SARC Memo (2020-01-28)SITE AND ARCHITECTURAL REVIEW COMMITTEE
City of Campbell, California
6:45 PM – 7:15 PM January 28, 2020
Doetsch Conference Room
70 North First Street, Campbell, CA
Tuesday
AGENDA
CALL TO ORDER / INTRODUCTIONS
STAFF COMMUNICATIONS
AGENDA MODIFICATIONS OR POSTPONEMENTS
MEETING MANAGEMENT
The Site and Architectural Review Committee (SARC) is a subcommittee of the Planning Commission
authorized by the Campbell Municipal Code to review the architectural design and site layout of
proposed development projects. The SARC makes reports and recommendations to the Planning
Commission, however, the SARC has no decision-making authority and its recommendations are not
binding on the Planning Commission.
SARC meetings are scheduled immediately preceding the 7:30 PM Planning Commission public
hearings. As such, the time allotted for each application is limited and must be reserved for review and
discussion by the SARC, staff, and applicants. Any time remaining during the scheduled review time
may be utilized for public comment at the discretion of the Chair.
SCHEDULED ITEMS
1.6:45 PM – 7:15 PM Major Modification (PLN2019-328) to a previously-approved Planned
Development Permit (PLN2018-178) to allow three accessory dwelling
units (ADUs) within an approved six-lot single-family residential
planned development, for properties located at 100-300 Haymarket
Court. Project Planner: Daniel Fama, Senior Planner
ADJOURNMENT
Adjourn at 7:15 PM to the next regularly scheduled Site and Architectural Review Committee meeting
of January 28, 2020, in the Doetsch Conference Room, 70 North First Street, Campbell, California.
Americans with Disabilities Act (ADA)
In compliance with the Americans with Disabilities Act, listening assistance devices are available for
meetings held in the Council Chambers. If you require accommodation to participate in the meeting,
please contact Corinne Shinn at the Community Development Department, at
corinnes@cityofcampbell.com or (408) 866-2140.
To: Site and Architectural Review Committee Date: January 22, 2020
From: Daniel Fama, Senior Planner
Via: Paul Kermoyan, Community Development Director
File No.: PLN2019-328 ~ Major Planned Development Permit Modification
Address: 100, 200, and 300 Haymarket Ct. (formally 880 and 910 Harriet Avenue)
BACKGROUND
On December 4, 2018, the City Council approved a Planned Development Permit and
Subdivision Map to allow a six-lot single-family residential development located along Harriet
Avenue (reference Attachment 1 – Location Map). Three of the homes incorporated attached
garages and the other three detached garages, as shown on the site plan, below.
PROPOSAL
With the adoption of the City’s new Accessory Dwelling Unit (ADU) Ordinance, which
eliminated minimum lot sizes, reduced setbacks, and allowed 2-story ADUs, the applicant is
seeking to add 435 square-foot ADUs atop of the three detached garages (reference Attachment
2 – Project Plans) on Lots 4, 5, and 6. Since the project is subject to an approved Planned
Development Permit, the applicant has applied for a “Major Modification,” which is required for
any increase to the approved square-footage.
MEMORANDUM
Community Development Department
Planning Division
ITEM NO. 1
SARC Memorandum – January 28, 2020 Page 2
PLN2018-328 ~ 100,200,300 Haymarket Ct.
PROJECT DATA
General Plan Designation: Low Density Residential (less than 4.5 Units/Gr. Acre)
Zoning: P-D (Planned Development)
Area Plan: San Tomas Area Neighborhood Plan (STANP)
Project Data
Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6
Lot Size 6,709 6,801 6,708 6,774 6,774 7,187
First Floor SF 1,398 1,398 1,398 1,507 1,489 1,507
Second Floor SF 1,232 1,230 1,232 1,121 1,142 1,121
Garage SF 386 386 386 416 416 416
ADU SF - - - 435 435 435
Total Area SF 3,016 3,014 3,016 3,479 3,482 3,479
FAR .45 .443 .45 .514 .514 .484
DISCUSSION
Site Layout: The layout of the affected lots remains unchanged since the addition of the ADUs
does not change the approved placement of the garages.
Design: The revised garage/ADU structures are shown below. The structures generally maintain
design consistency with the primary homes (reference Attachment 3 – Final Elevations), as
required by the ADU Ordinance. However, staff has advised that the Lot 5 garage/ADU should
incorporate shingled wall cladding to more closely match the architecture of the primary house.
Lot 4 Lot 5 Lot 6
Setbacks: The garage/ADU structures would all maintain a minimum 5-foot setback from side
and rear property lines. This exceeds the minimum 4-foot setback required under State law.
Parking: New detached ADUs require one parking stall per unit. As allowed by State law, the
driveways serving the garages satisfy this parking requirement since they exceed the minimum
depth and width dimensions for a parking stall.
Privacy: The City’s ADU Ordinance requires that all second-story windows less than eight feet
from rear and interior-side property lines be clerestory with the bottom of the glass at least six
feet above the finished floor. The proposed ADUs comply with this requirement by placing the
primary/egress windows interior into the lots and by use of clearstory windows on walls that abut
property lines.
SARC Memorandum – January 28, 2020 Page 3
PLN2018-328 ~ 100,200,300 Haymarket Ct.
Floor Area Ratio: The proposed ADUs would increase the FAR of the affected lots beyond the
0.45 maximum, up to 0.514. State law now stipulates that the City’s FAR and Lot Coverage
standards may be exceeded in order to allow up to an 800 square-foot ADU. The intent of this
provision is to provide relief to homeowners who had already maximized the development
capacity of their lot to create an ADU. In this regard, the Community Development Director has
determined that this provision may only be exercised in association with existing homes. If a
property owner proposes an ADU in association with a new home, then the expectation is for the
property to satisfy the City’s FAR and Lot Coverage requirements.
However, the City’s ADU Ordinance also provides flexibility for Planned Development zoned
properties by allowing a developer to ask for “less restrictive standards” as means to promote
ADU production. Under this provision, the increase to FAR may be permitted by the City
Council, subject to the action being approved by ordinance. Since the proposed floor area
increase is intended to add modestly-sized ADUs and would not otherwise affect the scale or
layout of the project, the proposed FAR increase may be seen as keeping with the intent of the
State’s ADU legislation.
Attachments:
1.Location Map
2.Project Plans
3.Final Elevations
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
Attachment 1
Attachment 2
Attachment 3