Site & Arch - 2004November 27,2002
William L. Duquette
18518 Favre Ridge Road
Los Gatos, CA 95033
Re:
PLN2002-114 -- Site and Architecture Review Permit -New Single Family Residence
Dear Applicant:
Please be advised that at its meeting of November 26, 2002, the Planning Commission adopted
Resolution No. 3473 granting a Site and Architectural Review Permit to allow the construction
of a new two-story single family residence on the above referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5
p.m. on Friday, December 6, 2002. California Code of Civil 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.
Stephanie Willsey
Planner I
Cc:
Lynn Penoyer, Public Works
Frank Mills, Building
Chris Veargason, County Fire
Gina P. DeVoll (Property Owners)
1171 Peggy Avenue
Campbell, CA 95008
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TD!) 408.866.2790
RESOLUTION NO. 3473
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCIDTECTURAL
REVIEW PERMIT (PLN2002-114) TO ALLOW THE CONSTRUCTION
OF A NEW TWO-STORY SINGLE-FAMILY RESIDENCE ON
PROPERTY OWNED BY MS. GINA P. DeVOLL LOCATED AT 1171
PEGGY A VENUE IN AN R-I-8 (SINGLE FAMILY RESIDENTIAL)
ZONING DISTRICT. APPLICATION OF MR. WILLIAM DUQUETTE,
ON BEHALF OF MS. GINA P. DeVOLL. FILE NO. PLN2002-114.
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 PLN2002-114:
1. The density of the proposed residential project is 4.3 units per gross acre, which is consistent
with the General Plan land use designation of Low Density Residential (less than 4.5 units
per gross acre.)
2. The proposed project is consistent with the R-I-8 (Single-Family Residential, 8,000 square
foot minimum lot size) Zoning District and meets the minimum setbacks, height restriction,
building coverage, floor area ratio and parking requirements of the R-I-8 Zoning District.
3. The project is consistent with the development standards and design guidelines of the San
Tomas Area Neighborhood Plan.
4. The project consists of a new 3,627 square foot single-family residence with a building
coverage of 31 % and Floor Area Ratio of 45%.
5. The project provides four parking spaces where two parking spaces are required.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
7. The proposed project is surrounded on all sides by single-family residential uses.
8. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of one single-family
residence.
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.
Planning Commission Rest ;on No. 3473
PLN2002-114 - 1171 Peggy Avenue - Site and Architectural Review Permit
Page 2
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.
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 grants a Site and
Architectural Review Permit (PLN2002-114) to allow a the construction of a new two-story
single-family residence on property owned by Ms. Gina P. DeVoll located at 1171 Peggy
A venue, subject to the following conditions:
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the 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
Plannine Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new two-story, single-family residence located at 1171 Peggy A venue.
The building design and site design shall substantially conform to the project exhibits listed
below, except as may be modified by the Conditions of Approval herein:
a. Project plans prepared by William Duquette and received by the Planning Division on
November 6, 2002, including a site plan, floor plans and elevations.
b. Color/material board and colored elevation received by the Planning Division on
November 8, 2002.
Planning Commission Resc, .on No. 3473
PLN2002-114 - 1171 Peggy Avenue - Site and Architectural Review Permit
Page 3
2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a
period of one year from the date of final approval. Within this one-year period, a building
permit must be obtained and construction completed one year thereafter or the Site and
Architectural Review Permit shall be void.
3. Landscape Plan: The applicant shall submit a landscape plan indicating the four required
trees, in conformance with the City's Water Efficient Landscaping Standards (WELS.) The
landscape plan shall be submitted to the Planning Division for review and approval by the
Community Development Director prior to the issuance of building permits. The required
trees shall be installed prior to the issuance of a Certificate of Building Occupancy.
4. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Standards (WELS) for all protected trees to be retained
on site, and shall contain specific information about the preservation of the trees during any
grading or building on site. The tree protection plan shall be submitted to the Planning
Division for review and approval by the Community Development Director prior to the
issuance of building permits. The tree protection measures shall be installed prior to any
demolition, grading, or building on the project site.
5. Window Trim Detail: The applicant shall indicate on the building plan submittal window
trim around all the windows that encompass only the perimeter of the window. The plan
shall be reviewed and approved by the Community Development Director prior to the
issuance of building permits.
6. Front Porch Pillars: The applicant shall indicate on the building plan submittal square front
porch pillars that are proportional to the size of the building. The plan shall be reviewed and
approved by the Community Development Director prior to the issuance of building permits.
7. Fences: Any existing or new fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a new fence at the
expense of the applicant, unless it is determined to be in good condition by the Community
Development Director.
8. Property 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. Uniform Fire Code.)
9. 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.
10. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
PI~nning Commission Reso .on No. 3473
PLN2002-114 - 1171 Peggy Avenue - Site and Architectural Review Permit
Page 4
Development Director prior to installation of the lighting for compliance with all applicable
Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
11. Construction Hours: Construction activities will be limited to the hours of 8:00 a.m. to 5:00
p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays
and Holidays unless an exception is granted by the Building Official.
12. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
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 minimum 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 oyersight 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 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
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 ciyil 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
J;'lanning Commission Reso on No. 3473
PLN2002-114 - 1171 Peggy Avenue - Site and Architectural Review Permit
Page 5
c.
finish floor elevation (first floor)
foundation corner locations
b.
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 available at the Building Division
service counter.
23. Pacific Gas and Electric Company: The applicant is advised to contact PG&E as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval process.
The applicant should also consult with P.G.&E. concerning utility easements, distribution
pole locations and required conductor clearances.
24. Approvals Required: The project requires the following agency approvals prior to issuance of
the building permit:
c.
d.
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
Bay Area Air Quality Management District (Demolitions Only)
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)
a.
b.
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.
PUBLIC WORKS DEPARTMENT
25. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
Planning Commission Resc on No. 3473
PLN2002-114 - 1171 Peggy Avenue - Site and Architectural Review Permit
Page 6
26. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits
for the site, the applicant shall cause additional right-of-way to be granted for public street
purposes along the Peggy Avenue frontage to accommodate a 30-foot half-street. The
applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
27. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and deposits,
post security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City Engineer.
The fee for a non-utility encroachment permit application is currently $260.00. The plans
shall include the following:
a. Construction of sidewalk, curb and gutter, and ADA compliant driveway approach;
b. Installation of street light, street tree, and irrigation;
c. Construction of pavement section to centerline;
d. Protection and relocation of utilities as necessary;
e. Construction of conforms to existing public and private improvements, as necessary.
28. 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.
29. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a soils report prepared by a registered geotechnical or civil engineer.
30. 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.
31. 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 and/or abandonment of all utilities. Streets, which have been resurfaced within
the previous five years, will require boring and jacking for all new utility installations.
Applicant shall also prepare pavement restoration plans for approval by the City Engineer
prior to any utility installation or abandonment.
32. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee which is $370.00.
33. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements, the California Storm Water Best Management
Planning Commission Resoon No. 3473
PLN2002-114 - 1171 Peggy Avenue - Site and Architectural Review Permit
Page 7
Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District requirements, and the City of Campbell Municipal Code regarding storm
water pollution prevention.
COUNTY FIRE DEPARTMENT
34. Preliminary Review: Review of this development proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work, the applicant shall make application to, and receive
from, the Building Division all applicable construction permits.
35. Required Fire Flow: The required fire flow for this project 1,750 gpm at 20 psi residual
pressure. The required fire flow is available from area water mains and fire hydrant(s), which
are located at the required spacing.
PASSED AND ADOPTED this 26th day of November, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois, Hernandez, Jones and Rocha
None
Gibbons
None
APPROVED:
Tom Francois, Chair
ATTEST:
Sharon Fierro, Secretary
ITEM NO.1
CAMPBELL
/9r~.
ø
STAFF REPORT - PLANNING COMMISSION MEETING OF
NOVEMBER 26, 2002
PLN2002-114
Duquette, W.
Public Hearing to consider the application of Mr. William Duquette, on
behalf of Ms. Gina P. DeVoll, for a Site and Architectural Review Permit
(PLN2002-114) to allow the construction of a new two-story, single-family
residence on property owned by Ms. Gina P. DeVoll located at 1171 Peggy
Avenue in an R-1-8 (Single-Family Residential) Zoning District.
ST AFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Review Permit to allow the construction of a new two-story, single-family residence, subject to
the attached Conditions of Approval.
ENVIRONMENT AL DETERMINATION
This project is Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA), pertaining to the construction of one new single-family
residence.
PROJECT DATA
Cateeorv
Gross Lot Area:
Net Lot Area:
Density:
Proposed
9,920 sq. ft. (0.23 acres)
8,060 sq. ft. (0.19 acres)
4.3 units/gross acre
ReQuired/Allowed
N/A
8,000 sq. ft.
Less than 4.5 units/gross acre
Floor Area Ratio:
Building Coverage:
3,627 square feet (45%)
2,463 square feet (31 % )
3,627 sq. ft. maximum (45%)
2,821 sq. ft. maximum (35%)
Proposed Residence:
First Floor:
Second Floor:
Total:
2,463 sq. ft.
1,164 sq. ft.
3,627 sq. ft.
N/A
N/A
N/A
Parking Provided:
2 covered, 2 uncovered
1 covered, 1 uncovered
Building Height:
25 ft.
28 ft. maximum
Staff Report - Planning CuHlmission Meeting of November 26, 20ú~
PLN2002-114 - 1171 Peggy Avenue
Page 2 of 3
Surrounding Uses:
North:
South:
East:
West:
Single-Family Residence
Single-Family Residence
Single-Family Residence
Single-Family Residence
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the construction of a new two-story, single-family residence located at 1171
Peggy Avenue. The project site is located on the west side of Peggy Avenue, two parcels north
of West Hacienda A venue.
Background: The subject property is currently developed with a single-story residence and
detached accessory structure that was built in approximately 1948. The existing structures would
be demolished to allow for the construction of the proposed residence.
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 residential
project is 4.3 units per gross acre, which is consistent with the General Plan land use designation.
The proposed project complies with the following General Plan Land Use Element 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,
City Standard Details and adopted Streetscape Standards to create a cohesive
design.
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.
San Tomas Area Neighborhood Plan: The project site is located in the San Tomas Neighborhood
and is subject to the San Tomas Area Neighborhood Plan (STANP.) Staff finds that the proposed
project is consistent with the development standards and design guidelines of the ST ANP.
Zoning Designation: The zoning designation for the project site is R-I-8 (Single-Family
Residential, 8,000 square foot minimum lot size.) The proposed project is consistent with this
zoning designation and meets the minimum setbacks, height restriction, building coverage, floor
area ratio and parking requirement of the R-I-8 Zoning District.
Staff Report - Planning CtJulmission Meeting of November 26, 20L~
PLN2002-114 - 1171 Peggy Avenue
Page 3 of 3
Site Layout and Architecture: The proposed site plan shows the removal of the existing
residence and detached accessory structure and the construction of a new two-story single-
family residence with an attached two-car garage. The proposed residence has incorporated
design features as required by the STANP, including simple rectangular-shaped forms, simple
rooflines, a stucco exterior and composition shingle roofing. Additional architectural elements
include divided window treatments, a defined entry porch roof and window shutters.
The proposed colors for the house consist of a tan body color, light tan trim and black for the
shutters. The proposed roof material is a dark colored composition shingle.
Street Improvements: The project site currently does not have any street improvements. The
ST ANP requires that standard street improvements be installed as part of the project. These
improvements include the installation of a new curb, gutter, sidewalk and lighting and have
been added as Conditions of Approval.
Trees/Landscaping: The applicant is not proposing the removal of any protected trees as part of
this project. Pursuant to the ST ANP, the applicant is required to provide a total of four trees on
site - one tree per 2,000 square feet of net lot area. Condition of Approval No.3 and Condition
of Approval No.4 require that the applicant submit a landscape plan and a tree protection plan
for the planting of new trees and the retention of the existing protected trees.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of November 12, 2002. The Committee was supportive
of the project as proposed but recommended that the applicant provide window trim on all
windows that only goes around the perimeter of the windows and more substantial porch pillars.
Staff has added conditions of approval to address these requests (see Condition of Approval No.
5 and No.6.)
Attachments:
1. Recommended Findings for Approval of File No. PLN2002-114
2. Recommended Conditions of Approval for File No. PLN2002-114
3. Exhibits
4. Location Map
Prepared by: ~ W~
Stephanie Willsey, Planner I
Approved b
Attachment #1
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2002-114
SITE ADDRESS:
APPLICANT:
DATE:
1171 Peggy Avenue
Mr. William Duquette, on behalf of Ms. Gina P. DeVoll
November 26, 2002
Findings for approval of a Site and Architectural Review Permit to allow the construction of a
new two-story. single-family residence located at 1171 Peggy Avenue.
The Planning Commission finds as follows with regard to File No. PLN2002-114:
1. The density of the proposed residential project is 4.3 units per gross acre, which is consistent
with the General Plan land use designation of Low Density Residential (less than 4.5 units
per gross acre.)
2. The proposed project is consistent with the R-I-8 (Single-Family Residential, 8,000 square
foot minimum lot size) Zoning District and meets the minimum setbacks, height restriction,
building coverage, floor area ratio and parking requirements of the R-I-8 Zoning District.
3. The project is consistent with the development standards and design guidelines of the San
Tomas Area Neighborhood Plan.
4. The project consists of a new 3,627 square foot single-family residence with a building
coverage of 31 % and Floor Area Ratio of 45%.
5. The project provides four parking spaces where two parking spaces are required.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
7. The proposed project is surrounded on all sides by single-family residential uses.
8. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of one single-family
residence.
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.
Attachment #1
Page 2 of 2
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.
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
RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN2002-114
SITE ADDRESS:
APPLICANT:
DATE:
1171 Peggy Avenue
Mr. William Duquette, on behalf of Ms. Gina P. DeVoll
November 26,2002
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 approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the items under review.
Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new two-story, single-family residence located at 1171 Peggy Avenue.
The building design and site design shall substantially conform to the project exhibits listed
below, except as may be modified by the Conditions of Approval herein:
a. Project plans prepared by William Duquette and received by the Planning Division on
November 6, 2002, including a site plan, floor plans and elevations.
b. Color/material board and colored elevation received by the Planning Division on
November 8, 2002.
2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a
period of one year from the date of final approval. Within this one-year period, a building
permit must be obtained and construction completed one year thereafter or the Site and
Architectural Review Permit shall be void.
3. Landscape Plan: The applicant shall submit a landscape plan indicating the four required
trees, in conformance with the City's Water Efficient Landscaping Standards (WELS.) The
landscape plan shall be submitted to the Planning Division for review and approval by the
Community Development Director prior to the issuance of building permits. The required
trees shall be installed prior to the issuance of a Certificate of Building Occupancy.
4. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Standards (WELS) for all protected trees to be retained
on site, and shall contain specific information about the preservation of the trees during any
grading or building on site. The tree protection plan shall be submitted to the Planning
Attachment #2
Page 2 of 6
Division for review and approval by the Community Development Director prior to the
issuance of building permits. The tree protection measures shall be installed prior to any
demolition, grading, or building on the project site.
5. Window Trim Detail: The applicant shall indicate on the building plan submittal window
trim around all the windows that encompass only the perimeter of the window. The plan
shall be reviewed and approved by the Community Development Director prior to the
issuance of building permits.
6. Front Porch Pillars: The applicant shall indicate on the building plan submittal square front
porch pillars that are proportional to the size of the building. The plan shall be reviewed and
approved by the Community Development Director prior to the issuance of building permits.
7. Fences: Any existing or new fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a new fence at the
expense of the applicant, unless it is determined to be in good condition by the Community
Development Director.
8. Property 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. Uniform Fire Code.)
9. 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.
10. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
11. Construction Hours: Construction activities will be limited to the hours of 8:00 a.m. to 5:00
p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays
and Holidays unless an exception is granted by the Building Official.
12. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
Attachment #2
Page 3 of 6
Building 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 minimum 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 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
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 civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
20. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
lR shall be blue-lined on the construction plans. 8112 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.
Attachment #2
Page 4 of 6
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 Diyision
service counter.
23. Pacific Gas and Electric Company: The applicant is advised to contact PG&E as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval process.
The applicant should also consult with P.G.&E. concerning utility easements, distribution
pole locations and required conductor clearances.
24. Approvals Required: The project requires the following agency approvals prior to issuance of
the building permit:
a.
b.
c.
d.
i)
ii)
iii)
iv)
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
Bay Area Air Quality Management District (Demolitions Only)
School District:
Campbell Union School District (378-3405)
Campbell Union High School District (371-0960)
Moreland School District (379-1370)
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.
PUBLIC WORKS DEPARTMENT
25. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
26. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause additional right-of-way to be granted for public
street purposes along the Peggy A venue frontage to accommodate a 30-foot half-street. The
applicant shall cause all documents to be prepared by a registered ci vil engineer/land
surveyor, as necessary, for the City's review and recordation.
27. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and deposits,
post security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City Engineer.
The fee for a non-utility encroachment permit application is currently $260.00. The plans
shall include the following:
Attachment #2
Page 5 of 6
a. Construction of sidewalk, curb and gutter, and ADA compliant driveway approach;
b. Installation of street light, street tree, and irrigation;
c. Construction of pavement section to centerline;
d. Protection and relocation of utilities as necessary;
e. Construction of conforms to existing public and private improvements, as necessary.
28. 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.
29. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a soils report prepared by a registered geotechnical or civil engineer.
30. 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.
31. 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 and/or abandonment of all utilities. Streets which have been resurfaced within
the previous five years will require boring and jacking for all new utility installations.
Applicant shall also prepare pavement restoration plans for approval by the City Engineer
prior to any utility installation or abandonment.
32. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee which is $370.00.
33. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements, the California Storm Water Best Management
Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District requirements, and the City of Campbell Municipal Code regarding storm
water pollution prevention.
COUNTY FIRE DEPARTMENT
34. Preliminary Review: Review of this development proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work, the applicant shall make application to, and receive
from, the Building Division all applicable construction permits.
Attachment #2
Page 6 of 6
35. Required Fire Flow: The required fire flow for this project 1,750 gpm at 20 psi residual
pressure. The required fire flow is available from area water mains and fire hydrant(s) which
are located at the required spacing.
November 10, 2002
\NL.
City of Campbell
Community Development Department - Current Planning
70 North First Street
Campbell, CA 95008-1436
William L. Duquette
ARCHITECT, FAIA
NCARB ' IFRAA
Attention: Stephanie Willsey
Re: ST ANP - Regulation C- 7 (Page 7)
For property located at 1171 Peggy Avenue
Dear Stephanie:
I was commissioned by Ms. Gina P. DeVoll for the Design and Construction Documents
for this Residence Addition and Remodeling project on May 11,2002.
The above regulation states "....A property with a net lot area of 8,000 - 8,999 square
feet may add to an existing home as long as the sum of all floor area for the home does
not exceed 4,000 square feet regardless of the FAR."
The current as drawn floor area of this Residence Addition and Remodeling is 3,627 sq.
ft.; therefore the above regulation could allow an additional floor area of 3 73 sq. ft.. My
client and Owner of the property has asked me to request this possibility.
The following existing building elements are planned to remain:
1.
2.
3.
Floor Area = 875 sq. ft.
Foundation walls and footings
Wails around Bath-I, west exterior walls and east stairway wall between
Bedroom-l and Laundry.
Partial plumbing and electrical
4.
Thank you for your consideration.
Sincerely,
G)ý l.L ~ ...
WILLIAM L. DUQUET .
ARCHITECT, F.A.I.A.
Cc: Ms. Gina P. DeVoll
Mr. GeoffI. Bradley
November 15, 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, November 26, 2002, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. William Duquette, on behalf of Ms. Gina P. DeVoll, for a Site and
Architectural Review Permit (PLN2002-114) to allow the construction of a new two-story single-
family residence on property owned by Ms. Gina P. DeVoll located at 1171 Peggy Avenue in an
R-1-8 (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. PLN2002-114
Address: 1171 Peggy Avenue
70 North First Street. Campbell, California 95008- 436 . TEl. 408.866.2140 . FAX 408.871.5140 . IJ) ) 408.866.2790
October 17,2002
Mr. William Duquette
18518 Favre Ridge Road
Los Gatos, CA 95033
Re:
Site and Architectural Review Permit
File No.: PLN2002-00114
1171 Peggy A venue
Dear Mr. Duquette:
Thank you for your Site and Architectural Review Permit application for a new single-family
residence located at 1171 Peggy Avenue. The granting of a Site and Architectural Review Permit
will require approval by the Planning Commission and will be decided upon at a public hearing.
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. Colored Elevation & Streetscape - Provide 15 sets of reduced colored elevations (11x17) of
the street view of the proposed home and the adjacent buildings on either side. The elevation
should illustrate the new home and the massing and size of the adjacent buildings.
2. Project Summarv - Please see the enclosed worksheet. This information must be provided
either on the title sheet or site plan. My calculations, based one the information provided on the
plans, indicate that the proposed home is exceeding the maximum floor area ratio requirement
and lot coverage requirement. Please make the needed adjustments to the plans to meet these
requirements.
Please note that the building coverage is defined as the percentage of net lot area occupied by
buildings. Building coverage includes the first floor of all buildings on a lot (measured to the
outside surface of exterior walls) including garages, accessory structures and covered porches
(measured to the posts). Building coverage does not include eave overhangs, trellises or
architectural features (i.e. chimneys).
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 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.
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790
. ~ y~!~. q q ~. ~ q q!. !.1..:"'!.!.!!..~ ~ ß ß1.. !:...........~. ~ .~.................. .......... ....... '.."""""""""""'. ...... .........................................................,.... ...........,......... .........." .............~ Ç!~. ~.. ?.. () f..~.........
3. Elevations: The elevations submitted are incomplete and do not meet the submittal requirements
as described in the Site and Architectural Review Permit application. The following information
needs to be provided on the elevations:
a. The plate height of the walls facing the side property lines.
b. The proposed roof material.
c. The stairway located on the second floor plan is not indicated on the elevations. Please
provide consistency between these two plans.
d. The master bathroom located on the first floor as indicated on the floor plan and site plan
is not shown on the elevations. Please provide consistency between these plans.
4. Site Plan - The site plan submitted is incomplete and does not meet the submittal requirements
as described in the Site and Architectural Review Permit application. The following information
needs to be provided on the site plan:
a. Property dimensions as they are now (reference recorded map.)
b. Distance from centerline of the adjacent street to the property line.
c. Recorded or proposed easements or dedications (see the enclosed conditions of approval
from the Public Works Department.) After a 30-foot dedication the lot depth will be 130
feet not 120 feet as indicated on the plans.
d. Proposed or existing street improvements dimensioned from the centerline of the street
(see the enclosed conditions of approval from the Public Works Department.) Please
show the required street improvements within the dedicated right of way and not within
the subject property.
e. Vicinity/Location Map.
f. Preliminary Grading and Drainage Plan. Existing grade and proposed grade should be
shown at every tree to be retained.
g. Provide location and uses of buildings on adjacent properties. Describe the height,
setbacks and type of structures on the adjacent properties.
h. Conceptual Landscape Plan - Please provide a conceptual landscape plan indicating
existing and proposed landscaping. Show existing trees with a trunk diameter larger than
four inches and indicate whether it will be removed or retained. The trunk diameter, tree
drip line and species of the tree should be indicated. The San Tomas Area Neighborhood
Plan (ST ANP) requires that new developments provide a minimum of one tree per 2,000
square feet of net lot area. Existing trees may be included in this total.
5. Setbacks - The following setback encroachments need to be addressed:
a.
The minimum front yard setback in the R-1-8 Zoning District is 20 feet. The proposed
front porch is encroaching into this required setback. Please revise the plans to indicate a
20-foot setback as measured from the front property line to the posts of the porch.
The master bath on the first floor is encroaching into the required southern side yard
setback.
b.
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c.
Chimneys and other architectural features may encroach into a required side yard
setback no more than 18 inches. The plans indicate that the fireplace is encroaching into
the southern side yard 24 inches.
6. Second Livine Unit - A search of our records indicates that the "apartment", as indicated on the
plans, is not a legal second dwelling unit. A detached accessory structure may not be used for
habitable purposes and may not contain a kitchen. Please remove this structure from the floor
plan since it cannot be used as an apartment and is shown as being demolished on Sheet A-I.
7. Desiell. Your project is located within the San Tomas Neighborhood and therefore is subject to
the design guidelines of the STANP. The following requests are intended to ensure compliance
with the ST ANP Design Guidelines:
a.
Staff recommends that the arched windows on the first floor of the front elevation, the
southern elevation and the northern elevation be changed to square windows to match the
other windows of the home and be more architecturally compatible with the homes in the
neighborhood.
All windows of the home should match each other in terms of window type. The plans
indicate that some windows are divided and some are not. Please revise the plans to show a
consistent window type, window trim and window sill detail on all four elevations.
Most privacy impacts are due to the number, placement and size of second floor windows.
To minimize adverse impacts on the adjacent properties, staff recommends that the second
floor windows along the side elevations be placed up high or removed.
b.
c.
Please submit three complete sets of revised plans and eleven sets of reduced plans (11x 17 size).
Please contact me at (408) 866-2143 or via email at stephaniew@cityofcampbell.com if you have
any questions regarding these comments or to set up a meeting to go over the plans.
Sincerely,
~~~
Stephanie Willsey
Planner I
end:
cc:
Project Summary Sheet
Public Works Department Conditions of Approval
Geoff Bradley, Senior Planner
GinaP. DeVoll, 1171 Peggy Avenue, Campbell, CA 95008