PLN2019-163 ~ Admin Site and Arch - Res Addition - 2020
ADMINISTRATIVE ACTION OF THE
COMMUNITY DEVELOPMENT DIRECTOR
September 19, 2019
PLN2019-163
Khadiv, B.
Application of Barzin Khadiv for an Administrative Site and
Architectural Review Permit to allow an approximately 48 sq. ft. and
112 sq. ft. one-story addition to the front and rear, respectively, of an
existing single-story single-family residence located at 1162 Bucknam
Court within the R-1-8 (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 allow an approximately 48 sq. ft. and 112 sq. ft. one-story addition to the front
and rear, respectively, of an existing single-story 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 1.08 units/gr. acre LDR<4.5 units/ gr. acre Y
Zone District Designation R-1-8 - N/A
Net Lot Area 9,832 sq. ft. 8,000 sq. ft. (Min) Y
Gross Lot Area ±10,550 sq. ft. 9,680 sq. ft. (Min.) Y
Building Area
Existing House:
Existing Garage :
Proposed Addition:
Proposed Building Area:
2,105 sq. ft.
352 sq. ft.
160 sq. ft.
2,617 sq. ft.
4,424 sq. ft. (45%) Y
Site Utilization
Floor Area Ratio:
Building Coverage:
Private Open Space:
Front Yard Paving:
2,442 sq. ft. (25%)
2,672 sq. ft. (27%)
4,400 sq. ft.
690 sq. ft. (84%)
4,424 sq. ft. (45%)
2,460 sq. ft. (35%)
750 sq. ft. (minimum)
412 sq. ft. (50% max)
Y*
(non-conforming front yard
paving; circa pre-2002)
Setbacks
Front (north):
Side (east):
Side (west):
Rear (south):
Garage:
20 Feet
8 Feet
10 Feet
20 Feet
30 Feet
20 Feet min.
8 Feet (or 60% wall height)
10 Feet (or 60% wall height)
20 Feet
25 Feet
Y
Parking 2 covered (existing) 2; at least one covered Y*
(non-conforming dimensions)
Landscape/Trees Front & Back Yard Front Yard N
Administrative Site and Architectural Review Permit Page 2 of 3
PLN2019-163 ~ 1162 Bucknam Court
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
2 Properties subject to the San Tomas Area Neighborhood Plan are required to provide 1 tree
per 2,000 sq. ft. of net lot area. With a net lot area of 9,832 sq. ft., the subject property is
required to have 5 trees where only two are indicated. To remedy this, a condition of
approval would require the planting of three new 24-inch box trees to bring the
property up to code.
Project Description
The project would allow an approximately 48 sq. ft. and 112 sq. ft. one-story addition to the front and
rear, respectively, of an existing single-story single-family residence. While the plans do note new walls
and existing walls as stucco, and the new roof and existing roof as composition shingle, the plans do not
explicitly indicate the colors and materials will match. As such, a condition of approval has been
incorporated to indicate and clarify that the colors and materials will match existing as a plan revision
prior to building permit submittal.
Figure 1 – Project Site / Existing Colors & Materials
Administrative Site and Architectural Review Permit Page 3 of 3
PLN2019-163 ~ 1162 Bucknam Court
Public Comments Received Explanation/Response
No comments were received.
Attachments:
1. Findings for File No.: PLN2019-163
2. Conditions of Approval for File No.: PLN2019-163
3. Location Map
4. Project Plans
Prepared by:
Stephen Rose, Associate Planner
Approved by:
Paul Kermoyan, Community Development Director
Attachment # 1
FINDINGS FOR APPROVAL OF FILE NO. PLN2019-163
SITE ADDRESS: 1162 Bucknam Court
APPLICANT: Barzin Khadiv
PROPERTY OWNER: Brian Morgan
DATE: September 19, 2019
Findings for Approval of an Administrative Site and Architectural Review Permit
approving an approximately 48 sq. ft. and 112 sq. ft. one-story addition to the front and
rear, respectively, of an existing single-story single-family residence located at 1162
Bucknam Court.
The Community Development Director finds as follows with regard to File No.
PLN2019-163:
1. The project may be found Categorically Exempt under Section 15301, Class 1, of
the California Environmental Quality Act (CEQA), pertaining to the minor alteration
of existing facilities.
2. The density of the proposed project site is 1.08 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).
3. The project site is zoned R-1-8 (Single Family Residential - 8,000 sq. ft. lot size).
4. The project, as proposed and conditioned, is a conforming lot within the R-1-8
(Single-Family Residential - 8,000 sq. ft. lot size) Zoning District and meets the
height restriction, building coverage, floor area ratio, and parking requirements of
the R-1-8 Zoning District as specified within the San Tomas Area Neighborhood
Plan and Campbell Municipal Code.
5. The proposed project consists of an approximately 1 approximately 48 sq. ft. and
112 sq. ft. one-story addition to the front and rear, respectively, of an existing single-
story single-family residence resulting in a building coverage of 27% and floor area
ratio of approximately 25% where a 35% building coverage and floor area ratio of
45% are allowed.
6. The property has a 20 square foot shed which does not satisfy setback requirements.
Notwithstanding evidence to the contrary, this shed is assumed to be unpermitted
and was not included in the floor area ratio or lot coverage calculations, although
even with its inclusion the property would have been compliant by such measure.
7. The existing residence has dark grey composition shingle roofing and brown
textured stucco siding.
8. The proposal incorporates representative architectural features of homes in the San
Tomas Neighborhood including simple rectangular shaped forms and gabled roofs.
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.
Attachment # 1
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. PLN2019-163
SITE ADDRESS: 1162 Bucknam Court
APPLICANT: Barzin Khadiv
PROPERTY OWNER: Brian Morgan
DATE: September 19, 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 (PLN2019-163) approving an approximately 48 sq. ft. and 112 sq. ft.
one-story addition to the front and rear, respectively, of an existing single-story
single-family residence located at 1162 Bucknam Court. The project shall
substantially conform to the Project Plans dated as received by the Community
Development Department on August 16, 2019, except as may be modified by the
Conditions of Approval herein. The colors and materials of the home shall match the
existing home. Any changes to the color and materials of the residence shall require
written authorization from the Community Development Director.
2. Plan Revisions: Prior to building permit submittal the applicant shall revise the plans
to note the existing color and material of the siding and roofing of the residence (with
manufacturer names) and indicate that the roofing and siding of the new additions
will match the existing residence. Further, the plans submitted for building permit
shall note the inclusion of three additional 24-inch box trees (with species) to ensure a
total of five trees on the property. All five trees (two existing, and three additional)
shall be considered protected trees as part of an approved landscaping plan and may
not be removed without a tree removal permit.
3. 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.
4. Planning Final Required: Planning Division clearance is required prior to final
Building Permit clearance. Construction not in substantial compliance with the
Attachment #2
Page 2 of 4
approved project plans shall not be approved without prior authorization of the
necessary approving body.
5. Minor Modifications: Minor Modifications to the approved project plans are subject
to review and approval by the Community Development Director. Minor
modifications include alterations in floor area of no more than 50 square feet on the
first floor (except for PD permits where additional floor area is considered a major
modification), alterations to second story windows that are not oriented toward
neighboring yards and result in an increase in window area of no more than one
square foot and horizontal relocation of no more than one foot from the approved
window location, and minor alterations to façade material. All other modifications are
subject to review at a public hearing.
6. Building Permit Revision Required: Upon prior approval by the Community
Development Director, all Minor Modifications to the approved project plans shall be
included in the construction drawings submitted for Building Permit. Any
modifications to the Building plan set during construction shall require submittal of a
Building Permit Revision and approval by the Building Official prior to Final
Inspection.
7. On-Site Lighting: Existing and proposed 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.
8. 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.
9. 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.
10. Construction Activities: The applicant shall abide by the following requirements
during construction:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00
p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take
place on Sundays or holidays unless an exception is granted by the Building
Official.
b. All construction equipment with internal combustion engines used on the
project site shall be properly muffled and maintained in good working
condition.
c. Unnecessary idling of internal combustion engines shall be strictly prohibited.
Attachment #2
Page 3 of 4
d. All stationary noise-generating construction equipment, such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses.
e. Use standard dust and erosion control measures that comply with the adopted
Best Management Practices for the City of Campbell.
Building Division:
11. 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.
12. 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.
13. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
14. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
15. 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.
16. 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.
17. 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.
18. Non-Point Source: 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.
19. 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)
Attachment #2
Page 4 of 4
c. San Jose Water Company (279-7900)
d. Bay Area Air Quality Management District (Demolitions Only)
20. 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 in the
approval process. Applicant should also consult with P.G. and E. concerning utility
easements, distribution pole locations and required conductor clearances.
21. 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.
22. California Green Building Code: This project is subject to the mandatory
requirements for new residential structures (Chapter 4) under the California Green
Building Code, 2016 edition.
23. 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.
FIRE DEPARTMENT
24. Limited Review: Review of this development proposal is limited to acceptability of
site access, water supply and may include specific additional requirements 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 Division all applicable construction permits.
25. No Violation: This review shall not be construed to be an approval of a violation of
the provisions of the California Fire Code or of other laws or regulations of the
jurisdiction. A permit presuming to give authority to violate or cancel the provisions
of the Fire Code or other such laws or regulations shall not be valid. Any addition to
or alteration of approved construction documents shall be approved in advance. [CFC
Ch.1, 105.3.6]
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.
1162 Bucknam Court
2,257Campbell IT, GIS Services
376
1:WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet
3760
Scale
1162 BUCKNAM CT., CAMPBELL, CA 95008APN: 406-14-006NEW SINGLE STORY SINGLE FAMILYxxxxx