Site & Arch - Withdrawn - 2003August 12, 2003
Richard &Amy Lux
58 E. Rincon Avenue
Campbell, CA 95008
Re:
Site and Architectural Review Permit
File No.: PLN2003-00099
58 E. Rincon A venue
Dear Mr. & Mrs. Lux:
Thank you for your Conditional Use Permit application for an addition to an existing single-family
residence located at 58 E. Rincon A venue. The granting of a Conditional Use 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. Site Plan: The following information needs to be provided on the site plan:
a. Provide the location and details of existing and proposed fencing (type, height,
materials).
b. Provide location and uses of buildings on adjacent properties. Describe the height,
setbacks and use of the structures.
c. Provide a conceptual landscape plan indicating the existing and proposed landscaping.
Show all existing trees on the site 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.
2. Color and Material Board: Please provide a sample board that includes the proposed building
materials and paint colors (maximum size 11" x 17").
3. Floor Plan: The proposed attic floor plan needs to be revised to either reflect a true unfinished
attic or called out as habitable space that meets the building code requirements. Please note that
if this space is going to be deemed unfinished attic space no improvements may be made to this
space that could allow occupancy. For this space to be considered non-habitable, all flooring
must be removed and open floor joists must be present, walls and rafters must be open and not
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790
PLN2003-00099 - 58 E. Rincon - ,enue Page 2 of2
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finished with wall board materials and there may be no electricity or heating. Additionally,
future projects that are not part if this project should be removed from the plans. Either the
existing floor plan should be depicted on the plans or the proposed improvements that meet the
requirements for habitable space should be shown.
Other Comments
4. Architecture: Your home is located in Campbell's Historic Downtown Neighborhoods. The
City recognizes that alterations to homes in this area are generally needed to insure their
continued and efficient use. It is important, however, that such alterations do not change or
destroy the character defining materials, features or finishes of the home. By retaining elements
of the original home and continuing their architectural character in additions, remodeled
residences can preserve Campbell's architectural heritage and the charm and desirability of older
neighborhoods. Staff recommends the following changes to the elevations to ensure the
architectural compatibility with the existing home and surrounding neighborhood:
a. The front porch pillars should be simple rectangular forms.
b. The proposed shutters should be square and proportional to the windows.
c. The heavy molding detailing around the windows, fascia, porches and dormers should be
simplified to be more compatible with the existing architectural style of the home.
d. The roof form over the front porch should more closely represent the architecture of the
building (i.e. a true gable type design with wood siding detail). This detail should be
carried throughout the building to the dormers and the gable on the west elevation.
e. The existing horizontal wood siding material should be kept on the existing portion of the
home and carried through to the addition.
Please submit three complete sets of revised plans and eleven sets of reduced plans (11" x 17" size).
Please contact me at (408) 866-2193 or via email at stephaniew@cityofcampbell.com if you have
any questions regarding these comments.
Sincerely,
~~
Stephanie Willsey
Planner I
cc:
Geoff Bradley, Senior Planner
Augustine Designs, 3033 Moorpark Ave. #7, San Jose, CA 95128
CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC:
August 8, 2003
ADDRESS:
58 E Rincon Ave.
Project Application: PLN-2003-00099
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 SA TISF ACTION OF THE BUILDING DIVISION MANAGER/BUILDING OFFICIAL:
1.
PERMITS REQUIRED: A building permit application shall be required for the proposed
remodeling and addition to the existing structure. The building permit shall include
ElectricallPlumbinglMechanical fees when such work is part of the permit.
2.
PROJECT DESCRIPTION: This project is proposed as a "remodel and addition to an existing
dwelling". The scope of work proposed under this project more closely reflects the construction of
a new single-family dwelling. The Building Inspection Division will consider this project as new
construction, and fees will be calculated based on the comparative similarities to new construction.
3.
PLAN PREPARATION: Portions of this project require 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.
4.
CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
5.
SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall be
24 in. X 36 in.
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.
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7.
8.
9.
TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF-IR and
MF-IR shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as
well.
SPECIAL INSPECTIONS: When a special inspection is required by U .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 ofthe building permits, in accordance with U.B.C
Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building
Inspection Division Counter.
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.
10.
APPROV ALS REQUIRED: The project requires the following agency approval prior to issuance
of the building permit:
a.
b.
c.
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 (379-1370)
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.
d.
Bay Area Air Quality Management District (Demolitions Only)
11.
P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may require
substantial scheduling time and can cause significant delays in the approval process. Applicant
should also consult with P.G. and E. concerning utility easements, distribution pole locations and
required conductor clearances.
12.
INTENT TO OCCUpy DURING CONSTRUCTION: Owners shall declare their intent to occupy
the dwelling during construction. The Building Inspection Division may require the premises to be
vacated during portions of construction because of substandard and unsafe living conditions
created by construction.
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13.
UNFINISHED ATTIC SPACE: Area designated as "Unfinished" shall be considered
habitable and capable of being occupied. All conditions of habitable space shall be in place to
make this space safe for occupancy as part of this permit. "Unfinished" status requires that no
improvements are made to this space that could allow occupancy of any sort. For this space to be
considered non-usable, all flooring in this space is to be removed and open floor joists must be
present. Walls & rafters must be open and not finished with wall board materials.
14.
CONSTRUCTION FENCING: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The construction site shall
be secured to prevent vandalism and/or theft during hours when no work is being done. All
protected trees shall be fenced to prevent damage to root systems.
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