New SFR - 2002CITY OF CAMPBELL
Community Development Department
November 12, 2003
Ms. Sukkin Fong
13132 Delson Court
Los Altos, CA 94022
Re:
Building Permit No.: BLD2003-1488 Revised Submittal
1126 Abbott Avenue
Dear Ms. Fong:
The Planning Division has reviewed your revised plan submittal for the above referenced property in light
of the previous plan check review and the elevations approved by the Planning Commission. The
elevations and site plan still lack the architectural and site plan details shown on the approved plans.
Please provide modifications or additional as follows:
1. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Please provide fencing details and depict locations on the site plan.
2. Parking and Driveways: All parking and driveway areas shall be developed in compliance with the
approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal Code. Please
indicate driveways, walkways and patios on the site plan. Decorative pavement materials or concrete
banding are recommended in the driveway area.
3. Tree Preservation Plan: Please develop a Tree Protection Plan to protect the existing oak tree at the
southwest corner of the property.
4. Landscaping Plan: Please submit a landscaping plan indicating the installation of trees per Condition
No.8 of your approval. One tree needs to be provided for each 2000 square feet in lot area.
5. Conditions of Approval: Please provide a copy of the Conditions of Approval on the cover sheet per
Condition No. 18 of your approval.
6. Chimney cap: Please provide an enhanced chimney cap and an alternative material on the chimneys
versus stucco.
7. Wainscoting: Elimination of the wainscoting is considered acceptable, if an alternative decorative
building base is provide. It is recommended that raised or recessed panels be investigated and that this
treatment be carried around the side elevations. A window box at the living room window is an
architectural solution that would provide additional detail at this location.
8. Pillars: Elimination of the pillars at the living room is acceptable. Please indicate the depth of the arch
over this window.
9. Roofing: Dimensional shingle roofing has not been shown
Plan Check BLD 2003-1488
page 2
If you have any questions please do not hesitate to contact me at (408) 866-2144 or via email at
timh@cityofcampbell.com .
Sincerely,
TIm J. Haley
Associate Planner
cc:
Frank Mills, Senior Building Inspector
Geoff Bradley, Senior Planner
CITY OF CAMPBELL
Community Development Department
October 23, 2003
Ms. Sukkin Fong
13132 Delson Court
Los Altos, CA 94022
Re: Building Permit No.: BLD2003-1488
1126 Abbott A venue
Dear Ms. Fang:
The Planning Division has reviewed your plan submittal for a new single family residence on the
referenced property in light of the Planning Commission approval per Resolution Nos. 3463 and the
approved plans. The submitted plans are generally consistent with this approval, however, the elevations
are lacking architectural detailing shown on the approved plans as outline in item 6 below. Please provide
additional information as follows per the conditions of approval:
1. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Please provide fencing details and depict locations on the site plan.
2. Parking and Drivewavs: All parking and driveway areas shall be developed in compliance with the
approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal Code. Please
indicate driveways, walkways and patio on the site plan. Decorative pavement materials are
encouraged in the driveway area to reduce the massiveness of this area.
3. Tree Preservation Plan: Please develop a Tree Protection Plan to protect the existing Oak tree per
Condition No.7 of your approval.
4. Landscaping Plan: Please submit a landscaping plan indicating the installation of trees per Condition
No.8 of your approval.
5. Conditions of Approval: Please provide a copy of the Conditions of Approval on the cover sheet per
Condition No. 14 of your approval.
6. Additional Architectural Detail: Please incorporate these architectural features as represented on the
approved elevations. Chimney caps and materials, trellis over garage, brick or ledgestone
wainscoting, single door entry with sidelights, eave arch and pillars at the living room, dimensional
shingle roofing, a raised panel garage door, a divided dining room window and window and sill
details.
7. Roof Transition: The height of the living room and dining area has been increased. A better roofing
transition needs to be provided between the dining room and the kitchen.
A copy of the approved plans and the adopted resolution is enclosed for your information.
Plan Check 2003-1488
Page 2
Additionally, a park impact fee of $2,747.50 will be due at the time of building final/occupancy. This
amount represents 25 percent of the park impact fee of which 75 percent was paid at the time of map
recordation.
If you have any questions please do not hesitate to contact me at (408) 866-2144 or via email at
timh@cityofcampbell.com .
S~
( ~~p'r
Tim J. Haley..
Associate Planner
cc:
Frank Mills, Senior Building Inspector
Geoff Bradley, Senior Planner
CITY OF CAMPBELL
Community Development Department
October 9, 2002
Steve & Kimberly Zankich
Zankich Construction
10281 Imperial Avenue
Cupertino, CA 95014
Re:
PLN2002-66 -- Site and Architecture Review Permit - New Single Family Residence
Dear Applicant:
Please be adyised that at its meeting of October 8, 2002, the Planning Commission adopted
Resolution No. 3463 granting a Site and Architectural Reyiew Permit to allow the construction
of a new single family residence on the above referenced property.
This action is effectiye in ten calendar days, unless appealed in writing to the City Clerk by 5
p.m. on Friday, October 18, 2002. California Code of Ciyil Procedure, Section 1094.6, governs
the time within which judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Tim J. Haley
Associate Planner
Cc:
Lynn Penoyer, Public Works
Frank Mills, Building
Chris Veargason, County Fire
RESOLUTION NO. 3463
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2002-66) TO ALLOW
THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE
ON PROPERTY OWNED BY THE STEVEN AND KIMBERLY
ZANKICH REVOCABLE TRUST LOCATED AT 1126 ABBOTT
A VENUE IN AN R-l-lO (SINGLE FAMll...Y RESIDENTIAL)
ZONING DISTRICT. APPLICATION OF MR. STEVEN ZANKICH,
ON BEHALF OF ZANKICH CONSTRUCTION. FilE NO.
PLN2002-66.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2002-66:
1. The subject property on which the proposed two-story single-family residence is to be
constructed has a net lot area (11,118 square feet)
2. The proposed project is consistent with the San Tomas Area Neighborhood Plan (ST ANP).
3. The proposed project is consistent with the development standards for an existing non-
conforming lot in an R-I-9 (Single family residential, 9,000 square foot minimum lot size)
zoning district; the proposed project meets the setback requirements for an R-I-9 zoning
district as well as lot coverage and floor area ratio requirements for an R-I-9 zoning district
in the San Tomas Area Neighborhood Plan.
4. The proposed project is well designed and is architecturally compatible with the suITounding
neighborhood and with the San Tomas Area.
5. The development of the property will result in a density of 3.4 dwelling units per gross acre
and is consistent with the General Plan policies for development within the area.
6. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (New
Construction of Small Structures) of the California Enyironmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
Planning Commission Rest ion No. 3463
PLN2002-66 - 1126 Abbott Avenue
Site and Architectural Review Permit - New Single Family Residence
Page 2
3. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as cuITently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2002-66) to allow the construction of a new single-family
residence on property owned by the Steven and Kimberly Zankich Reyocable Trust located at
1126 Abbott A venue, subject to the following conditions:
Where approyal 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 item under review. Additionally, the
applicant is hereby notified that he/she 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
1. Approved Project: Approyal is granted for a Site and Architectural Review Permit to allow
the construction of a new 4,506 square foot two-story, single-family residence with an
attached 773 square foot garage located at 1126 Abbott Avenue. Project approval shall
substantially comply with project plans prepared by Daryl Fazekas, Architect, except as
modified by the Conditions of Approval herein.
2. Site and Architectural Approyal Expiration: The Site and Architectural Permit approval
(PLN2002-66) for this project is valid for a period of two (2) years from the Planning
Commission approval. All conditions of approval specified herein must be completed within
two years from the date of approval, or the permit shall be void.
3. Building Division Requirements: The applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Diyision.
4. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. A fencing plan depicting fencing type and height shall be submitted, prior
to the issuance of building permits. All perimeter fencing shall be found to be in good
condition as determined by the Community Development Director.
Planning Commission Res( ~on No. 3463
PLN2002-66 - 1126 Abbott Avenue
Site and Architectural Review Permit - New Single Family Residence
Page 3
5. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. Any vacant existing
structures shall be secured, by having windows boarded up and doors sealed shut, or be
demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform
Fire Code).
6. Parking and Drivewavs: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
7. Tree Protection Plan: Prior to issuance of building permits, the applicant shall submit a tree
protection plan in accordance with the City's Water Efficient Landscape Guidelines (WELS)
and the Tree Preseryation Ordinance to indicate how the existing tree to be retained on site
will be protected during construction.
8. Landscaping: The applicant shall be required to provide a minimum of one (1) tree per 2,000
square feet of net lot area of the subject property. Existing tree(s) within the net lot area of
the subject property shall be included in the total. The location, type and size of additional
trees to be planted on site in conformance with the San Tomas Area Neighborhood Plan shall
be noted on plans to be submitted to the Community Development Department prior to
issuance of building permits. The required new trees shall be planted within the net lot area
prior to issuance of an occupancy permit for the residence. Three of the new trees shall be
located at the rear of the lot to provide privacy to the rear flag lot.
9. San Tomas Area Neighborhood Plan: The approved project shall comply with all
requirements of the City's San Tomas Area Neighborhood Plan.
PUBLIC WORKS DEPARTMENT
10. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on priyate property behind the public right-of-way line.
11. 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.
12. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility 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
Planning Commission Res( :on No. 3463
PLN2002-66 - 1126 Abbott A yenue
Site and Architectural Review Permit - New Single Family Residence
Page 4
utility installations. Applicant shall also prepare pavement restoration plans for approval
by the City Engineer prior to any utility installation or abandonment.
Buildine Division
13. Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit.
14. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
15.
Size of Plans: The maximum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
16. Plan Preparation: This project requires plans prepared under the direction and oversight of
a California Licensed Engineer or Architect. Plans submitted for building permits shall be
"wet stamped" and signed by the qualifying professional person.
17.
Soils Report: Two copies of a CUITent soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall
be submitted with the building permit application. This report shall be prepared by a
licensed civil engineer specializing in soils mechanics.
18. Site Plan: Application for building permits shall include an accurate site plan that
identifies property and proposed structures with dimensions and elevations as appropriate.
The site plan shall also include site drainage details.
19. 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 ciyil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
20. Title 24 Energv compliance: California Title 24 Energy Compliance forms CF-IR and
MF-IR shall be blue-lined on the construction plans. 8% by 11 calculations shall be
submitted as well.
21.
Special Inspections: When a special inspection is required by D.B.c. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted
Planning Commission Res( .on No. 3463
PLN2002-66 - 1126 Abbott A yenue
Site and Architectural Review Permit - New Single Family Residence
Page 5
to the Building Official for approval prior to issuance of the building permits, in
accordance with UB.C Section 106.3.5. Please obtain City of Campbell, Special
Inspection forms from the Building Inspection Division Counter.
22. Non-Point Source Pollution Control: 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" by 36") is available at the Building Division
service counter.
23. Approvals Required: The project requires the following agency approvals 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 aboye. Obtain the School
District payment form from the City Building Division, after the Division has approved the
building permit application.
PASSED AND ADOPTED this 8th day of October, 2002, by the following roll call vote:
AYES: Commissioners: Alderete, Doorley, Gibbons, Hernandez, Jones and Rocha
NOES: Commissioners: None
ABSENT: Commissioners: Francois
ABSTAIN: Commissioners: None
APPROVED:
Joseph D. Hernandez, Vice Chair
ATTEST:
Sharon Fierro, Secretary
County of Santa Clara
Office at" the county Clerk-Recorder
'it)tXjTEU ON t D ~'HROUGH.l.~
~N THE OFFICE OF fHE COUNTY CLERK-I...ECOlZD
BRENDA DAVIS, ~TY CLERK
. ßY l - DEPUTY. 1\ 0\\/1\'5
tAURn ."\,~n
County Government Center. East wing
70 West Hedding Street
San Jose. california 951 10
(408) 299-2481
NAME OF LEAD AGENCY:
¡; tr1 ff tH1.J> ~ -
NAME OF APPLICANT:
~~ -u..~~l¿:..H
CLASSIFICATION OF ENVIRONMENTAL DOCUMENT:
1.
2.
3.
4.
*ENVIRONMENT AL DECLARATION
FO
D
OCT 1 1 2002
:BRENDA DAVIS, County
:Santa Clara Count
By
Deputy
RiVAS
FILI~. ~. 0.. J'! ~..,.. f)
. L r"o,.
~ ~ -,!.- t.& .
) NOTICE OF PREPARATION
-NO FEE-
('/..) NOTICE OF EXEMPTION/ST A TEMENT OF EXEMPTION
-NO FEE-
(
NOTICE OF DETERMINATION
(
) A-NEGATIVE DECLARATION PURSUANT TO SECTION 21080(C) OF THE PUBLIC
RESOURCES CODE
$1,250.00 (Twelve Hundred Fifty Dollars)-STATE FILING FEE
$25.00 (Twenty-Five Dollars)-CLERK FEE
(
) B-CERTIFICATE OF EXEMPTION DE MINIM US IMPACT FINDING
-NO FEE-
NOTICE OF DETERMINA TlON
(
) A-ENVIRONMENTAL IMPACT REPORT PURSUANT TO SECTION 21152 OF THE
PUBLIC RESOURCES CODE
$850.00 (Eight Hundred Fifty Dollars) -STATE FILING FEE
$25.00 (Twenty-Five Dollars)-CLERK FEE
(
) B-CERTIFICA TE OF EXEMPTION DE MlNIMUS IMPACT FINDING
-NO FEE-
*THIS FORM MUST BE COMPLETED AND FILED WITH ALL ENVIRONMENTAL DOCUMENTS FILED
WITH THE SANTA CLARA COUNTY CLERK-RECORDER'S OFFICE.
MAKE CHECKS PAYABLE TO: COUNTY CLERK-RECORDER
(;
Board of supervisors: Donald F. Gage. Blanca Alvarado, Pete McHugh. James T, Beall Jr.. S. Joseph Simitian
County Executive: Richard Wittenberg
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NOTICE OF EXEMPTION
To:
Office of Planning & Research
P.O. Box 3044
1400 Tenth Street, Room 222
Sacramento, CA 95812-3044
From:
City of Campbell
70 N. First Street
Campbell, CA 95008
County Clerk's Office
Santa Clara County
70 W. Hedding Street, East Wing
San Jose, CA 95110
(3 copies & cover sheet filled out by planner)
Project Title: PLN 2002-66 (Site and Architectural Approval)
Project Location - Specific: 1126 Abbott Avenue
Project Location - City:
Campbell
Project Location - County: Santa Clara County
Description of Project. Site and Architectural Approval for sin¡:le family residence
Name of Public Agency Approving Project: City of Campbell
Name of Person or Agency Carrying Out Project: Steven Zankich
Exempt Status (check one)
0 Ministerial (Sec. 21080(b)(1); 15268);
0 Declared Emergency (Sec. 21O80(b)(3); 15269(a);
0 Emergency Project (Sec. 21O80(b)(4); 15269(b)(c);
0 Categorical Exemption. State type and section number: Section 15303(c ): Class 3
0 Statutory Exemptions. State code number:
Reasons why project is exempt: Single familv residence in urbanized area
Lead Agency Contact Person: Tim Haley
Phone: (408) 866-2144
If filed by applicant:
1. Attach certified document of exemption finding.
2. Has a notice of exemption been filed by the public agency approving the project: YES ~
~ t. ptÞtw 'Ø-
Date:~ Title:
Date Received for filing at OPR:
Signature:
'g. Signed by Lea Agency
0 Signed by Applicant
ITEM NO.1
CAMPBEll
~
ST AFF REPORT - PLANNING COMMISSION MEETING OF
October 8, 2002
PLN2002-66
Zankich, S.
Public Hearing to consider the application of Mr. Steven Zankich for a Site and
Architectural Review Penn it (PLN2002-66) to allow the construction of a new
two-story, single-family residence on property located at 1126 Abbott A venue
in an R-I-9 (Single-family residential, minimum 9,000 square foot lot size)
Zoning District.
ST AFF RECOMMENDATION
That the Planning Commission takes the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Review Pennit to allow construction of a new two-story, single-family residence, subject to
the attached conditions of approval and find that this project is categorically exempt under
Section 15303 Class 3 (a) of CEQA pertaining to New Construction of Small Structures;
therefore, no enyironmental action is required.
PROJECT DATA
Category
Proposed Project
San Tomas Area Neighborhood Plan
(ST ANP)
Gross Lot Area:
Net Lot Area:
.29 acres (12,713 square feet)
.25 acres (11,118 square feet)
N/A
9,000 sq. ft.
Density:
3.4 units/gross acre
less than 4.5 units/gross acre
Proposed residence
Proposed Residence:
151 Floor:
2nd Floor:
Proposed Attached Garage:
3,015 square feet
1,491 square feet
773 square feet
N/A
N/A
N/A
Total Building Area:
4,506 square feet
5,003 square feet
Total Building Coverage:
Lot Coverage:
Floor Area Ratio:
Parking Provided:
3,015 square feet
27%
.405
6 parking spaces
(3 covered/3 uncovered spaces)
3,891 square feet maximum
35% maximum
.45 maximum
2 parking spaces
(minimum 1 covered space)
Staff Report - Planning Commission Meeting of October 8, 2002
PLN2002-66 - 1126 Abbott Avenue
Page 2
DISCUSSION
Background: At its meeting of September 22, 1998, the Planning Commission adopted
Resolution Nos. 3181 and 3182 approving the applicant's Site and Architectural Approyal Pennit
and Tentati ve Parcel Map allowing the construction of four residences and the creation of four
single family lots at this location. Four lots have been created and three of the homes have been
constructed. The Site and Architectural approval associated with this development expired on
September 22, 1999.
There have been no changes to the San Tomas Neighborhood Area Plan (ST ANP) that would
affect this project. The applicant is seeking approval of a site and architectural pennit to
construct the fourth residence.
Applicant's Proposal: The applicant, Mr. Steve Zankich, is requesting approyal of a Site and
Architectural Review Pennit to allow the construction of a new two-story, single-family
residence on Lot 3 located at 1126 Abbott Avenue. The applicant is seeking a two-year approval
due to fluctuating market conditions. The project site is located on the east side of Abbott
A venue three lots south of its intersection with Westmont A venue.
The project site is surrounded by single-family residences with the access to an adjacent flag lot
bordering the south of the project site. A temporary cul-de-sac is constructed along the Abbott
A venue frontage of the property, which would be removed with the further development of larger
parcels at the southern end of Abbott A venue.
ANAL YSIS
General Plan Designation: The General Plan land use designation for the project site is Low
Density Residential (less than 4.5 units per gross acre). The density of the proposed project is 3.4
units per gross acre, which is consistent with the density allowance for the site under the General
Plan. The project site is located in the San Tomas Area Neighborhood and is subject to the San
Tomas Area Neighborhood Plan (ST ANP). The proposed development is consistent with the
STANP.
The proposed project complies with the following General Plan Land Use Element policies and
strategies:
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.
Strategy LUT-7.2n: Consistency With Plans Ensure that new development and
substantial remodeling projects are consistent with Specific Plans, Area Plans,
Staff Report - Planning Commission Meeting of October 8, 2002
PLN2002-66 - 1126 Abbott Avenue
Page 3
City Standard Details, and adopted Streetscape Standards to create a cohesive
design.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high
quality building materials on all buildings to ensure the long-term quality of the
built environment.
Strategy LUT -17.1 b: Landscaping: Ensure that new developments provide new
tree plantings, shrubs, greenery and other landscaping materials, and preserve
existing trees and shrubs.
Zoning Designation: The zoning designation for the project site is R-I-9 (Single-Family
Residential, 9,000 square foot minimum lot size). The subject property is an existing single-
family residential lot with 11,118 square feet in net lot area. The project site is located in the San
Tomas Area Neighborhood and is subject to the ST ANP. The proposed project is consistent with
the ST ANP and meets the guidelines for development with respect to setbacks, height
restrictions, lot coverage, building area, floor area ratio and parking requirements.
Site Layout and Unit Design: The proposed project involyes the development of a two-story
residence with an attached three-car garage. The subject site is the frontage located on the east
side of Abbott A venue three lots south of it intersection with Westmont A venue.
The proposed residence has a contemporary Mediterranean style of architecture with hipped and
gable roof styles, composition shingle roofing, and a stucco exterior. Additional architectural
features include the addition of a balcony at the rear of the residence and use of stucco foam
moldings and trims on the columns and window sills of the residence. The residence will have a
25-foot front yard setback, a 78-foot rear yard setback, 7.5-foot sideyard setbacks along the east
and west sides of the property for the first story of the residence and 10 foot sideyard setbacks for
the second story of the residence. Because the lot width is less than 60 feet, the San Tomas Area
Neighborhood Plan (ST ANP) allows the applicant to apply the R-I-6 sideyard setback standards
for the development of the residence.
Landscaping: The applicant is not proposing to remove any existing trees on site to construct the
new residence. Under the STANP, the applicant will be required to provide a total of five (6)
trees on site. ST ANP requires that all new developments provide a minimum of one (1) tree per
2,000 square feet of net lot area. The applicant's site plan indicates one (1) tree exists on site that
will be retained. A condition of approval has been added that requires the addition of four (4)
new trees to be installed on site in conjunction with the STANP.
Staff Report - Planning Commission Meeting of October 8, 2002
PLN2002-66 - 1126 Abbott Avenue
Page 4
Site and Architectural Reyiew Committee: The Site and Architectural Reyiew Committee
reviewed this application at its meeting of August 27, 2002, and expressed support of the
application as proposed with a condition that required trees per the ST ANP be installed in the
rear yard to provide buffering to the flag lot in the rear.
Attachments:
1. Findings for approyal of the Site and Architectural Review Pennit
2. Conditions of Approval for the Site and Architectural Review Pennit
3. Planning Commission Resolution Nos. 3181 & 3182 and Planning Commission Minutes
September 22, 1998
4. Exhibits
5. Location Map
--- ~
Prepared bY:-=1...t~ . ~
Tim Hale ssociate PI er
Approved by:
Attachment #1
FINDINGS FOR APPROV AL OF FILE NO. PLN2002-66 (Revised)
SITE ADDRESS: 1126 Abbott Avenue
APPLICANT: Steye Zankich
DATE: October 8, 2002
Findings for Approval of a Site and Architectural Review Permit to allow the construction of a
new single family residence
The Planning Commission finds as follows with regard to File No. PLN2002-66:
1. The subject property on which the proposed two-story single-family residence is to be
constructed has a net lot area (11,118 square feet)
2. The proposed project is consistent with the San Tomas Area Neighborhood Plan (ST ANP).
3. The proposed project is consistent with the development standards for an existing non-
conforming lot in an R-I-9 (Single family residential, 9,000 square foot minimum lot size)
zoning district; the proposed project meets the setback requirements for an R-I-9 zoning
district as well as lot coverage and floor area ratio requirements for an R-I-9 zoning district
in the San Tomas Area Neighborhood Plan.
4. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and with the San Tomas Area.
5. The development of the property will result in a density of 3.4 dwelling units per gross acre
and is consistent with the General Plan policies for deyelopment within the area.
6. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (New
Construction of Small Structures) of the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that, as conditioned:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. No substantial evidence has been presented from which a reasonable argument could be made
that shows that the project, as currently presented and subject to the required Conditions of
Approval, will have a significant adverse impact on the environment.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
Findings for Approyal - Planning Commission Meeting of October 8, 2002
PLN 2002- - 1126 Abbott Avenue
Page 2
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2002-80 (Revised)
SITE ADDRESS: 1126 Abbott Avenue
APPLICANT: Steve Zankich
P.C. MEETING: October 8, 2002
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 approyal by the Director of Community Deyelopment, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approyal, 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
deyelopment and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new 4,506 square foot two-story, single-family residence with an
attached 773 square foot garage located at 1126 Abbott A yenue. Project approval shall
substantially comply with project plans prepared by Daryl Fazekas, Architect, except as
modified by the Conditions of Approval herein.
2. Site and Architectural Approval Expiration: The Site and Architectural Permit approval
(PLN2002-66) for this project is valid for a period of two (2) years from the Planning
Commission approval. All conditions of approval specified herein must be completed within
one year from the date of approval, or the permit shall be void.
3. Building Division Requirements: The applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Diyision.
4. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. A fencing plan depicting fencing type and height shall be submitted, prior to
the issuance of building permits. All perimeter fencing shall be found to be in good condition
as determined by the Community Development Director.
5. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant existing structures
shall be secured, by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
Conditions of Approval - Planning Commission Meeting of October 8, 2002
PLN2000-66 - 1126 Abbott Avenue
Page 4
6. Parking and Drivewavs: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
7. Tree Protection Plan: Prior to issuance of building permits, the applicant shall submit a tree
protection plan in accordance with the City's Water Efficient Landscape Guidelines (WELS)
and the Tree Preservation Ordinance to indicate how the existing tree to be retained on site
will be protected during construction.
8. Landscaping: The applicant shall be required to provide a minimum of one (1) tree per 2,000
square feet of net lot area of the subject property. Existing tree(s) within the net lot area of
the subject property shall be included in the total. The location, type and size of additional
trees to be planted on site in conformance with the San Tomas Area Neighborhood Plan shall
be noted on plans to be submitted to the Community Development Department prior to
issuance of building permits. The required new trees shall be planted within the net lot area
prior to issuance of an occupancy permit for the residence. Three of the new trees shall be
located at the rear of the lot to proYide privacy to the rear flag lot.
9. San Tomas Area Neighborhood Plan: The approved project shall comply with all
requirements of the City's San Tomas Area Neighborhood Plan.
PUBLIC WORKS DEPARTMENT
10.
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.
11.
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.
12.
Utilitv Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility 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 payement restoration plans for approval
by the City Engineer prior to any utility installation or abandonment.
Buildin2 Division
13.
Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit.
Conditions of Approyal - Planning Commission Meeting of October 8, 2002
PLN2000-66 - 1126 Abbott Avenue
Page 6
14.
Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
15.
Size of Plans: The maximum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
16.
Plan Preparation: This project requires plans prepared under the direction and oversight of a
California Licensed Engineer or Architect. Plans submitted for building permits shall be
"wet stamped" and signed by the qualifying professional person.
17.
Soils Report: Two copies of a CUlTent soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall
be submitted with the building permit application. This report shall be prepared by a
licensed civil engineer specializing in soils mechanics.
18.
Site Plan: Application for building permits shall include an accurate site plan that identifies
property and proposed structures with dimensions and eleyations as appropriate. The site
plan shall also include site drainage details.
19.
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 comer locations
20.
Title 24 Energy compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted
as well.
21.
Special Inspections: When a special inspection is required by D.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 D.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms
from the Building Inspection Division Counter.
22.
Non-Point Source Pollution Control: 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" by 36") is ayailable at the Building Division
service counter.
Conditions of Approval - Planning Commission Meeting of October 8, 2002
PLN2000-66 -1126 Abbott Avenue
Page 6
23. Approvals Required: The project requires the following agency approvals 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 Diyision has approved the
building pennit application.
Conditions of Approval - Planning Commission Meeting of October 8, 2002
PLN2000-66 - 1126 Abbott Avenue
Page 6
23. Approvals Required: The project requires the following agency approvals 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.
Attachment #3
RESOLUTION NO. 3181
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL, APPROVING A TENTATIVE PARCEL MAP TO
ALLOW THE CREATION OF FOUR RESIDENTIAL LOTS ON PROPERTY
LOCATED AT 1492 WESTMONT AVENUE IN AN R-I-9 (SINGLE
F AMIL Y RESIDENTIAL) ZONING DISTRICT. APPLICATION OF
ZANKICH CONSTRUCTION. FILE NO. PM 98-05.
After notification and public hearing, as specified by law, and after presentation by the Community
Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows with
respect to application PM 98-05:
1.
The proposed land division of 4 lots, results in a density of 2.7 units per gross acre. This
density is consistent with the Low Density Residential (fewer than 4.5 du/gross acre)
land use shown on the Land Use Element Map ofthe General Plan.
2.
The size of each parcel, and its dimensions meet the requirements for the R-I-9 Zone and .
the standards of the San Tomas Area Neighborhood Plan.
3.
The rectangular shape, and size of the lots, and their pattern, are consistent with those of
other lots in the neighborhood.
4.
The proposed land division results in a 10gicallot pattern.
5.
The project has been reviewed by public agencies, including fire, public works, police,
building, and planning, and subject to the conditions of approval, meets the City and Fire
District requirements.
6.
The project qualifies as a Class 15, Categorically Exempt project, per Section 15315 of
the California Public Resources Code (California Environmental Quality Act).
7.
The proposed subdivision is designed and conditioned to accommodate potential future
development on adjacent parcels to the south as well the circulation needs of the
proposed subdivision.
8.
The design and location of the proposed cul-de-sac will accommodate current circulation
needs of this subdivision and the other required street improvements are consistent with
the San Tomas Area Neighborhood Plan.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
1.
The proposed subdivision is consistent with the General Plan, the Zoning Ordinance, and
the development standards of the San Tomas Neighborhood Plan.
Planning Commission Resolution No. 3181
PM 98-05 - 1492 Westmont Avenue - Zankich Construction
Page 2
2.
The proposed subdivision does not impair the balance between the housing needs of the
region and the public service needs of its residents and available fiscal and environmental
resources.
3.
No substantial evidence has been presented which shows that the project, as presented,
and subject to the attached conditions, would have a significant effect upon the
environment.
4.
No substantial evidence has been presented which shows that the project, as presented
and subject to the attached conditions, would have a significant effect on the health,
safety, or welfare ofthe neighborhood or the community.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance 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. Additionally, the applicant is hereby notified that he/she 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:
1.
Approved Project: Approval is granted for a Tentative Parcel Map allowing the creation
of four (4) single family lots on property located at 1492 Westmont Avenue. The map
shall substantially confonn to the map prepared by Marvin Kirkeby of Kirkeby
Engineering dated May 1998 and received by the Planning Department on July 15, 1998,
except as may be modified by the Conditions of Approval herein.
2.
Property Maintenance: The property shall be maintained free of any combustible trash,
debris and weeds, until the time that actual construction commences. All existing
structures shall be secured by having windows boarded up and doors sealed shut, or be
demolished or removed from the property.
3.
Park In-Lieu Fee: Applicant to pay a fee in-lieu of park dedication prior to recordation of
the final subdivision map. Current fee is ($8,242.50 x 3 new lots) = $24,727.50
4.
Park Impact Fee: Applicant is advised that a park impact fee is required in addition to
the Park In-Lieu Fee and is required prior to occupancy for each single family dwelling
constructed on each 10t.($10,990 x 4 single family residences)= $43,960 with the
following credits (existing residence at $10,990 and payment of park impact fees at
$ 24,727.50 resulting in a park impact fee of$8242.50 at building occupancy/final)
5.
Building Approval Approval of a Site and Architectural Review Pennit by the Planning
Commission is required for any new residences on these parcels.
Planning Commission Resolution No. 3181
PM 98-05 - 1492 Westmont Avenue - Zankich Construction
Page 3
6.
Tree Protection Plan: Prior to the issuance of building permits, demolition permits or
grading pennits, applicant to receive approval of a tree protection and preservation plan.
Any trees to be removed shall be replaced consistent with the WELS Standards and the
San Tomas Area Neighborhood Plan.
PUBLIC WORKS DEPARTMENT
7. Final Parcel Map: Prior to issuance of any grading or building permits for the site, the
applicant shall submit a Final Parcel Map for recordation upon approval by the City. The
current plan check fee is $1,060 plus $25 per parcel.
8.
9.
14.
Monuments: Prior to recording the Final Parcel Map, applicant shall provide security
guaranteeing the cost of setting all monuments shown on the Final Parcel Map.
Demolition: Prior to recording of the Final Parcel Map, the applicant must obtain a
demolition pennit and remove all existing structures.
10.
Preliminary Title Report: Prior to recordation of the Final Parcel Map for the site, the
applicant shall provide a current Preliminary Title Report.
11.
Westmont Avenue Right-of-Way for Public Street Purposes: Prior to recordation of the
Final Parcel Map for the site, the property owner shall grant additional right-of-way for
public street purposes along the Westmont Avenue frontage to 30 feet from the
monument line, and a 20 foot property line radius at the Abbott Avenue intersection.
12.
Abbott Avenue Right-of-Way for Public Street Purposes: Prior to recordation of the
Final Parcel Map, property owner shall grant additional right-of-way for public street
purposes along the Abbott Avenue frontage sufficient to accommodate the construction
of 34 feet of asphalt concrete street pavement with rolled curb. In addition, sufficient
public street right-of-way for a temporary turn around (with curb and gutter only) shall be
dedicated at the terminus of Abbott Avenue. Turn around radius shall be 35 feet.
13.
Abbott Avenue Public Service Easement: Prior to recordation of the Final Parcel Map,
the applicant shall grant a Public Service Easement 10 feet easterly of the new property
line on private property contiguous with the public right-of-way along the Abbott Avenue
frontage.
Street Improvements: Prior to recordation of the Final Parcel Map, the property owner
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 pennit for construction of the
improvements, as required by the City Engineer. The plans shall include the following:
Planning Commission Resolution No. 3181
PM 98-05 -1492 Westmont Avenue - Zankich Construction
Page 4
A. Abbott Avenue
. Design of all improvements for the east and west side of Abbott Avenue as described
below.
. Construction of street improvements along the Abbott frontage, including 34 feet of
asphalt street pavement, curb and gutter (on the east side only) including edge drains
if rolled curbs, storm drain facilities, five foot concrete sidewalk, City standard
driveways, and a five foot planting strip at the back of walk with street trees and
street lights.
. 35 foot radius asphalt concrete turnaround at the southerly terminus of Abbott
Avenue.
. Removal and replacement of, or minimum 3 inch overlay of existing AC pavement to
property line on westerly side of Abbott Avenue.
B. Westmont Avenue
. Construction of full street improvements on Westmont Avenue including asphalt
street pavement, vertical curb and gutter at 18 feet from the monument line, City'
standard driveways, curb ramps, five foot separated sidewalk, storm drainage
facilities, five foot landscape strip with City standard street trees and street lights.
C. Both Frontages
. Installation of all existing and proposed water meters and sewer cleanouts on private
property behind new public right-of-way line.
. Undergrounding of all utilities along both frontages.
. Construction of traffic islands, traffic striping and signing on Abbott Avenue and on
Westmont Avenue as directed by the City Engineer.
. Conforms as needed to match all existing improvements to remain.
15.
Soils Revort: Prior to issuance of any grading, drainage, or building permits for the site,
the applicant shall provide a soils report prepared by a registered geotechnical or civil
engIneer.
16.
Utilities: The existing on-site overhead cable (TV or telephone) shall be installed
underground. 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. Existing utilities at the intersection of Westmont and Harriet Avenues shall be
installed underground as approved by the City Engineer. Applicant shall comply with all
plan submittals, permitting, and fee requirements of the serving utility company.
Planning Commission Resolution No. 3181
PM 98-05 - 1492 Westmont Avenue - Zankich Construction
Page 5
17.
18.
19.
20.
Utility Installation Plan: Prior to issuance of building pennits, the applicant shall submit
a Utility Installation Plan and Schedule for approval by the City Engineer for installation
of all utilities and service connections. Streets which have been resurfaced within the
previous 5 years will require boring and jacking for all new utility installations and will
also require a pavement restoration plan for approval by the City Engineer prior to any
utility installation.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public
street improvements required by the encroachment pennit must be completed and
accepted by the City and the applicant must provide a one-year Maintenance Security in
an amount of25% ofthe Faithful Performance Bond.
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 pennits. The plans shall comply with the 1994 edition of the UBC
including Chapters 18,33, and Appendix Chapter 33.
Storm Drain Area Fee: Prior to issuance of any grading, drainage, or building permits for
the site, the applicant shall pay the required Storm Drain Area fee. The current fee is
$ 2,000 per acre or $ 2,330.00.
National Pollution Discharge Elimination System: The applicant shall comply with the
Santa Clara Yalley Water District (SCYWD) Best Management Practices and Title 14 of
the Campbell Municipal Code concerning storm water pollution prevention.
FIRE PROTECTION DISTRICT
22. Required Access to Water Supply (Hydrants): Portions of the structure(s)on Lot 4 that
are greater than 150 feet of travel distance from the centerline of the roadway containing
public fire hydrants. Provide an on-site fire hydrant OR provide an approved residential
fire sprinkler system throughout all portions ofthe building.
21.
23.
24.
Fire Apparatus (Engine): Access driveway required for Lot 4 Provide an access driveway
with a paved all weather surface and a minimum unobstructed width of 12 feet, vertical
clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and
23 inside, and a maximum slope of 15%. Installations shall conform to Fire Department
Standard details and Specifications D-l.
Fire Department (Engine) Driveway Turn-around Required: Provide an approved fire
department engine driveway turnaround on Lot 4 with a minimum radius of 36 feet
outside and 23 feet inside. Installations shall confonn with Fire Department Standard
Details and Specifications D-l.
Planning Commission Resolution No. 3181
PM 98-05 -1492 Westmont Avenue - Zankich Construction
Page 6
PASSED AND ADOPTED this 22nd day of September, 1998, by the following roll call vote:
AYES:
COMMISSIONERS:
Francois, Gibbons, Jones, Kearns, Lindstrom,
Lowe, Meyer-Kennedy
None
None
None
NOES:
ABSENT:
ABSTAIN:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
/(J
'I
/) /
\ .
APPROVED:
Dennis Low
ATTEST~/
RESOLUTION NO. 3182
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
APPROVAL TO ALLOW THE CONSTRUCTION OF FOUR SINGLE
FAMILY RESIDENCES ON PROPERTY LOCATED AT 1492
WESTMONT AVENUE IN AN R-I-9 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF ZANKICH
CONSTRUCTION. FILE NO. S 98-12 THROUGH S 98-15.
After notification and public hearing, as specified by law, and after presentation by the Community
Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did fmd as follows
with respect to application S 98-12 through S 98-15:
1.
The proposed project as conditioned is consistent with the R-I-9 (Single family residential)
zoning district where applicable and the development standards as required per the Zoning
Ordinance and the San Tomas Area Neighborhood Plan with the exception of a modification
to the local street improvement plan to provide for a pedestrian sidewalk.
2
The proposed project, as conditioned, is well designed and is architecturally compatible with
the surrounding neighborhood and with the San Tomas Area.
3.
The development ofthe property will result in a density of 2.8 dwelling units per gross acre
and is consistent with the General Plan density ofless than 4.5 dwelling units per gross acre
for this area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1.
The proposed project subject to the conditions of approval is consistent with the City's
General Plan, Zoning Ordinance and San Tomas Area Neighborhood Plan with the
exception of the requirement of a sidewalk along the Abbott Avenue frontage.
2.
The proposed project as conditioned will aid in the hannonious development of the
immediate area.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. Additionally, the applicant is hereby notified that he/she 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:
Planning Commission Resolution No. 3182
S 98-12 through S 98-15 - 1492 Westmont Avenue - Zankich Construction
Page 2
3.
4.
5.
6.
7.
8.
9.
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Proiect: Approval is granted for a Site and Architectural Review pennit to allow
construction of four single family residences located at 1492 Westmont Avenue. Project
approval shall substantially comply with project plans prepared by Darrel Fazekas,
Architect, dated as received by the Community Development Department on September 8,
1998, except as modified by the Conditions of Approval herein.
2.
Revised Elevations: The applicant shall submit revised elevations for Lot 3 for review and
approval by the Community Development Director, prior to the issuance of building
pennits. Revised elevations shall provide a more varied design for this lot which
incorporate distinctly different roof shapes, windows, roofing and wall materials from the
other home designs.
Site and Architectural Approval Expiration: The Site and Architectural approval (S 98-12
thru S 98-15) of this project is valid for a period of one year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year
from the date of approval or the pennit shall be void.
Building Division Reauirements: The applicant shall comply with all Building Code
requirements and obtain necessary pennits as detennined by the City's Building Division.
Park Impact Fee: A park impact fee of $10,990 is due upon development of a new single-
family residence unless a credit is applied for a preexisting legal single family use on the
property. Full payment of this fee is due prior to issuance of a certificate of building
occupancy. Seventy-five percent is due at the time of Map Recordation.
Fences: Any newly proposed fencing shall comply with Section 21.59.090 ofthe Campbell
Municipal Code.
Propertv Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All existing structures
shall be secured by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Unifonn Fire Code).
Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Guidelines (WELS) and the San Tomas
Neighborhood Plan to indicate how trees to be retained on site will be protected during and
after construction and to provide a Tree Replacement Plan for the two existing trees to be
removed prior to issuance of building pennits.
Planning Commission Resolution No. 3182
S 98-12 through S 98-15 - 1492 Westmont Avenue - Zankich Construction
Page 3
10.
11.
Landscaping: The applicant shall submit a landscaping and iITigation plan for the review
and approval of the Community Development Director for the street yard areas of the
proposed homes. The applicant shall be required to provide a minimum of one (1) 15 gallon
tree per 2,000 square feet of net lot area of the subject property. Existing trees within the
net lot area of the subject property shall be included in the total. All new trees shall be
planted within the net lot area and shall be noted on plans to be submitted to the
Community Development Department prior to issuance of building permits.
San Tomas Area Neighborhood Plan: The approved project shall comply with all
requirements of the City's San Tomas Area Neighborhood Plan.
CENTRAL FIRE DISTRICT:
12. Required Access to Water Supplv (Hydrants): Portions of the structure(s) on lot #4 are
greater than 150 feet of travel distance from the centerline of the roadway containing
public fire hydrants. Provide an on-site fire hydrant OR provide an approved residential
fire sprinkler system throughout all portions of the building.
13.
14.
15.
Fire Apparatus (Engine): Access driveway required for lot 4: Provide an access driveway
with a paved all weather surface and a minimum unobstructed width of 12 feet, vertical
clearance of 13 feet 6 inches, minimum circulating turning radius of36 feet outside and 23
inside, and a maximum slope of 15%. Installations shall conform to Fire Department
Standard details and Specifications D-l.
Fire Department (Engine) Drivewav Turn-around Required: Provide an approved fire
department engine driveway turnaround with a minimum radius of 36 feet outside and 23
feet inside. Installations shall conform with Fire Department Standard Details and
Specifications D-l.
Property Address: Applicant shall provide the Central Fire District with the newly
established address to be assigned to the property prior to issuance of building permits.
PUBLIC WORKS DEPARTMENT
16. Parcel Map Conditions: Applicant shall comply with all conditions of approval as required
for tentative parcel map approval (PM 98-05).
17.
Grading and Drainage Plan: The grading and drainage plan shall minimize cut and fill
areas contiguous with existing properties not included within the projects distinctive
border. Lot to lot drainage easements shall be recorded as necessary.
Planning Commission Resolution No. 3182
S 98-12 through S 98-15 -1492 Westmont Avenue - Zankich Construction
Page 4
BUILDING DIVISION SUBMITTALS
18. Building Submittals: Applicant shall include a copy of the conditions of approval as a
portion of the cover sheets of the Building Division plan check submittal.
PASSED AND ADOPTED this 22nd day of September, 1998, by the following roll call vote:
AYES:
Commissioners:
Francois, Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer-
Kennedy
None
None
None
APPRO~, ~
Dennis Lowe, Chair
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
ATTEST:
-
Planning Commission Minutes of September 22, 1998
Page 10
Mr. John Johnson stated his understanding that he needs to review sideyard setbacks, street
circulation and the mix of homes.
Commissioner Gibbons stated that the Commission needs to be prepared for proj ects such as this
and be balanced between the target market and what is good for Campbell.
Commissioner Lindstrom stated that he supported a continuance.
Motion:
Upon motion of Commissioner Kearns, seconded by Commissioner Meyer-
Kennedy, the Planning Commission continued consideration of GP 98-0l/PD
98-03/TS 98-01 to allow 46 small lot residences and a 116 room hotel on
property located 550 W. Hamilton Avenue to the Planning Commission
meeting of October 27, 1998, to allow the applicant time to revised their site
plan to reduce the density and increase the sideyard setbacks. (7-0)
***
Chairman Lowe called a recess at 9:20 p.m.
Chairman Lowe reconvened at 9:30 p.m.
Chairman Lowe read Agenda Item No.2 into the record.
2.
PM 98-05/
S 98-12 through
S 98-15
Zankich
Construction
Public Hearing to consider the application of Zankich
Construction, Inc. for approval of a Tentative Parcel Map (PM
98-05) to allow the creation of four lots and Site and
Architectural Approvals (S 98-12 through S 98-15) to allow the
construction of four single family residences on property
located at 1492 Westmont Avenue in an R-I-9 (Single Family
Residential) Zoning District. This project is Categorically
Exempt. Planning Commission decision final, unless appealed
in writing within 10 days to the City Clerk. An Exception to
the San Tomas Area Neighborhood Plan for a sidewalk along
Abbott Avenue is recommended which will require City
Council Action. Tentative City Council Meeting Date:
October 20, 1998.
Mr. Tim 1. Haley, Associate Planner, presented the staff report as follows:
. Applicant is seeking approval of a Parcel Map and Site and Architectural Approvals to allow
four single-family residences on property located at Abbott and Westmont Avenues.
. The zoning is R-I-9.
. The proposed lot sizes range from 11,500 to 13,400. One lot is a flag.
. Street improvements (sidewalks) would be required along Westmont Avenue.
Planning Commission Minutes of September 22, 1998
Page 11
.
Staff is recommending an exception to the San Tomas Area Neighborhood Plan to install a
pedestrian sidewalk along Abbott A venue and a temporary cul-de-sac on Abbott.
Staff recommends the adoption of a Resolution to approve the Parcel Map and a Resolution
to approve the Site and Architectural applications (S 98-12 through S 98-15). Finally, staff
recommends that the Commission take minute action recommending that Council approve an
exception to the San Tomas Area Neighborhood Plan to allow a sidewalk to be installed
along Westmont Avenue to the bulb of the cul-de-sac.
.
Chairman Lowe asked about the need for the cul-de-sac on Abbott and who pays to straighten
out the temporary cul-de-sac.
Mr. Tim 1. Haley advised that the future developer of the adjacent property would bear the cost
when their property is developed.
Commissioner Jones presented the Site and Architectural Review Committee report as follows:
. SARC reviewed this project on September 8, 1998, and was supportive ofthe large lots.
. Everything about the project is fine and within code.
Chairman Lowe asked about the exterior wall materials.
Mr. Tim J. Haley advised that three homes would use wood siding and the fourth would be
stucco.
Chairman Lowe opened the Public Hearing for Agenda Item No.2.
Mr. Steve Zankich, 10281 Imperial Avenue, Cupertino:
. Said that he would be willing to either install sidewalks or not.
. Said that he would like to accommodate what his neighbors want.
. Mentioned a tree in the middle of the driveway on Lot 1.
Mr. Steve Piasecki:
. Advised that the tree in question is not a heritage tree but that it is covered under the City's
new Tree Ordinance. Under the Tree Ordinance, the property owner would be able to seek its
removal if cause exists.
Commissioner Francois stated that this is a nice project which will be an asset to the area and
commended the applicants.
Commissioner Kearns asked if the home already on the lot would be moved or demolished.
Mr. Steve Zankich advised that it takes a long time to arrange a move these days. The particular
structure is not worth moving, particularly since it is on slab.
Planning Commission Minutes of September 22, 1998
Page 12
Mr. Steve Piasecki advised the Commission that Commissioner Francois' home is more than 300
feet from the project site so he is eligible to vote on this project.
Chainnan Lowe asked if there are sidewalks now.
Commissioner Kearns stated that there is no need for sidewalks and that she would not support
sidewalks.
Commissioner Gibbons stated that she would not support sidewalks either.
Mr. Tim 1. Haley advised that the requirement is in place for sidewalks along Westmont.
Chainnan Lowe closed the Public Hearing for Agenda Item No.2.
Motion:
Upon motion of Commissioner Gibbons, seconded by Commissioner Kearns,
the Planning Commission adopted Resolution No. 3181 approving a
Tentative Parcel Map (PM 98-05) with the removal of the Condition
requiring sidewalk and streetlights on Abbott and Resolution 3182 granting
a Site and Architectural Approval (S 98-12 through S 98-15) to allow the
construction of four single family residences on property located at 1492
Westmont Avenue, by the following roll call vote:
AYES: Francois, Gibbons, Jones, Kearns, Lindstrom, Meyer-Kennedy
NOES: Lowe
ABSENT: None
ABSTAIN: None
***
Chainnan Lowe read Agenda Item No.3 into the record.
3.
S 98-16/UP 98-05
Woodfill
Public Hearing to consider the application of Bill and Laurie
Woodfill for a Site and Architectural Approval (S 98-16) and
Conditional Use Pennit (UP 98-05) to allow construction of a
new single-family residence with a secondary living unit on
property located at 550 Chapman Drive in an R-I-I0 (Single
Family Residential) Zoning District. This project is
Categorically Exempt. Planning Commission decision final,
unless appealed in writing within 10 days to the City Clerk.
Ms. Gloria Sciara, Planner II, presented the staff report as follows:
. Applicant is seeking a Site Approval to build a new residence and secondary living unit and a
Use Pennit to allow the secondary living unit.
. The project site is on the southwest comer of Chapman at Walnut.
. The lot is 17,300 square feet.
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Attachment #5
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Location Map
1126 Abbott Ave
, PLN2002-66
Site and Architectural Review Permit
N
Scale A
1" = 500' ~
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To : Tim Haley, City of Campbell Planning Dept
From: Sukkin Fong 650 949-2103
ÇúJL
y
Date: Oct,7,03
Fax number: 408 871-5140
Subject: I 126 Abbott Ave - minor modification of approved plan
3 f t1 Cjf¿f 7Æ;J/á¿
The total living area is being reduced from the original plan.
Approved plan New plan
1 st floor 3015sf 2698sf
2nd floor 1491sf 1538sf
garage 773sf 748sf
Total area 4506sf 3488+ 748=4236sf
Building 3015sf 2698sf
Coverage
Elevation and house design is very similar to the approved plan.
Thank you for taking notc.
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Oct 07 03 10.
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Basco Fang
650 9412819
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CITY OF CAMPBELL
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Community Development Department
September 27, 2002
NOTICE OF PUBLIC HEARING
Notice is hereby giyen that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, October 8, 2002, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Steve Zankich, on behalf of Zankich Construction, Inc., for a Site and
Architectural Review Permit (PLN2002-66) to allow the construction of a new single-family
residence on property, owned by the Steven and Kimberly Zankich Reyocable Trust, located at
1126 Abbott A venue in an R-I-lO (Single Family Residential) Zoning District. This project is
Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2002-66
Address: 1126 Abbott A yenue
70 North First Street, Campbell, California 95008,1436 ' TEL 408,866,:2140 ' FAX 408,871.5140 ' Tim 408,866,:2790
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Community Development Department
September 20, 2002
Mr. Steve Zankich
Zankich Construction
10281 Imperial Avenue
Cupertino, CA 95014
RE:
PLN 2002-66 - Site and Architectural Review Permit Application
1126 Abbott Avenue - Additional Information
Dear Mr. Zankich:
The Site and Architectural Review Committee requested additional information as outlined below:
1.
Please submit a revised color sample board or exhibit providing a more subtle color scheme,
2.
Development Schedule: You previously indicated that you would like a two year approval versus the typical one
year approval. Please submit a letter requesting the extended approval and the rationale for such approval.
3,
Project Data: The project data should include accurate detailed information about the project, including the building
coverage and Floor Area Ratio. Building coverage includes the first floor of the primary and all accessory
buildings on a lot (measured to the outside surface of exterior walls) including garages, covered porches and
covered decks (measured to the posts). Building coverage does not include eave overhangs, trellises, or
architectural features (e.g. chimneys, bay windows, etc). The maximum permitted building coverage is 35%.
The Floor Area Ratio (FAR) is the ratio of gross floor area to the net lot area, Floor area ratio shall include the floor
area of all stories of all buildings and accessory buildings (including carports) and shall be measured to the outside
surface of exterior walls, The maximum permitted FAR is 0.45.
4,
Site Plan: Please provide a clearer site plan for the residence,
This information needs to be submitted to the Planning Office by September 27, 2002 based upon your Planning
Commission public hearing dated of October 8, 2002.
If you have any questions, please do not hesitate to contact me at (408) 866-2144 or via email at
timh@cityofcampbell.com,
~\~
Tim tley
Associate Planner
Encl: Preliminary Site Plan, Project Summary
cc:
GeoffBradley, Senior Planner
70 North First Street , Campbell,California95008-1436 - TEL 408,866,:2140 , FAX 408,871,5140
'I'D ) 408,866,:2790
Pl'-'I~ct Summary
Assessor's Parcel Number: 403-14-68
Address: 1126 Abbott Avenue
Site Utilization:
Building Coverage 3015 sq. ft. 27 %
Landscape Coverage 6,116 sq. ft. 55%
Paving Coverage 1,987 sq. ft. 18 %
Floor Area Ratio:
Total Building Area 4270.25
sq. ft. 38.4%
Parking:
3 covered garage/ 3 uncoyered driveway
Floor Plan:
First Floor:
Livin Area
Porch
Gara e
Total First
Total Second
3,015
1,491
Floor Area Ratio
4,270/11,118 = .384(FAR)
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CITY OF CAMPBELL
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Community Development Department
September 3,2002
NOTE THIS ITEM HAS BEEN RESCHEDULED FROM
SEPTEMBER 10, 2002, TO OCTOBER 8, 2002
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, October 8, 2002, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Steve Zankich, on behalf of Zankich Construction, Inc., for a Site and
Architectural Review Pennit (PLN2002-66) to allow the construction of a new single-family
residence on property, owned by the Steven and Kimberly Zankich Revocable Trust, located at
1126 Abbott A venue in an R-I-lO (Single Family Residential) Zoning District. This project is
Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2002-66
Address: 1126 Abbott Avenue
70 North First Street , Carnpbell,California95008,1436 , IlL 408,866,:2140 , rAx408,871,5140, II)IJ408,866,:2790
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CITY OF CAMPBELL
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Community Development Department
August 30, 2002
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, September 10, 2002, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Steve Zankich, on behalf of Zankich Construction, Inc., for a Site and
Architectural Review Permit (PLN2002-66) to allow the construction of a new single-family
residence on property, owned by the Steven and Kimberly Zankich Revocable Trust, located at
1126 Abbott Avenue in an R-I-lO (Single Family Residential) Zoning District. This project is
Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Deyelopment Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2002-66
Address: 1126 Abbott Avenue
70 North First Street, Campbell, California 95008-1436 ' TEL 408,866,:2140 ' FAX 408,871.5140 ' Tim 408,866,:2790
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City of Campbell -- Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To:
Site and Architectural Review Committee
Date:
August 20, 2002
From:
Tim J. Haley, Associate Planner
Subject:
1126 Abbott Avenue - PLN 2002-66
Site and Architectural Review Permit for the development of a single-family residence
Proposal
The applicant is requesting approval of Site and Architectural Review Permit to allow the development
of a single-family residence on the project site. The project site is identified as Lot 3.
The zoning designation for the project site is R-I-9 (Single-family Residential, 9,000 square foot
minimum lot size). The proposed project is consistent with this zoning designation and meets the
minimum setbacks, height restriction, lot coverage, floor area ratio and parking requirements of the R-
1-9 Zoning District. The Planning Commission previously approved a similar residence on this
property on September 22, 1997.
Lot 3
Living Area:
Garage:
Total Building Area:
11,117 square feet
3,623 square feet(living area)
767 square feet
4,398 square feet
N/A
N/A
5,002 square feet maximum
(45% of net lot area maximum)
Lot Coverage:
Floor Area Ratio:
Parking Provided:
25.9%
.40
6 spaces (3 covered)
35% maximum
.45 maximum
2 spaces (minimum I covered)
The project site is located in the San Tomas Area Neighborhood and is subject to the San Tomas Area
Neighborhood Plan (ST ANP). Staff finds the proposal consistent with the policies and the design
guidelines of the ST ANP.
Outstandine Issues
Staff does not have any issues with the proposed project.
The project site is currently vacant. Staff will be recommending a condition of approval requiring the
submittal of a landscaping plan that illustrates tree planting consistent with the San Tomas Policies and
the provision of decorative paving in the driveway and walkway areas.
Attachment: Reduced site and floor plans and elevations
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CITY OF CAMPBELL
Community Development Department
August 20, 2002
Re:
PLN2002-66 - 1126 Abbott Avenue - Site and Architectural Review Permit
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, August 27, 2002
Time: 7 :00 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, September 10, 2002
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
~ l-hr
Tim J. Haley
Associate Planner
cc:
Steve Zankich (Applicant/Property Owner)
Zankich Construction
10281 Imperial Avenue
Cupertino, CA 95014
70 North First Street, Campbell, California 95008,1436 ' TEL 408,866,:2140 ' FAX 408,871.5140 ' TDD 408,866,:2790
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CITY OF CAMPBELL
Community Development Department - Current Planning
June 13,2002
Mr. Steve Zankich
Zankich Construction
10281 Imperial Avenue
Cupertino, CA 95014
RE:
PLN 2002-66 - Site and Architectural Review Permit Application
1126 Abbott Ayenue
Dear Mr. Zankich:
The Planning Division has reviewed your applications for a Site and Architectural Review Permit for
a new single-family residence at 1126 Abbott A venue. Your application was distributed to the
Building Diyision, Public Works Department, and County Fire Department.
Your application has been deemed incomplete. The following additional information and details are
needed in order to deem your application complete and schedule it for meetings with the Site and
Architectural Review Committee and the Planning Commission.
1. Site Plan - The submitted site plan is not legible. Please provide a clear site plan depicting all the
information highlighted on the attached list.
2. Elevation - Please provide
A scaled front eleyation
Show similar window trim details on all elevations
Height of all buildings to plate height of all walls from finished grade
3. 15 sets of reduced 11" by 17" fully colored elevations of the street yiew.
4. Preliminary Landscape Plan - Indicate proposed landscaping. All new residential development is
required to have one tree per each 2,000 square feet of net lot area (existing mature trees may
count towards this requirement). The landscaping plan should show at least six trees. All
landscaping should also comply with Campbell's Water Efficient Landscape Guidelines
(enclosed).
5. Development Schedule
6. Site Plan - The following information needs to be included on the site plan:
a. Distance from centerline of adjacent street to property line
b. Indicate all setbacks (including rear yard and second floor)
c. Fencing, indicating existing and proposed fencing. New residential developments are
required to replace fencing along the property lines with a six-foot high "good neighbor"
wood fence at the expense of the applicant, unless it is determined to be in good condition
by the Community Development Director.
d. Provide outline of buildings on adjacent properties. Describe the height, setbacks and types
of structures.
70 North First Street, Campbell, California 95008-1436 ' TEL 408,866,:2140 ' FAX 408,866,8381 ' TOO 408,866.2790
.~!:-.~~.29.,~-~,~~..::::..!..~~.~,.~~~~!~.~~~=....._...................""'."'...'..'.'.....""'..""""""'...."'.""""'..""..-"...-_...._........................._....._.,..........!'..~.~~..~ 0 f..~.........,......__...-
7. Project Data. The project data should include accurate detailed infonnation about the project,
including the building coverage and Floor Area Ratio. Building coverage includes the first floor
of the primary and all accessory buildings on a lot (measured to the outside surface of exterior
walls) including garages, covered porches and covered decks (measured to the posts). Building
coverage does not include eave overhangs, trellises, or architectural features (e.g. chimneys, bay
windows, etc). The maximum permitted building coverage is 35%.
The Floor Area Ratio (FAR) is the ratio of gross floor area to the net lot area. Floor area ratio
shall include the floor area of all stories of all buildings and accessory buildings (including
carports) and shall be measured to the outside surface of exterior walls. Floor area ratio does not
include uninhabitable attic space, basements, below-grade parking, unenclosed accessory
structures (e.g. gazebo or trellis), and covered porches. The maximum permitted FAR is 0.45.
Garage
The ST ANP states that garages should not dominate the front façade. The Plan requires that garages
which dominates the front façade and comprises more than 50% of the linear front elevation must
incorporate design measures to limit the prominence of the garage. It is recommended that a trellis
structure be provided over the recessed garage door.
If you haye any questions, please do not hesitate to contact me at (408) 866-2144 or via email at
timh@citvofcampbell.com
Sincerely,
~~
Tim Haley
Associate Planner
cc:
Geoff Bradley, Senior Planner
J:\Completeness Letters\PLN2002-66 1126 Abbott Avenue New SFR,doc
CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC:
June II, 2002
ADDRESS:
1126 Abbott Ave,
Project Application:
PLN-2002-00066 (8)
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.
It is recommended that this item be forwarded to the Planning Commission for review, with the following conditions,
TO THE SATISFACTION OF THE BUILDING DIVISION MANAGER/BUILDING OFFICIAL:
1.
PERMITS REQUIRED: A building permit application shall be required for each proposed new
detached structure, The building permit shall include ElectricallPlumbinglMechanical fees when
such work is part of the permit.
2,
PLAN PREPARATION: This project may require plans prepared under the direction and oversight
of a California licensed Engineer or Architect. If required, plans submitted for building permits shall
be "wet stamped" and signed by the qualifying professional person,
3,
CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
4,
SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall be
24 in, X 36 in,
5,
SOILS REPORT: Two copies of a current soils report, prepared to the satisfaction of the Building
Official, containing foundation and retaining wall design recommendations shall be submitted with
the building permit application, This report shall be prepared by a licensed engineer specializing in
soils mechanics,
6
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,
J:\Building ORC Comments\1126abbottave,doc
7,
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
8,
TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF-IR and
MF -1 R shall be blue-lined on the construction plans. 8% X II calculations shall be submitted as
well
9,
SPECIAL INSPECTIONS: When a special inspection is required by UB.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 UB.C
Section 106,3,5, Please obtain City of Campbell, Special Inspection forms from the Building
Inspection Division Counter,
10,
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.
11.
APPROV ALS REQUIRED: The project requires the following agency approval prior to issuance
of the building permit:
a,
b,
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (379-13 70)
iv) Cambrian School District (377-2103)
c,
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,
d,
Bay Area Air Quality Management District (Demolitions Only)
J:\Building DRC Comments\1126abbottave,doc
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File No.
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Development
Application
Planning Department
70 North First Street, Campbell, California 95008
(408) 866-2140
PROPERTY ADDRESS:
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TYPE OF APPLICA nONeS): .J' /JE ';( -4 R¿ill rz;¿ ,TV4 ¿
DATE FILED:
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APN(S):
ZONING:
APP.R¡;JL//lL-
APPLICANT:
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ADDRESS: /rJ J.. ~I ])11P~t:f fit- 1Jt/£
CITY/STATE: Gt/?£K'T7/VO' c.-q, ZIP: qçv/~
-;;rEJlG/I/ R .--v9A/jc:¡¿.;-; .4~ f<. .N\BE:Rt-y' .A U-fé. LjI; .,.,~¡}f>TEE~ ~F '71IE...
PROPERTY OWNER: 7/l:úJ:./ ttI 'R'"iIt?C46iA~ffll/,jr UIf;r¡:;.i) S CPTE/YlBEIC 14, I <:frq
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ADDRESS, I¿)J. ~ :Ifl1PEf.""L- 41/£ TELEPHONE: W"t) 39.. 7.ft i?
CITY/STATE: WPÆ!<:.7l£.E?~'; r~. ZIP: 1.C;-O/ ¥
Attach a separate sheet listing the names ~ddresses of others you wish to receive copies of staff reports and agendas.
AFFIDA VIT/SIGNA TURE(S): .~.
The undersigned person(s), havíJls an interest in the above-described property, hereby make this application in
accordance with the provisions ,of the Campbell Municipal Code; and, hereby certify that the information
given herein is true and correct to the best of my/our knowledge and belief.
TELEPHONE: ('9t'81 3C;s- 7,6 '8
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Date
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,
NOTE: Staff is required by State Law to nopfy applicants of the completeness of their applications within 30 days. Only
those applications which are found complet~ will be placed on the Planning Commission Agenda.
, "
CC Meeting:
CC Action:
Completeness Letter Sent:
300 Foot Notices Mailed:
Press Notice Published:
Notice ofPreplPublic Review:
PC Meeting:
PC Action:
Fee Paid:
Notice ofDetennination:
Receipt No:
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FILE NO.
Site & Architectural Review Permit
Supplemental Application
PURPQst
The Site and Architectural Review Area is intended to
promote orderly development; to enhance the character,
stability, and integrity of neighborhoods and zarling districts;
to secure the general purpose of the City's Zoning Ordinance
and General Plan, and to assure high quality architectural
design and optimum site design through the architectural
review process.
PROCESS
Pre-Application Review: It is recommended that the applicant
,
make an appointment with a planner prior to. submitting an
application to discuss the preliminary design 'of the project.
This will help the applicant determine if the proposal is
consistent with existing review standards and ordinance
, r
requuements,
Filing of Application: The completed application must be
filed with the Planning Department along with the appropriate
fee and all required data. The staff planner who is on duty
will give the application and data a cursory review for
completeness, The application cannot be accepted if the
submittal is incomplete, '
After the project has been assigned to a plap.ner, it will be
reviewed in more detail for completeness. A letter stating if
the application is complete or if additional information is
required will hê ~~nt to th~ llþþlicant within 30 days after
receipt of the âpplic!1tion,
Environmental Review:
Nearly all Site and Architectural
Revievv requests are required to have an envirolUTIental
assessment to determine if it will be necessary to prepare an
Environmental Impact Report or a Negative Declaration.
Application Review: The Planning Staff, the Site and
Architectural Review Committee, and the Planning
Commission will consider the following in the review of Site
and Architectural Review applications:
1.
2.
3.
Traffic safety, congestion, and site circulation;
Landscaping; and
Building and site layout.
Staff Review: The Planning Staff will evaluate the request by
conducting an investigation of the site and 'considering the
proposal in relation to adjoining structures. Staff will prepare
a written report for the Planning Commission which will
analyze the development proposal and provide staff
recommendations. A copy of this report will be sent to the
applicant.
Site and Architectural Review Committee (SARC): Prior to
the Planning Commission meeting your application will be
reviewed by SARC. The Committee reviews the application
for site layout and building design and then forwards a
recommendation to the Planning Commission,
Public Notice: At least 10 days prior to the public hearing,
property owners within 300 feet of the subject property will be
notified by mail of the hearing. In addition, a notice of the
public hearing will be published in the Campbell Express. ' ~
Planning Commission Meeting: The Planning Commission is
required to review and approve detailed site, building, and
landscape plans. Staff will present an oral report and
recommendation for the proposed project. This presentation
will be followed by te:Jtimony from the App1iÇíWt and then by
any intere:Jted pGr:JOlli) who l11AY wi:ìh tg çgmment on the '
application. The Planning Commission may then close the
public hearing and make a decision approving or conditionally
approving the request, denying the request, or postponing the
decision to a later date. Unless an appeal is filed, the Planning
Commission's decision is f'mal.
City Council: Site and Architectural Review applications are
not required to go before the City Council, unless the Planning
Commission's decision is appealed within ten calendar days.
Project Summary
INFORMATION TO BE FILLED OUT BY APPLICANT
Zoning: ~ ' I tjlOO
Proposed Use: ..5/¡Vúté f'/1/Y1 t-Y
Gross Floor Area: t¡ 3 '1~
,
General Plan Designation: 'K. £5/ D fiA/ n /J L
RE.5i O£ÛJUL.Existing Use: R65/1J&1/r1 A l-
Floor Area Ratio: 'It?
No, ofStories:l- Net Lot Size: J I, I n
Lot Coverage: ¡ 5"': 9 Z Landscape Coverage:
Surrounding Uses: North: ø5//J/VV17IJt-
East: ~ß.41 /Jf?1/ n/} ¿..
1-p.
Pavement Coverage:
Pavement Coverage:
South: ffl5/ç/í4/T7æ
West: í/M I ¡J # T1 ðL
Rvsd,7/28/00
Site & Architectural Review
SzUJÐlemental AlJlJlication
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Page 2
FNVTRONMFNTAT TNFORMATTON
.'
Are the following items applicable to the project or its effects?
Yes
No
~ 1. Change in existing features of any lakes, hills, or substantial alteration of ground
contours.
~ 2. Change in scenic views or vistas from existing residential areas or public lands or
roads.
Change in pattern, scale or character of the general area surrounding the project.
Significant amounts of solid waste or litter.
Change in dust, ash, smoke, fumes or odors in vicinity.
Change in lake, stream or ground water quality or quantity, or alteration of existing
drainage patterns.
Substantial change in existing noise or vibration levels in the vicinity.
Proposed development is on a filled site or on a slope of 10 percent or more.
Use of and/or disposal of potentially hazardous materials, such as toxic substances,
flammables or explosives.
~ 10. Substantial change in the demand for municipal services (police, fire, water, etc.).
i-. 11. Substantial increase in the demand for fossil fuel consumption (electricity, oil, natural
gas, etc.).
12. Relationship to larger project or series of projects.
13. Additional traffic generation or parking demand.
-L 3.
~ 4.
---=:h.- 5 .
--::b- 6 .
~ 7.
~ 8.
~ 9.
~
~
Discuss below all of the above items checked yes. (Attach additional sheets as necessary)
14. Describe the project site as it exists, include information on topography, soil stability, plants and
Ãimals, and any cultural, historica.l or scenic aspects. Describe any existing structures on the site.
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15. Describe surrounding properties, including information on plants and animals, and any cultural, historical
or scenic aspects. Indicate the intensity of land use and the scale of development (height, frontage,
setbacks, etc.) -:;) -'J
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Page 3
I
Site & Architectural Review
A ttachment A
PROJECT SUMMARY
Assessor's Parcel Number:
~O3
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Lot Size: .
;3,3foO
.
I /17
I
Gross sq. ft. (Property to center line of street)
Net sq. ft.
Building Coverage
(include cantilever portions)
Landscape Coverage
Sq. ft.
""}~57:/
Percent %
Utilization:
Paving Coverage
-" , Î 0"13
..... ~~
SOO
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Floor Area Ratio:
Total building sq. ft.
divided by net lot size,
, 'Itl
Adjacent Land Uses
Use Zoning
North íà3 ~ I ()/W TZ4 ¿ X-I 1000
South 1?G6/ (Jb1/ 17111- R-I <1000
.
East 7?t.5 / IJ &tV/7 ,4 t- {\-I qooo
West ~ tj I /JU/ 71,17 L-- ~ ~I C¡cJ t? 0
Parking
Standardb~Ui~
3 c.ov"'~lf-D
TOTAL "
Compact
Handicap
Restaurant and Assembly Uses
Seating Count
Residential Projects
Unit Type
Number of Units
A
3, (p :2 "3
7b7
1f3Cft)
¥
/III"
B
C
Living Area
Garage Area
Total Area
No. of Bedrooms
.
.
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Attachment C
West Valley Sanitation District 4 Acknowledgment
"
NOTICE TO APPLICANTS
REGARDING EFFECT OF WASTE WATER
TREA TMENT CAPACITY ON LAND
DEVELOPMENT APPROVALS PURSUANTTQ
DEVELOPMENT OF APN: tttJ3'- 1'1- 0"9
Please take notice that no vested right to a building pennit shall accrue as the result of the granting of
any land development approvals and applications. Pursuant to the adoption of Ordinance 9.045 by West
Valley Sanitation District 4, the agency providing the above described parcel(s) with sewer service, if
the District's Manager and Engineer makes a detennination that the issuance of a sewer connection
pennit to a building, or proposed building, on the above described property, will, in his opinion, cause
the District to exceed its ability to treat adequately the waste water that would result from the issuance
of such connection pennit, then said pennit may not be issued, and, hence, no building pennit may be
issued by this agency.
. !
If the sewer connection pennit is issued, it may contain substantive conditions designed to decrease the
waste water associated with any land use approval.
ACKNOWLEDGEMENT
By signing below, the applicant acknowledges, at the time of application, that he/she fully understands
the above.
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Address of Proposed Development
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Date
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Distribution
Original to:
West Valley Sanitation, District No.4
100 East Sunnyoaks Avenue
Campbell, CA 95008
Copies to:
File
Applicant
Rvsd,7/28/00
Attachment D
Contribution Disclosure Form
..
I
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Page 2
, TO BE FILLED OUT BY APPLICANT
I.
[ ]
IF CONTRIBUTIONS TOTALING $250 HAVE NOT BEEN MADE, CHECK HERE, AND SIGN
BELOW IN SECTION III.
II.
TO BE COMPLETED ONLY IF CONTRIBUTIONS TOTALING $250 OR MORE HAVE BEEN MADE.
NAME:
ADDRESS:
TELEPHONE NO:
ZIP:
LIST COMMISSION MEMBER(S) TO WHOM YOU AND/OR YOUR AGENT MADE CAMPAIGN
CONTRIBUTIONS TOTALING $250 OR MORE, AND TIlE DATES OF TIlOSE CONTRIBUTIONS.
NAME:
CONTRIBUTOR:
DATE (S):
AMOUNT (S):
NAME:
CONTRIBUTOR:
DATE (S):
AMOUNT (S):
NAME:
CONTRIBUTOR:
DATE (S):
AMOUNT (S):
III, SIGNATURE
(if other than yourself)
(if other than yourself)
Rvsd. 7/28/00
5--Ll-o'V-
DATE:
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Attachment E
Hazardous Waste & Substance Sites Disclosure Form
This form must be completed by development applicants per the provisions of Government Code
Section 65962.5.
As part of the development application process, you must complete this disclosure form, certifying that
you have reviewed the current CAL-EP A Department of Toxic Substances Control Facility Inventory
Data Base Hazardous Waste and Substances Sites List (available at the Planning Department, City of
Campbell) and indicate below whether your project site is included on this list.
Project Site Address:
11 Jfò
.
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Proposed Project:
/l/Þlv
0 Yes, the above-referenced site is included on the CAL-EP A Department of Toxic Substances
Control Facility Inventory Data Base Hazardous Waste and Substances Sites List.
~, the above-referenced site is not included on the CAL-EP A Department of Toxic Substances
Control Facility Inventory Data Base Hazardous Waste and Substances Sites List.
Applicant Signature ~ ~;/ T y~' +r ¿ Date 5 - L ( - 0 ""L
Please provide this completed form to the City of Campbell, Planning Department, 70 N. First Street,
Campbell, CA 95008, together with the application for development.
Rvsd. 7/28/00
To:
.
PI,",;" F"1 ì~'
Address: I::è. ~
City Clerk
Please collect and receipt
For the following monies,
LN 2002 -b b
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I
ITEM
AMOUNT
1,100,00
1,100,00
1,100,00
1,100,00 ~'------"'-'
1,100,00 ,_..-;;..>--- -------,
I':::~t/':>;'-~ ~ . 00 )
136,0
136,0
520,00 '--. ,,/
135,00 """"-,. ,..-,/
136,00
100,00
4, Other:
Maps (Black &White)
Maps (Color) If Available
General Plan Text (Until 2001 Update Adopted)
General Plan Text (After 2001 Update Adopted)
Copies (per page)
Refundable Deposit - Account 2203
Fire Department Review - Account 01.303.4241
. Architectural Approval
. Project Plan Review
. Subdivision
Park Impact Fee - Account 295,535.4920
Tree Replacement In-Lieu Fees - Account 101.701.4971
~
~:~~~t ~~i~ 0 ~ ' ft£&E1 V £ D
~:~::~-ctœ1<'S i:QJFFICf JDJdt5 2002
Exception for Major Projects: It is anticipated that the applicat~T'lcp'iI'iØWtSoOfifi:ttfmajor projects will significantly
exceed the above fees, In these cases, the Community DevelopirM1~ rM~m}"may collect a deposit and charge actual time to
process the applications based upon current hourly rates,
I.
Major.
A. 5+ acres -
6,045,00
6,045,00
6,045,00
6,045,00
General Plan Amendment
Zone Change
Planned Development Permit
EIR Review
B,
1-5 acres-
General Plan Amendment
Zone Change
Planned Development Permit
EIR Review
5,030,00
5,030.00
5,030,00
5,030,00
c.
0-1 acre
General Plan Amendment
Zone Change
Planned Development Permit
EIR Review
3.650,00
3,650,00
3,650,00
3,650,00
2,
Minor:
A. Subdivision Map (5+ lots)
Site and Architectural 10,000+ square feet
Tentative Parcel Map (4<lots)
3,650,00
2,440,00
2,440,00
B.
Site and Architectural 0,10,000 square feet
Variance (non-residential)
Text Amendments
Use Permit
1,760.00
\'760,00
1,760,00
1,760,00
3,
Miscellaneous
A. Variance (residential)
Modifications of Approval
Modification PD Permit
Reinstatements
Revised Development Schedule
Extensions of Time
8,
Site and Architectural (residential/each house)
Minor Modifications to Side Yard Setback (residential)
Signs (each sign)
Sign Program
Fence Exception
Promotional Events
Appeals
10.00
70,00
19,00
45,00
1.00 1st pgl,lOpp add'l
Amount Varies
58,25
174,75
$116,75+$10 per lot
Amount Varies
Amount Varies
For City Clerk Only:
Note: Adopted on 5/1/01 by Campbell City Council Resolution No, 9851, effective 7/1/01.
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