Pre Application - 2003
CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC:
August 8, 2003
ADDRESS: 1549 walnut Dr.
Project Application: PRE-2003-00034
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 MANAGERJBUILDING OFFICIAL:
1. PERMITS REQUIRED: A building permit application shall be required for the proposed complete
remodeling and addition to the existing structure. The building permit shall include
ElectricallPlumbing/Mechanical fees when such work is part of the permit.
2. PROJECT DESCRIPTION: This project is proposed as a "remodel and addition to an existing
dwelling". The scope of work proposed under this project more closely reflects the construction of
a new single-family dwelling. The Building Inspection Division will consider this project as new
construction, and fees will be calculated based on the comparative similarities to new construction.
3. PLAN PREPARATION: Portions of this project require 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.
4. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
5. SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall be
24 in. X 36 in.
6. 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.
J :\Building ORC Comments\1549walnutave.doc
July 2, 2003
Stephen and Theresa Ciari
1549 Walnut Drive
Campbell, CA 95008
Re: Pre-Application Review
File No.: PRE2003-00034
1549 Walnut Drive
Dear Mr. and Mrs. Ciari:
Thank you for your pre-application submittal for the addition to an existing single family
residence on property located at 1549 Walnut Drive.
The property is presently zoned R-1-1O and is designated as Low-Density Residential on
the City's General Plan Land Use Map which allows a density range of less than 3.5 units
per gross acre. This property is located in the San Tomas Neighborhood and is subject to
the development standards and design guidelines of the San Tomas Area Neighborhood
Plan (ST ANP). The removal and reconstruction of more than fifty percent of the exterior
walls of an existing single-family residence within the R-1-1O Zoning District requires
approval of a Site and Architectural Review Permit by the Planning Commission and
would be decided upon at a public hearing.
The Planning Division completed the review of the pre-application and has the following
comments regarding the proposal:
1. Proiect Summary: Please include all structures, garages, accessory buildings on the
lot including covered porches measured to the outside walls or posts in the lot
coverage calculation. Covered porches and basements are not included in the floor
area ratio (PAR) calculation.
2. Architecture: The following requests are intended to ensure compliance with the
ST ANP design guidelines:
. All windows of the home should match each other in terms of window style and
type. Please provide a consistent window type, trim and sill detail on all four
elevations.
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. The design of homes should avoid long unarticulated wall and roof planes. The
large vaulted ceiling in the great room creates long unarticulated wall planes that
make the house appear massive and boxy which is incompatible with the
surrounding neighborhood.
. The perceived scale and mass of new homes should be compatible with homes in
the surrounding area. Minimize the use of design features that accentuates the
size of new houses so that they do not appear significantly larger than the adjacent
homes. This can be accomplished through the use of dormers or gabled roof
forms.
Your application was distributed to the Public Works Department, Building Division,
Planning Division and the County Fire Department. In addition to the Planning
Division's comments contained in this letter, please find enclosed comments from the
Public Works Department. Please note that these comments are meant to be preliminary.
Conditions of approval from each department will be developed when the Site and
Architectural Review Permit application is submitted.
Thank you for the opportunity to review these plans. Please do not hesitate to contact me
at (408) 866-2142 or via email at melindad@cityofcampbell.com to schedule a meeting
to discuss these comments and the application process.
Sincerely,
Melinda Denis
Planner I
end: Site and Architectural Review Permit Application
Interpretation of Section 21.08.140 - Site and Architectural Review
Public Works Department Comments, 6/27/03
cc: GeoffBradley, Senior Planner
MEMORANDUM
CITY OF CAMPBELL
TO:
Melinda Denis, Project Planner
~ynn Penoyer, Land Development Manager
Ed Arango, Associate Enginee~
SUBJECT: DRC APPLICATION
DATE: 06/27/03
FROM:
Site Address: 1549 Walnut Drive
For File No(s): PRE 2003-034
Project Description: Addition toSFR
Applicant: Stephen and Theresa Ciari
PUBLIC WORKS DEPARTMENT PRELIMINARY 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. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer cleanout(s)
shall be installed on private property behind the public right-of-way line.
3. 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.
4. 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.
5. 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 $2,000.00 per net acre, which is
$840.00.
J:\LandOev\Conditions\Walnut 1549 Pre.OOC
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