC APPLICATION
Site Address: 1285 Westmont Avenue
For File No(s): PLN 2003-076
Project Description: New Addition to SFR
Applicant: Charles and Gloria Chapman
PUBLIC WORKS DEPARTMENT COMPLETENESS COMMENTS
Provide plan showing:
a. Entire lot, with accurate lot dimensions.
b. Street right-of-way and centerline.
c. Existing and proposed utilities.
d. Existing and proposed easements.
e. Demolition of any existing structures.
J :\LandDev\Completeness\ Westmont 1285.DOC
......
CITY OF CAMPBELL
BUILDING INSPECTION DMSION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC: June 13,2003
ADDRESS: 1285 Westmont Ave.
Project Application; PLN-1003-OOO76
RECOMMENDATION:
Note: No building code issue has been reviewed at Development Review Committee; it will be reviewed in the
Building Pennit process. Please be aware that building codes are changing constantly; plans submitted for building
permit shall comply with the code in effect at that time. Submit penn it application together with required
documents to the Building Inspection Division to obtain a building permit. No construction can be commenced
without an appropriate building permit.
It is recommended that this item be forwarded to the Planning Commission for review, with the following
conditions.
TO THE SATISFACTION OF THE BUILDING DIVISION MANAGERlBUlLDING OFFICIAL:
1. PERMITS REQUIRED: A building permit application shall be required for the proposed addition
to the existing structure. The building pennit shall include ElectricallPlumbinglMechanical fees
when such work is part of the permit.
2. PLAN PREPARATION: This addition may require plan prepared under the direction and
oversight of a California licensed Engineer or Architect. When applicable, plans submitted for
building pennits shall be "wet stamped" and signed by the qualifying professional person.
3. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building pennit.
4. SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall be
24 in. X 36 in.
5. 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.
6. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance fonns CF-l Rand
MF-l R shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as
well.
7. 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
J:\Building DRC Comments\l28Swestmontave.doc
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 fonns from the Building
Inspection Division Counter.
8. 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.
9. 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)
ill) Moreland School District (379-1370)
iv) Cambrian School District (377..2103)
Note: To Detennine 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.
10. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may require
substantial scheduling time and can cause significant delays in the approval process. Applicant
should also consult with P.G. and E. concerning utility easements. distribution pole locations and
required conductor clearances.
J:\Building DRC Comments\I28Swestmootave.doc
~
--,
PLAN REVIEW NUMBER 03 1225
FI~E DEPARTMENT
SANTA CLARA COUNTY
BLDG PERMIT NUMBER
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 · (408) 378-9342 (fax) · www.sccfd.org CONTROL NUMBER
PLN 2003-76
ALE NUMBER
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. I SHEET n REQUIREMENT
Review of a proposed 1,944 square foot addition to an existing single family
residence with an attached garage, new garage and shop. The new total floor area
will become approximately 3,555 square feet.
It is noted that this submittal proposes to link an existing shop to the new garage
and to the existing residence.
UFC
Appendix
III-A
UFC
903.2
CBL
SECJFLOOR
NAME OF PROJECT
1 Review of this Developmental proposal is limited to acceptability of site access and
water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall make
application to, and receive from, the Building Department all applicable
construction permits.
2 Required Fire Flow: The fire flow for this project is 1,000 gpm at 20 psi residual
pressure. The required fire flow is available from area water mains and fire
hydrant(s) which are spaced at the required spacing.
3 Required Access to Water Supply (Hydrants): Portions of the structure(s) are
greater than 150 feet of travel distance from the centerline of the roadway
containing public fire hydrants. Provide an approved fire sprinkler system
throughout all portions of the building.
City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE
AppllcantName
DATE
PAGE
00000
CHARLES CHAPMAN
6/16/2003 ~ OF ~
AREA
LOAD
DESCRIPTION
BY
Residential Development
LOCATION
Hokanson, Wayne
SFR- CHAPMAN
1285
Westmont Av
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga