Site and Architectural Review Permit - New SFR - 2015ITEM NO. 1
CITY OF CAMPBELL •PLANNING COMMISSION
PLN2015-113 Public Hearing to consider the application of Kathy Williams for a Site and
Williams Architectural Review Permit (PLN2015-113) to allow the construction of a
new two-story, single-family residence on property located at 1162 S. San
Tomas Aquino Rd in the R-1-8 (Single Family Residential) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Review Permit to allow construction of a two-story, single-family residence, subject to the
attached Conditions of Approval.
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 single-family dwellings.
PROJECT DATA
Zoning Designation:
General Plan Designation:
Net Lot Area:
Gross Lot Area:
Building Height:
Parking:
Building Square Footage:
First Floor Living:
Second Floor Living:
Detached Garage:
Proposed Porch/Patios
Floor Area Ratio (FAR):
Building (Lot) Coverage:
R-1-8 (Single -Family Residential)
--Low-Density Residential -(less than 4.5 units/gr. acre)
11,332 square -feet (.29 acres)
12,832 square -feet (.26 acres)
25 feet
2 spaces (garage)
2,302.6 square -feet
745.7 square -feet
572 sauare feet
3,620.3 square -feet
546.7 square -feet
31.95%
28 feet (Max. Allowed)
2 spaces (Min. Required)
45% Maximum Allowed
30.19% 35% Maximum Allowed
3,515 square feet (Total Building Coverage)
Staff Report - Planning Commission Meeting of July 7, 2015
PLN2015-113 — 1162 S. San Tomas Aquino Road
Setbacks
Front (west):
1st story Side (north):
lst story Side (south):
2nd story Side (north):
2nd story Side (south):
Rear (east):
Detached Garage:
DISCUSSION
Proposed
20 feet, 6 inches
17 feet
12 feet, 6 inches
21 feet
19 feet, 2 inches
69 feet
5 feet (rear), 10 feet (side)
Page 2
Minimum Required
20 feet
10 feet
8 feet
13 feet, 4 inches
13 feet, 4 inches
20 feet
5 feet (rear), 9.5 feet (side)
Project Location: The project site is an approximately 12,832 square -foot (gross) lot located on
the east side of South San Tomas Aquino Road between Westmont Avenue to the north and
Hacienda Avenue to the south, within the City's San Tomas Area Neighborhood in the R-1-8
(Single -Family Residential) Zoning District (reference Attachment 3, Location Map). The site
is currently developed with a single-family residence and detached garage built in 1940 that will
be demolished as part of the project. Single-family residential properties border the site on all
sides.
Project Description: The applicant is seeking approval of a Site and Architectural Review Permit
to allow construction of a two-story, 3,048 square -foot single-family residence and 572 square
foot detached garage (reference Attachment 4 — Project Plans)
ANALYSIS
Zoning District: The project site has an R-1-8 (Single -Family Residential) Zoning District
designation, and is within the boundaries of the San Tomas Area. Pursuant to the San Tomas
Area Neighborhood Plan (STANP), demolition of site improvements resulting in a temporarily
vacant property and reconstruction of a single-family residence requires approval of a Site and
Architectural Review Permit by the Planning Commission.
General Plan: The General Plan land use designation for the project site is Low Density
Residential (less than 4.5 units per gross acre). The proposed residence would be consistent with
the following General Plan Land Use Strategy:
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.
Design: The project is subject to the San Tomas Area Neighborhood Plan (STANP). The
STANP provides development standards (e.g., setback, building coverage, floor area, height,
etc.) as well as design criteria for neighborhood compatibility, scale and mass, surface
articulation, building orientation, and privacy. The design criteria is not intended to prescribe a
specific style or design, but rather provide guidance to applicants and consistency in design
review in order to protect and reinforce the desirable characteristics of the San Tomas Area.
Staff Report - Planning Commission Meeting of July 7, 2015 Page 3
PLN2015-113 — 1162 S. San Tomas Aquino Road
The proposed two-story 3,048 square -foot residence and 572 square foot detached garage is
designed in a Spanish style, incorporating brown colored clay tile roofing, a limestone colored
stacked stone entry, cream colored stucco walls, green colored window trim, and brown stained
wood trim (reference Attachment 3 — Color/Material Board).
Site Layout: The proposed two-story residence is located 25 feet from the front property line and
incorporates larger than required side and rear yard setbacks. The single -story detached garage is
located at the rear of the lot, and while the garage just meets the minimum north side and rear
yard setback, its mass and height is consistent with other detached garages in the neighborhood.
Scale and Massing: The proposed design is consistent with the STANP design criteria in that it
minimizes the mass of the second story and incorporates surface articulation through the use of
varied wall setbacks, and hipped and gabled rooflines. The design is best illustrated by the
project rendering (reference Attachment 5, Colors/Materials Sheet). _
Privacy: To minimize adverse privacy impacts on neighboring properties, the STANP provides
guidance to applicants including using smaller and fewer windows, incorporating high sills
where accessibility is not a concern, minimizing the size of decks, and using a solid wall instead
of an open railing on balconies (especially towards the sideyards). To minimize privacy impacts,
the proposed design incorporates larger than necessary setbacks on both the first and second
story, and minimizes the number of second story windows on the side and rear elevations.
Furthermore, there are no second -story balconies that would impose any privacy impacts.
Landscaping: The proposed site plan (reference Attachment 4, Sheet 1) includes landscaping
details that show new plants, trees, and vegetable beds within the front- and side -yard areas. The
project meets the minimum landscape requirement of one tree per 2,000 square feet of net lot
area, by providing six trees on the 1,332 square foot lot.
Public Improvements: The San Tomas Area Improvement Plan requires full curb, gutter, and
sidewalk improvements along South San Tomas Aquino Road, including this property.
Therefore, the Public Works Department requirement for full street improvements will be
incorporated into the conditions of approval for this project.
Public Outreach: As part of a residential application submittal, the City requires that property
owners contact their neighbors and ask that they complete a "Neighbor Acknowledgment Form."
By signing the form, neighbors are not consenting to the proposed project, but rather are simply
acknowledging that they are aware of the proposal. Four forms were signed without comment. A
letter was also received from the San Tomas Area Community Coalition (reference Attachment
5), in support of the project.
Site and Architectural Review Committee: The Site and Architectural Review Committee
(SARC) held their meeting on this application on June 23, 2015, and was supportive of the
project as presented.
Staff Report - Planning Commission Meeting of July 7, 2015 Page 4
PLN2015-113 —1162 S. San.Tomas Aquino Road
Attachments:
1. Findings for Approval of File No.: PLN2014-313
2. Conditions of Approval of File No.: PLN2014-313
3. Location Map
4. Project Plans
5. Colors/Material Sheet
6. Letter was received from the San Tomas Area Community'Coalition
Prepared by: -
Approved by:
Paul Kermoyan, Community Development Director