Pre-Application - 2000December 13, 2000
Dom Passanisi
Carmel Design
8 Arabian Way
Scotts Valley, CA 95066
Subject: PRE 2000-74 - Additional residence (Revised 11.25.00)
86 S. Third Street
Dear Mr. Passinisi:
The Planning Division has reviewed your revised proposal for the construction of an additional
residence on the referenced property. Based upon a review of the revised proposal the following
comments are offered.
The land use entitlement process will require the approval of a Planned Development Permit that
is considered by the Planning Commission and City Council at public hearings. This process
takes approximately 60-90 days to complete. An application form has been enclosed.
A concern is expressed regarding the revised proposal as follows:
1. A concern is expressed regarding the appearance and proximity of a two story structure
along this street. It is recommended that the street elevation be further refined by the
introduction of a decorative living room window and gable, additional porch details and a
more articulated elevation along the driveway. .
2. It is recommended that the building design incorporate a larger patio concept to provide
open space for the rront unit. This may be accomplished by eliminating the ground floor
bedroom.
3. The architectural style of the new unit should incorporate additional details of window
trim, rafter details, arched windows or openings.
4. The construction of a new residential unit will be subject to a park impact fee at the time
of building occupancy. This fee is currently $7,035 per unit within the proposed density
range.
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOD 408.866.2790
PRE 2000-74 86 S. Third S'~t
December 13,2000
Page 2
The Community Development Director has suggested that the proposed addition incorporate
details and architectural enhances found on traditional Spanish Colonial style residences.
Please do not hesitate to contact me at (408) 866-2144 to schedule a meeting to discuss these
comments and the application process.
~~
Tim 1. Haley
Associate Planner
Enclosures: 1) Application Form
cc: GeoffBradley, Senior Planner
Henry Stein, P.O. Box 5606, San Jose, CA 95150
FIRE DEPARTMENT
SANTA CLARA COUNTY
PLAN REVIEW NUMBER
00- 3201
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 . (408) 378-9342 (fax) . www.sccfd.org
BLDG PERMIT NUMBER
CONTROL NUMBER
FILE NUMBER
PRE 2000-00074
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. I SHEET n REQUIREMENT
Pre-application review of a proposed construction of a 1,700 square foot second
dwelling unit on an existing residential parcel.
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.
No fire department conditions or requirements.
City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE I AppllcantName DATE ) I PAGE
CBL 0 0 0 0 0 CARMEL DESIGN 12/11/2000 ~OF~
SEC./FLOOR I AREA LOAD DESCRIPTION BY
Residential Development Hokanson, Wayne
NAME OF PROJECT
SFR
I ~O;ATION
Third St
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
CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC: December 11,2000
ADDRESS: 86 S. Third St.
Project Application: PRE-2000-00074
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 pennit shall comply with the code in effect at that time. Submit pennit application together with
required documents to the Building Inspection Division to obtain a building pennit. No construction can be
commenced without an appropriate building pennit.
It is recommended that this item be forwarded to the Planning Commission for Approval, with the following
conditions.
TO THE SA TISF ACTION OF THE BUILDING DIVISION MANAGER/BUILDING OFFICIAL:
1. PERMITS REQUIRED: A building permit application shall be required for each proposed new
structure. The building permit shall include ElectricaVPlumbinglMechanical fees when such
work is part of the permit.
2. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
3. SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
4. 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.
5. 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
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
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)
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.
J:\Building DRC Comments\86sthirdst2.doc
Tim Haley
From:
Sent:
To:
Subject:
BOWLSBY@aol.com
Thursday, December 07, 2000 1 :27 PM
timh@ci.campbell.ca.us
PRE 2000-00074 86 S Third St.
Hi Tim,
Preliminary review comments of this pre-app:
1. Shouldn't accessory structures / second dwellings be located in the
rear
yards? If this is classified as a second dwelling, it assumes the role
of
the primary dwelling from the street. ..kind of a role reversal dilemma.
The
new front setback and building height, negatively affects the existing
neighborhood fabric by its closer proximity to the street.
2. The proposed dwelling adds 3 new bedrooms, yet no additional covered
parking? The 2 original spaces in the garage serve the original
dwelling. . .does 1 covered space per home meet ordinance requirements?
3. The entry sequence to the original house is still VERY confining,
and in
my viewpoint inhumane. The 2 story building will block light to the
original
house and make it very dark. The courtyard, while giving some relief as
a
buffer, is not a place anyone will want to occupy. The building design
proposed is flat, inarticulated awkward and mundane. It needs life and
vitality, detailing.
4. The entire proposal is difficult to accept or justify at face value.
The
2nd dwelling if allowed at all, should either be attached (duplex style)
or
be in the rear yard and limited to a single story to maintain
neighborhood
privacy. I think this project can be redesigned to achieve the desired
outcomes in a more neighborhood-sensitive manner.
Jeff Bowlsby AlA
Architectural Advisor
1
MEMORANDUM
CITY OF CAMPBELL PUBLIC WORKS DEPARTMENT
TO:
Tim Haley, Project Planner DATE: November 14, 2000
Bill Helms, Land Development Manager ~
Harold Housley, Land Development Engi~~
RECEIVED
NO' 1 6 Z.
CITY OF CAMPBELL
f&.ANNING DEe.T.j
FROM:
Site Address: 86 S. Third Street
For File No(s): PRE2000-00074
Project Description: New second dwelling unit
Applicant: Dom Passanisi - Carmel Design
COMMENTS
· We understand the applicant does not intend to subdivide the property.
· We understand there will not be any street excavation because all utilities are existing.
PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS OF APPROVAL
Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current Preliminary Title Report.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause additional Right-of-Way to be granted for
Public Street Purposes along the 3rd Street frontage to accommodate thirty (30) foot half-
street. 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.
Public Service Easement: Prior to issuance of any grading or building permits for the
site, it may be necessary for the applicant to grant a 10 foot Public Service Easement on
private property contiguous with the public right-of-way along the 3rd Street frontage. If
so, 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.
Street Improvements: Prior to issuance of any grading or building permits for the site,
the applicant shall execute a street improvement agreement and shall cause plans for
public Street Improvements to be prepared by a registered civil engineer, pay fees, 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 is $245.00.
· Modification of the existing driveway approach, if necessary to comply with City
requirements.
· Installation of landscape and irrigation in the parkway as determined by the City I
· Construction of conforms to existing public and private improvements as necessary.
Page 1 of 2
Site Address: 86 S. Third Street
For File No(s): PRE2000-00074
Project Description: New second dwelling unit
Applicant: Dom Passanisi - Carmel Design
PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS OF APPROVAL
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.
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.
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 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.
Grading and Drainage Plan: Prior to issuance of any grading or building permits for the
site, the applicant shall conduct hydrology studies based on a 10 year storm frequency,
prepare an engineered Grading and Drainage Plan, and pay fees required to obtain
necessary grading permits. The plans shall comply with the 1998 edition of the California
Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
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 $2,250 per acre.
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.
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.
j : \landdev\86sthird
Page 2 of 2
CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC: October 31,2000
ADDRESS: 86 S. Third St.
Project Application: PRE-2000-00074
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.
Upon submittal for Planning application please address the following items:
TO THE SA TISF ACTION OF THE BUILDING DIVISION MANAGER/BUILDING OFFICIAL:
1. Please identify wall and opening protection on all walls within 6 feet of each other between the
existing building and the proposed building. Area of specific concern is the bay window on the
existing building. Please contact the Building Inspection Division if you have questions
concerning this matter. (408) 866-2130
J:\Building DRC Comments\86sthird.doc