Admin Staff Report (11-11-2019)
ADMINISTRATIVE ACTION OF THE
COMMUNITY DEVELOPMENT DIRECTOR
November 11, 2019
PLN2019-201
Lyudmila Kochuyeva
Application of Lyudmila Kochuyeva for an Administrative Site and
Architectural Review Permit (PLN2019-201) to legalize an as-built,
approximately 575 square-foot rear addition to an existing single-
family residence on property located at 733 Crocket Avenue within
the R-1-16 (Single-Family Residential) Zoning District in the San
Tomas Area.
STAFF RECOMMENDATION
That the Community Development Director take the following action:
1. Approve the Administrative Site & Architectural Review Permit, incorporating the attached
findings, to legalize an as-built, approximately 575 square-foot rear addition to an existing
single-family residence, subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Community Development Director find that this project is
Categorically Exempt under Section 15301, Class 1, of the California Environmental Quality Act
(CEQA), pertaining to the minor alteration of existing facilities.
PROJECT DATA
Type Proposal Allowance/Requirement Compliance(Y/N)
General Plan Designation 3 units/gr. acre 6 units/ gr. acre Y
Zone District Designation R-1-16 - N/A
Net Lot Area 12,319 sq. ft. 6,000 sq. ft. (Min) Y
Gross Lot Area 14,119 sq. ft. 12,000 sq. ft. (Min.) Y
Building Area
Existing Living Area:
Existing Detached Garage:
Unpermitted Addition
Total Building Area:
Existing Covered Patio:
1,257 sq. ft.
450 sq. ft.
567 sq. ft.
2,274 sq. ft
176 sq. ft.
5,543 sq. ft. (45%) Y
Site Utilization
Building Coverage:
Private Open Space:
Front Yard Paving:
2,450 sq. ft. (20%)
4,000 sq. ft.
850 sq. ft. (48%)
4,497 sq. ft. (40%)
750 sq. ft. (minimum)
875 sq. ft (50%)
Y
Setbacks
Front (west):
Side (north):
Side (south):
Rear (east):
Garage:
30 Feet
19 Feet
12 Feet
50 Feet
85 Feet
20 Feet
5 Feet
5 Feet
20 Feet
25 Feet
Y
Floor Area Ratio (FAR) .18 .45 Y
Parking 2 covered 1 covered, 1 uncovered Y
Landscape/Trees Front Yard Front Yard Y
Administrative Site and Architectural Review Permit Page 2
PLN2019-201 ~ 733 Crocket Avenue
ANALYSIS
Considerations in review of application (CMC § 21.42.040) Y/N
1. Will the traffic generated from the development avoid adverse affects on traffic conditions on abutting
streets? Y
2. Does the layout of the site provide adequate vehicular and pedestrian entrances, exit driveways, and
walkways?
Y
3. Will the arrangement of off-street parking facilities prevent traffic congestion and adequately meet the
demands of the users?
Y
4. Will the location, height, and material of walls, fences, hedges and screen plantings ensure harmony
with adjacent development and/or conceal storage areas, utility installations, or other potentially unsightly
elements of the project?
Y
5. Does the project maximize open space around the structures, for access to and around structures, and
the establishment and maintenance of landscaping for aesthetic and screening purposes?
Y
6. Does the project minimize the unnecessary destruction of existing healthy trees? Y
7. Will the project enhance the overall appearance of the city by improving the appearance of individual
development projects within the city? Y
8. Will the project complement the surrounding neighborhoods and produce an environment of stable and
desirable character?
Y
9. Does the project enhance the city’s character and avoid an adverse aesthetic impact upon existing
adjoining properties, the environment, or the city in general? Y
10. Will the project promote the use of sound design principles that result in creative, imaginative
solutions and establish structures of quality design throughout the city and which avoid monotony and
mediocrity of development?
Y
11. Will the project promote maintenance of the public health, safety, general welfare, and property
throughout the city?
Y
12. Is the project consistent with the city’s general plan and all applicable design guidelines and special
plans? Y
If the answer is “No” to any of the above, list the number and provide a response as to why the proposed project does not
comply as required pursuant to CMC § 21.42.040. If the project can be supported with minor modifications, provide a
recommendation on how the project may be modified to comply with the stated Considerations and Findings.
Number Response
Materials Description
The submitted application would legalize an as-built, approximately 575 square-foot rear addition and
175 square-foot covered patio to a single-family residence. This application was submitted in order to
resolve an outstanding code enforcement issue. Although the addition matches the existing home in terms
of color and material, the flat roofline differs from the hipped roof the original house. However, given that
the property is heavily landscaping along the street, the addition is not visible to the public.
Public Comments Received Explanation/Response
No public comment was received.
Attachments:
1. Findings for File No.: PLN2019-201
2. Conditions of Approval for File No.: PLN2019-201
3. Project Plans
4. Location Map
Administrative Site and Architectural Review Permit Page 3
PLN2019-201 ~ 733 Crocket Avenue
Prepared by:
Daniel Fama, Senior Planner
Approved by:
Paul Kermoyan, Community Development Director
Attachment # 1
FINDINGS FOR APPROVAL OF FILE NO. PLN2019-201
SITE ADDRESS: 733 Crocket Ave.
APPLICANT: Lyudmila Kochuyeva
PROPERTY OWNER: Lyudmila Kochuyeva
DATE: November 11, 2019
Findings for an Administrative Site and Architectural Review Permit (PLN2019-201) to
legalize an as-built, approximately 575 square-foot rear addition to an existing single-
family residence.
The Community Development Director finds as follows with regard to File No.
PLN2019-201:
1. The density of the proposed project site is 3 units per gross acre, which is consistent
with the General Plan land use designation of Low Density Residential (less than 6
units per gross acre).
2. The project site is zoned R-1-6 (Single Family Residential - 6,000 sq. ft. lot size).
3. The project, as proposed and conditioned, is a conforming lot within the R-1-6
(Single-Family Residential - 6,000 sq. ft. lot size) Zoning District and meets the
height restriction, building coverage, floor area ratio, and parking requirements of
the R-1-6 Zoning District as specified within the San Tomas Area Neighborhood
Plan.
4. The proposed project consists of the legalization of an approximately 575 square-
foot rear addition to a single-family residence resulting in a building coverage of
20% and floor area ratio of .18 where a 40% building coverage and .45 floor area
ratio are allowed.
5. The proposal incorporates representative architectural features of homes in the San
Tomas Neighborhood including simple rectangular shaped forms and gabled roofs.
6. As conditioned, the proposal will be consistent with the provision in the San Tomas
Area Neighborhood Plan for the exterior materials of a proposed addition to match
the existing home.
Based upon the foregoing findings of fact, the Community Development Director further
finds and concludes that:
1. The project will be consistent with the General Plan.
2. The project will aid in the harmonious development of the immediate area.
3. The project is consistent with applicable adopted design guidelines.
4. The project is Categorically Exempt under Section 15301, Class 1, of the California
Environmental Quality Act (CEQA), pertaining to the minor alteration of existing
facilities.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2017-136
SITE ADDRESS: 733 Crocket Ave.
APPLICANT: Lyudmila Kochuyeva
PROPERTY OWNER: Lyudmila Kochuyeva
DATE: November 11, 2019
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 Project: Approval is granted for an Administrative Site and Architectural
Review Permit (PLN2019-201) to legalize an as-built, approximately 575 square-
foot rear addition to an existing single-family residence on property located 733
Crocket Avenue. The project shall substantially conform to the Project Plans dated
as received by the Community Development Department on October 17, 2019,
except as may be modified by the Conditions of Approval herein.
2. Permit Approval Expiration: The Administrative Site and Architectural Review
Permit approval shall be valid for one year from the date of final approval. Within
this one-year period a building permit must be obtained. Failure to meet this
deadline will result in the Administrative Site and Architectural Review Permit
being void.
3. Planning Final Required: Planning Division clearance is required prior to final
Building Permit clearance. Construction not in substantial compliance with the
approved project plans shall not be approved without prior authorization of the
necessary approving body.
4. 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.
Attachment #2
Page 2 of 3
5. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be submitted for review and
approval by the Community Development Department.
Building Division:
6. Permits Required: A building permit application shall be required for the proposed
addition to and remodeling of the existing structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
7. 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.
8. Construction Plans: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
9. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
10. 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.
11. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be
blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
12. Special Inspections: When a special inspection is required by C.B.C. Chapter 17,
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 C.B.C Chapter 1, Section 106. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
13. Non-Point Source: The 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.
14. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. Santa Clara County Fire Department (378-4010)
15. 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
Attachment #2
Page 3 of 3
in the approval process. Applicant should also consult with P.G. and E. concerning
utility easements, distribution pole locations and required conductor clearances.
16. Intent to Occupy During Construction: Owners shall declare their intent to occupy
the (e) dwelling during construction. The Building Inspection Division may require
the premises to be vacated during portions of construction because of substandard
and unsafe living conditions created by construction.
17. California Green Building Code: This project shall comply with the mandatory
requirements for new residential structures (Chapter 4) under the California Green
Building Code, 2016 edition.
18. Build It Green: Applicant shall complete and submit a “Build it Green” inventory
of the proposed new single family project prior to issuance of building permit.
19. Storm Water Requirements: Storm water run-off from impervious surface created
by this permitted project shall be directed to vegetated areas on the project parcel.
Storm water shall not drain onto neighboring parcels.
188 This map is based on GIS Information and reflects the most current
information at the time of this printing. The map is intended for reference
purposes only and the City and its staff is not responsible for errors.
Location Map
2,257Campbell IT, GIS Services
376
1:WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet
3760
Scale