Site and Arch - 2002August 29,2002
Jon Nelson
P.O. Box 110700
Campbell, CA 95011
Re: PLN2002-81 - 1490 Van Dusen Lane -- Site and Architecture Review Permit
Dear Applicant:
Please be advised that at its meeting of August 27, 2002, the Planning Commission adopted
Resolution No. 3452 granting a Site and Architectural Review Permit to allow the construction
of a new single family residence on the above referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5
p.m. on Friday, September 6, 2002. California Code of Civil Procedure, Section 1094.6,
governs the time within which judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Stephanie Willsey
Planner I
Cc: Harold Housley, Public Works
Frank Mills, Building
Chris Veargason, County Fire
A.W. & Helen Pegg, Trustee (Property Owners)
77003 Calle Mazatlan Lane
La Quinta, CA 92253
RESOLUTION NO. 3452
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2002-81) TO ALLOW
THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE
ON PROPERTY OWNED BY A.W. AND HELEN PEGG LOCATED
AT 1490 VAN DUSEN LANE IN AN R-1-9 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. JON
NELSON. FILE NO. PLN2002-81.
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 PLN2002-81:
1. The density of the proposed project site is 3.3 units per gross acre, which is consistent with
the General Plan land use designation of Low Density Residential (less than 4.5 units per
gross acre.)
2. The proposed project is consistent with the R-1-9 (Single-Family Residential, 9,000 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-1-9 Zoning District.
3. The project is consistent with the development standards and design guidelines of the San
Tomas Area Neighborhood Plan.
4. The project consists of a new 2,930 square foot single-family residence and 748 square foot
attached garage with a building coverage of 25% and Floor Area Ratio of 32%.
5. The project provides five parking spaces where two parking spaces are required.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
7. The proposed project is surrounded by residential uses to the north, south, and east and
Highway 85 to the west.
8. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of one single-family
residence.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
Planning Commission Resoluuon No. 3452
PLN2002-81 - 1490 Van Dusen Lane - Site and Architectural Review Permit/New Residence
Page 2
2. The proposed project, as conditioned, will aid 10 the harmonious development of the
immediate area.
3. 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.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a new Site and
Architectural Review Permit (PLN2002-81) to allow the construction of a new single-family
residence on property owned by A.W. and Helen Pegg at 1490 Van Dusen Lane, subject to the
following conditions:
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new single-family residence located at 1490 Van Dusen Lane. The
building design and site design shall substantially conform to the project exhibits listed
below, except as may be modified by the Conditions of Approval herein:
a. Project plans prepared by Robinson Architects and received by the Planning Division on
July 26, 2002, including a site plan, floor plans, elevations, and landscape plan.
b. Color/material board and colored elevation received by the Planning Division on July 9,
2002.
Planning Commission ResoIt.ulon No. 3452
PLN2002-81 - 1490 Van Dusen Lane - Site and Architectural Review Permit/New Residence
Page 3
2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a
period of 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 Site and
Architectural Review Permit shall be void.
3. Fences: Any existing or new fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a six-foot high
"good neighbor" wood fence at the expense of the applicant, unless it is determined to be in
good condition by the Community Development Director.
4. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. All 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.)
5. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code. The applicant shall provide decorative pavement within the driveways and
walkways. The design and materials used for the decorative pavement shall be reviewed and
approved by the Community Development Director prior to the issuance of building permits.
6. 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.
7. Construction Hours: Construction activities will be limited to the hours of 8:00 a.m. to 5:00
p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays
and Holidays unless an exception is granted by the Building Official.
8. 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.
Building Division:
9. Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such
work is part of the permit.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
Planning Commission Resolution No. 3452
PLN2002-81 - 1490 Van Dusen Lane - Site and Architectural Review Permit/New Residence
Page 4
11. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
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. 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.
14. Site Plan: Application for building permits 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.
15. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report and the building pad elevation and on-site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
16. Title 24 Energv Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
lR shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted as
well.
17. Special Inspections: When a special inspection is required by D.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 D.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
18. 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.
19. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
Planning Commission Resoluuon No. 3452
PLN2002-81 - 1490 Van Dusen Lane - Site and Architectural Review Permit/New Residence
Page 5
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
d. 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.
PUBLIC WORKS DEPARTMENT
20. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current preliminary title report.
21. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and deposits,
post security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City Engineer.
The fee for a non-utility encroachment permit application is currently $260.00. The plans
shall include the following:
a. Removal of existing improvements as necessary to construct a driveway approach.
b. Installation of street tree(s) and irrigation.
c. Construction of conforms to existing public and private improvements, as necessary.
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
compames.
24. 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 of street improvements and/or abandonment of all utilities. Streets, which have
been resurfaced within the previous 5 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.
Planning Commission Resoluuon No. 3452
PLN2002-81 - 1490 Van Dusen Lane - Site and Architectural Review Permit/New Residence
Page 6
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 $2,000.00 per acre.
26. 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 27th day of August, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Gibbons and Jones
None
Francois and Hernandez
None
APPROVED:
George Doorley, Acting Chair
A TrEST:
Sharon Fierro, Secretary
ITEM NO.3
CAMPBELL
@
ST AFF REPORT - PLANNING COMMISSION MEETING OF
AUGUST 27, 2002
IYH Tb<tCÞ,NrJuty ~(Ø)a
PLN2002-81
Nelson, J.
Public Hearing to consider the application of Mr. Jon Nelson for a Site and
Architectural Review Permit (PLN2002-81) to allow the construction of a
new single-family residence on property owned by A.W. and Helen Pegg
located at 1490 Van Dusen Lane in an R-1-9 (Single-Family Residential)
Zoning District.
ST AFF 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 the construction of a new single-family residence, subject to the attached
Conditions of Approval and finding that this project is Categorically Exempt under Section
15303, Class 3 of the California Environmental Quality Act (CEQA) pertaining to the
construction of one single-family residence.
PROJECT DATA
Catee:orv Proposed Reauired! Allowed
Gross Lot Area: 13,071 sq. ft. (0.3 acres) N/A
Net Lot Area: 11,496 sq. ft. 9,000 sq. ft.
Density: 3.3 units/gross acre Less than 4.5 units/gross acre
Floor Area Ratio: 3,678 square feet (32%) 5,173 sq. ft. maximum (45%)
Building Coverage: 2,876 square feet (25%) 4,024 sq. ft. maximum (35%)
Proposed Residence:
First Floor: 1,837 sq. ft. N/A
Second Floor: 1,093 sq. ft. N/A
Garage: 748 sq. ft. 200 sq. ft. minimum
Porch: 291 sq. ft. N/A
Parking Provided: 3 covered, 2 uncovered 1 covered, 1 uncovered
Building Height: 28 ft. 28 ft. maximum
Staff Report - Planning CÚ.ulmission Meeting of August 27, 2002
PLN2002-81 - 1490 Van Dusen Lane
Page 2 of 3
Surrounding Uses:
North:
South:
Eas t:
West:
Single-Family Residence
Single-Family Residence
Single-Family Residence
Highway 85
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the construction of a new single-family residence located at 1490 Van Dusen
Lane. The project site is located on the east side of Van Dusen Lane, adjacent to Highway 85.
Background: The subject property is currently developed with a 1,180 square foot single-story
residence and garage that was built in approximately 1900. The existing structure would be
demolished to allow for the construction of the proposed residence.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Low
Density Residential (less than 4.5 units per gross acre.) The density of the proposed project is 3.3
units per gross acre, which is consistent with the General Plan land use designation.
The proposed project complies with the following General Plan Land Use Element Strategies:
Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential
development and substantial additions that are designed to maintain and support
the existing character and development pattern of the surrounding
neighborhood, especially in historic neighborhoods and neighborhoods with
consistent design characteristics.
Strategy LUT-7.2n: Consistency With Plans: Ensure that new development and
substantial remodeling projects are consistent with Specific Plans, Area Plans,
City Standard Details, and adopted Streetscape Standards to create a cohesive
design.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high
quality building materials on all buildings to ensure the long-term quality of the
built environment.
Strategy LUT-17.1b: Landscaping: Ensure that new developments provide new
tree plantings, shrubs, greenery and other landscaping materials, and preserve
existing trees and shrubs.
San Tomas Area Neighborhood Plan: The project site is located in the San Tomas Neighborhood
and is subject to the San Tomas Area Neighborhood Plan (ST ANP.) Staff finds that the
proposed project is consistent with the development standards and design guidelines of the
ST ANP.
Staff Report - Planning COuJmission Meeting of August 27, 2002
PLN2002-81 - 1490 Van Dusen Lane
Page 3 of 3
Zoning Classification: The zoning classification for the project site is R-I-9 (Single-Family
Residential, 9,000 square foot minimum lot size.) The proposed project is consistent with the
zoning designation and meets the minimum setbacks, height restriction, building coverage, floor
area ratio, and parking requirements of the R -1-9 Zoning District.
Site Layout and Architecture: The proposed site plan shows the removal of the existing residence
and garage and the construction of a new two-story residence with an attached three-car tandem
garage. The applicant uses a one and a half story design with dormers to minimize the perceived
scale and mass of the residence as viewed from the street and a three-car tandem garage to limit
the dominance of the garage on the front elevation.
The proposed two-story residence incorporates representative architectural features of homes in
the San Tomas Neighborhood including hipped and gabled roof forms, a two-car garage door,
composition shingle roofing and horizontal siding. Additional elements include decorative porch
pillars, window shutters, divided window treatments and ledges tone wainscoting.
The proposed colors for the house consist of a tan body color, cream trim, a dark red color as an
accent color for the shutters and front door and a neutral colored ledges tone around the base of
the front facade. The proposed roof material is a gray composition shingle.
Trees/Landscaping: The applicant is not proposing the removal of any protected trees as part of
this project. Pursuant to the ST ANP, the applicant is required to provide a total of six trees on
site - one tree per 2,000 square feet of net lot area. The applicant has submitted a landscape plan
which shows the required number of trees as well as tree preservation measures to protect
existing mature on site trees.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of August 13, 2002. The Committee was supportive of
the project as presented and had no comments or recommended Conditions of Approval.
Attachments:
1. Findings for Approval of File No. PLN2002-81
2. Conditions of Approval for File No. PLN2002-81
3. Exhi bits
4. Location Map
Prepared by: ~ ~
Stephame Willsey, Planner I
Approved by:
Attachment # 1
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2002-81
SITE ADDRESS:
APPLICANT:
DATE:
1490 Van Dusen Lane
Mr. Jon Nelson
August 27, 2002
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. PLN2002-81:
1. The density of the proposed project site is 3.3 units per gross acre, which is consistent with
the General Plan land use designation of Low Density Residential (less than 4.5 units per
gross acre.)
2. The proposed project is consistent with the R-1-9 (Single-Family Residential, 9,000 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 -1-9 Zoning District.
3. The project is consistent with the development standards and design guidelines of the San
Tomas Area Neighborhood Plan.
4. The project consists of a new 2,930 square foot single-family residence and 748 square foot
attached garage with a building coverage of 25% and Floor Area Ratio of 32%.
5. The project provides five parking spaces where two parking spaces are required.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
7. The proposed project is surrounded by residential uses to the north, south, and east and
Highway 85 to the west.
8. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of one single-family
residence.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
Attachment #1
Page 2 of 2
3. 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.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN2002-81
SITE ADDRESS:
APPLICANT:
DATE:
1490 Van Dusen Lane
Mr. Jon Nelson
August 27, 2002
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
Planning Division:
1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new single-family residence located at 1490 Van Dusen Lane. The
building design and site design shall substantially conform to the project exhibits listed
below, except as may be modified by the Conditions of Approval herein:
a. Project plans prepared by Robinson Architects and received by the Planning Division on
July 26,2002, including a site plan, floor plans, elevations, and landscape plan.
b. Color/material board and colored elevation received by the Planning Division on July 9,
2002.
2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a
period of 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 Site and
Architectural Review Permit shall be void.
3. Fences: Any existing or new fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a six-foot high
"good neighbor" wood fence at the expense of the applicant, unless it is determined to be in
good condition by the Community Development Director.
4. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. All existing structures shall be
Attachment #2
Page 2 of 4
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.)
5. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code. The applicant shall provide decorative pavement within the driveways and
walkways. The design and materials used for the decorative pavement shall be reviewed and
approved by the Community Development Director prior to the issuance of building permits.
6. 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.
7. Construction Hours: Construction activities will be limited to the hours of 8:00 a.m. to 5:00
p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays
and Holidays unless an exception is granted by the Building Official.
8. 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.
Building Division:
9. Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrical/PlumbinglMechanical fees when such
work is part of the permit.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
11. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
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. 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.
Attachment #2
Page 3 of 4
14. Site Plan: Application for building permits 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.
15. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report and the building pad elevation and on-site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
16. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted as
well.
17. Special Inspections: When a special inspection is required by D.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 D.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
18. 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.
19. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
d. 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.
Attachment #2
Page 4 of 4
PUBLIC WORKS DEPARTMENT
20. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current preliminary title report.
21. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and deposits,
post security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City Engineer.
The fee for a non-utility encroachment permit application is currently $260.00. The plans
shall include the following:
a. Removal of existing improvements as necessary to construct a driveway approach.
b. Installation of street tree(s) and irrigation.
c. Construction of conforms to existing public and private improvements, as necessary.
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
compames.
24. 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 of street improvements and/or abandonment of all utilities. Streets which have
been resurfaced within the previous 5 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 $2,000.00 per acre.
26. 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.
August 16, 2002
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, August 27, 2002, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Jon Nelson for a Site and Architectural Review Permit (PLN2002-81) to allow
the construction of a new single-family residence on property owned by A.W. and Helen Pegg
located at 1490 Van Dusen Lane in an R-1-9 (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. PLN2002-81
Address: 1490 Van Dusen Lane
MEMORANDUM
To:
Site and Architectural Review Committee
Date: August 7, 2002
From:
Stephanie Willsey, Planner I
Subject:
1490 Van Dusen Lane - Site and Architectural Review Permit
PROPOSAL
The applicant proposes to demolish an existing single-family residence and replace it with a new 2,930
square foot two-story single-family residence with a 748 square foot attached garage. None of the
existing on-site protected trees are proposed to be removed as part if this project.
STAFF ISSUES
Staff does not have any outstanding issues with the project and is supportive of the site layout and
design of the proposed residence.
Attachment: Reduced Plans
July 29, 2002
Re: PLN2002-81 - 1490 Van Dusen Lane - 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: Tuesday, August 13,2002
Time: 6:40 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, August 27,2002
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.
Sincerely,
~w~
Stephanie Willsey
Planner I
cc: Jon Nelson (Applicant)
P.O. Box 110700
Campbell, CA 95008
A. W. & Helen Pegg, Trustee (Property Owners)
77003 Calle Mazatlan Lane
La Quinta, CA 92253
70 North First Street· Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TDD 408.866.2790
FROM : ROBINSON ARCHITECTS
FAX NO. 707-744-9400
Jul. 23 2002 09:42AM Pi
3700 Feliz Creek Rd-
Hopland. CA 95449
(1071 744-9400
DATE: 7-21-02
To: S. Willsey
Planner 1 @ City of Campbell
Re: City File # ; PLN2002-OOO81
1490 Van Dusen Ln.
Response to planning comments:
a_ If the dutch gable on south elevation of the garage is shifted to the front
elevation, the result while appears fine to the straight on víew, wlllook
quite odd from the side elevation, as the ridge of the one car garage
behind the main roof of the garage is 24 It lower. This creates a popped
-up portion of roof forming that dutch gable. The side víew is visible
from the street as Van Dusen Ln. is curving at this point, and the adjacent
house ís stepped back quíte a bit.
As an alternative, we propose placing a "oupola" vent feature on the roof
over the garage, which is a typical detail of this style of home.
Sincerely.
Marc Robinson
Architect
July 18,2002
Mr. J.R. Nelson
P.O. Box 110700
Campbell, CA 95011
Re: Site and Architectural Review Permit
City File No.: PLN2002-00081
1490 Van Dusen Lane
Dear Mr. Nelson:
Thank you for your Site and Architectural application for the removal of an existing single-family
residence and the construction of a new two-story residence located at 1490 Van Dusen Lane. The
granting of a Site and Architectural Permit will require approval by the Planning Commission and
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 and the Planning Commission:
1. Site Plan - The following information needs to be included on the site plan:
a. Recorded or proposed easements/dedications as specified in the Preliminary Title Report
and in the Public Works Department's comments dated July 3,2002.
2. Architectural Issues - Staff recommends that the following architectural changes be made:
a. The dutch-gable detail on the southern elevation should be moved to the western elevation
(front elevation) to better integrate the garage with the residence.
b. The hardie plank siding should be carried throughout all four elevations of the structure.
3. Tree Removal - The 40-inch in diameter Black Walnut tree located within the rear yard area
that is indicated to be removed will require a Tree Removal Permit to be submitted and would
be considered by the Planning Commission in conjunction with the Site and Architectural
Review Permit. Protected trees that can be reasonably accommodated on site with a proposed
development should be preserved. It is recommended that you preserve this tree as it will serve
to better integrate the new project with the existing neighborhood.
70 North First Street· Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOD 408.866.2790
If you have any questions please do not hesitate to contact me at (408) 866-2143 or via email at
stephaniew@cityofcampbell.com.
Sincerely,
Stephanie Willsey
Planner I
end: Tree Removal Permit Application
cc: Geoff Bradley, Senior Planner
Robinson Architects, 3700 Feliz Creek Road, Hopland, CA 95449
June 27, 2002
Mr. J.R. Nelson
P.O. Box 110700
Campbell, CA 95011
Re: Site and Architectural Review Pre-Application
City File No.: PRE2002-00014
1490 Van Dusen Lane
Dear Mr. Nelson:
Thank you for your pre-application submittal for the demolition of an existing residence
and the construction of a new two-story single-family residence at 1490 Van Dusen Lane.
The property is presently zoned R-1-9 and is designated as Low-Density Residential on
the City's General Plan Land Use Map which allows a density range of less than 4.5 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 (STANP.) The construction of a new single-family residence within the R-1-9
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. Landscaping:
· As part of the Site and Architectural Review application, provide a conceptual
landscape plan that shows the type and size of the proposed and existing plantings
in conformance with the City's Water Efficient Landscape Standards (WELS.)
The large tree located in the rear yard area should be included on the plans.
· The ST ANP requires one tree to be planted for every 2,000 square feet of
property area. Since the parcel is 11,212.5 square feet, you will need to indicate
locations for six (6) trees on the plans (you may include existing trees that are to
remain.)
· Submit a tree protection plan for all protected trees to remain on site during
grading and construction.
2. Proiect Summary:
· Covered porches are included in the lot coverage calculation and are measured to
the posts. Please include all covered porches in the lot coverage calculation.
Covered porches are not included in the floor area ratio (FAR) calculation.
3. Setbacks:
· Chimneys may project into a required front, side, or rear yard setback not more
than 18 inches. The chimney on the left side yard setback is encroaching into the
setback approximately 30 inches. Please revise the plans to meet this requirement.
· Please show the plate height for the first and second floors on all four elevations
so that the required setbacks can be calculated. Wall height, for the purpose of
measuring setbacks, is measured as the vertical distance from the finished grade
adjacent to the building to the plate height for a hipped roof and from finished
grade to the mean height level between the eave and the ridge for a gabled roof.
4. Architecture:
The following requests are intended to ensure compliance with the ST ANP design
guidelines:
· Building materials should be consistently applied throughout the entire structure.
Staff recommends that the horizontal siding be used on all four elevations.
· Staff recommends that the garage roof be changed from a hipped roof to a front-
gabled roof or a dutch-gabled roof to better integrate the proposed garage with the
proposed residence.
· Staff recommends that different exterior colors be used for the proposed home to
help differentiate it from the home on Latimer A venue.
· Most privacy impacts to neighboring homes are due to the number, placement and
size of second floor windows. To minimize adverse impacts on neighboring
properties, the placement and number of windows on the side elevations should
be looked at to help minimize privacy impacts.
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 and
preliminary conditions of approval from the Building Division. The Public Works
Department comments were not ready at the time of this mailing and will come under
separate cover. Please note that these comments and conditions of approval are meant to
be preliminary. Conditions of approval from each department will be developed when
the Site and Architectural Review application is submitted.
Thank you for the opportunity to review these plans. Please do not hesitate to contact me
at (408) 866-2143 or via email at stephaniew@cityofcampbell.com to schedule a meeting
to discuss these comments and the application process.
Sincerely,
~~
Stephanie Willsey
Planner I
end: Site and Architectural Review Permit Application
Building Inspection Division Comments, 6/12/02
cc: Geoff Bradley, Senior Planner
Mr. Pegg, 77003 Calle Mazatlan, La Quinta, CA 92253