New SFR - 2002
To whom it may concern,
10/29/04
We are in the process of building a home in Campbell. We understand that we must have
6 trees in place with in a 60 day period.
Thank you for allowing us to proceed with our project.
Rob and Jana Zuvela
1121 Steinway Ave.
(408) 378-2132
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Community Development Department
March 3, 2003
Charles Brown
625 Vasona Court
Los Gatos, CA 95032
Subject:
Building Permit Plan Check Comments
1121 Steinway A venue
Dear Mr. Brown,
The Planning Division has reviewed your building permit application for the construction of a
new single-family residence at 1121 S'teinway A venue. This project was approved by the
Planning Commission on January 28,2003.
Staff has reviewed the building permit plans with respect to the Site and Architectural Review
Permit approved by the Planning Commission. The following conditions of approval must be
met before I can approve the building permit plans:
6. 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.
7. 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.
Please do not hesitate to contact me at (408) 866-2193 if you have any questions about these
comments.
Sincerely,
d) Of ~ Mitn
Darcy Smith
Planner II
Cc:
Prank Mills, Senior Building Inspector
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2 40 . FAX 408.871.5140 . TDD 408.866.2790
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CITY OF CAMPBELL
Community Development Department
January 29, 2003
Charles Brown
625 Vasona Court
Los Gatos, CA 95032
Re:
PLN2002-148 -- Site and Architecture Review Permit -New Single Family Residence
Dear Applicant:
Please be advised that at its meeting of January 28, 2003, the Planning Commission adopted
Resolution No. 3476 granting a Site and Architectural Review Permit to allow the construction
of a new 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, February 7, 2003. 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.
Sincerely,
d7Mett~
Darcy Smith
Planner II
Cc:
Lynn Penoyer, Public Works
Frank Mills, Building
Chris Veargason, County Fire
Robert & Jana Zuvela (Property Owners)
1121 Steinway Avenue
Campbell, CA 95008
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOO 408.866.2790
RESOLUTION NO. 3476
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2002-148) TO ALLOW THE CONSTRUCTION
OF A NEW SINGLE FAMILY RESIDENCE ON PROPERTY OWNED
BY ROBERT AND JANA ZUVELA LOCATED AT 1121 STEINWAY
A VENUE IN AN R-1-1O (SINGLE FAMILY RESIDENTIAL) ZONING
DISTRICT. APPLICATION OF MR. CHARLES BROWN, ON BEHALF
OF ROBERT AND JANA ZUVELA. FILE NO. PLN2002-148.
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 PLN2002-148:
1. The density of the proposed project site is 3.3 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-1-1O (Single-Family Residential, 10,000 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-1-1O 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 3,103 square foot single-family residence, a 545 square foot
attached garage, and a 54 square foot covered porch with a building coverage of 35% and
Floor Area Ratio of 0.35.
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. The single-story design minimizes the perceived scale and mass of the
residence and is compatible with the adjacent residences that are single-story.
7. A ten-foot setback is provided from the western side property line and an eight-foot setback
is provided from the eastern side property line. A twenty-five foot setback is provided from
the rear and front property lines.
8. The proposed single-story residence incorporates representative architectural features of
homes in the San Tomas Neighborhood including hipped roof forms, a two-car garage door,
composition shingle roofing, stucco siding, and a simple front porch. Additional elements
include decorative porch pillars and stone veneer treatment on the base of the front facade.
Planning Commission Reso. _,on No. 3476
PLN2002-148 - 1121 Steinway Avenue - Site and Architectural Review Permit
Page 2
9. The proposed project is surrounded by single-family residential uses to the north, south, and
east and west.
10. 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.
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 (PLN2002-148) to allow a the construction of a new single-family
residence on property owned by Robert and Jana Zuvela located at 1121 Steinway 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 helshe 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 Commission ResoL _-,on No. 3476
PLN2002-148 - 1121 Steinway A venue - Site and Architectural Review Permit
Page 3
Planning Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new single-family residence located at 1121 Steinway 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 Charles Brown and received by the Planning Division on
January 2,2003, including a site plan, floor plans, elevations, and landscape plan.
b. Colorlmaterial board and colored elevation received by the Planning Division on January
2, 2003.
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. 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 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.
4. 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.)
5. 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.
6. 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.
7. 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.
Planning Commission Reso.. _-,on No. 3476
PLN2002-148 - 1121 Steinway Avenue - Site and Architectural Review Permit
Page 4
Building Division:
8. Permits Required: A building permit application shall be required for the proposed new
dwelling unit. The building permit shall include ElectricallPlumbing/Mechanical fees when
such work is part of the permit.
9. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
10. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
11. 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.
12. 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.
13. 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.
14. 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
15. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
1R shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted as
well.
16. 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 U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
Planning Commission Reso. .on No. 3476
PLN2002-148 - 1121 Steinway Avenue - Site and Architectural Review Permit
Page 5
17. 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.
18. 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. Bay Area Air Quality Management District (Demolitions Only)
d. 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.
19. PG&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 PG&E concerning utility easements, distribution pole
locations and required conductor clearances.
PUBLIC WORKS DEPARTMENT
20. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
21. Work in the Public Right-of-Way: Prior to doing any work in the public right-of-way, the
applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post
security, and provide insurance.
22. Deferred Street Improvement Agreement: Prior to issuance of any grading, drainage, or
building permits for the site, the owner shall execute a deferred street improvement
agreement for construction of standard street improvements.
23. 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.
24. 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
Planning Commission Reso. ,ion No. 3476
PLN2002-148 - 1121 Steinway Avenue - Site and Architectural Review Permit
Page 6
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
25. 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.
26. 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 of $2,000 per net acre, which is $580.
PASSED AND ADOPTED this 28th day of January, 2003, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois, Gibbons and Rocha
None
Hernandez and Jones
None
APPROVED:
George Doorley, Acting Chair
ATTEST:
Sharon Fierro, Secretary
ITEM NO.1
CAMPBELL
~
STAFF REPORT - PLANNING COMMISSION MEETING OF
JANUARY 28, 2003
""n,Ud_,J"""",
PLN2002-148
Brown, C.
Public Hearing to consider the application of Mr. Charles Brown, on behalf
of Robert and Jana Zuvela, for a Site and Architectural Review Permit
(PLN2002-148) to allow the construction of a new single-family residence
on property owned by Robert and J ana Zuvela located at 1121 Steinway
Avenue in an R-1-1O (Single-Family Residential, 10,000 square foot
minimum lot size) Zoning District.
STAFF 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 single-family residence, subject to the attached
Conditions of Approval and find that this project is Categorically Exempt under Section 15303
Class 3 of the California Environmental Quality Act (CEQA) pertaining to the construction of
one single-family residence.
PROJECT DATA
Cateeorv
Gross Lot Area:
Net Lot Area:
Density:
Proposed
13,224 sq. ft.
10,578 sq. ft.
3.3 units/gross acre
ReQuired! Allowed
N/A
10,000 sq. ft.
Less than 3.5 units/gross acre
Floor Area Ratio:
Building Coverage:
3,702 sq. ft. (0.35)
3,702 sq. ft. (35%)
4,760 sq. ft. maximum (0.45)
3,702 sq. ft. maximum (35%)
Proposed Residence:
First Floor:
Garage:
Porch:
Total:
3,103 sq. ft.
545 sq. ft.
54 sq. ft.
3,702 sq. ft.
NIA
200 sq. ft. minimum
NIA
N/A
Parking Provided:
2 covered, 2 uncovered
1 covered, 1 uncovered
Building Height:
18 ft. 3 inches
28 ft. maximum
Staff Report - Planning Commission Meeting of January 28,2003
PLN2002-148 - 1121 Steinway Avenue
Page 2 of 3
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the construction of a new single-family residence located at 1121 Steinway
A venue. The project site is a flag lot on the north side of Steinway A venue just east of its
intersection with Peggy Avenue. The proposed project is surrounded by single-family residential
uses to the north, south, and east and west.
Background: The subject property is currently developed with a 900 square foot single-story
residence that was built in approximately 1960. The existing structure 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 project is 3.3
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-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.
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
STANP.
Zoning Classification: The zoning classification for the project site is R-1-1O (Single-Family
Residential, 10,000 square foot minimum lot size.) The proposed project is consistent with the
zoning designation and meets the minimum setbacks, height restriction, building coverage, floor
area ratio, and parking requirements of the R -1-10 Zoning District.
Staff Report - Planning Commission Meeting of January 28,2003
PLN2002-148 - 1121 Steinway Avenue
Page 3 of 3
Site Layout and Architecture: The proposed site plan shows the removal of the existing residence
and the construction of a new single-story residence with an attached two-car garage. The
single-story design minimizes the perceived scale and mass of the residence and is compatible
with the adjacent residences that are single-story. A ten-foot setback is provided from the
western side property line and an eight-foot setback is provided from the eastern side property
line. A twenty-five foot setback is provided from the rear and front property lines.
The proposed single-story residence incorporates representative architectural features of homes
in the San Tomas Neighborhood including hipped roof forms, a two-car garage door,
composition shingle roofing, stucco siding, and a simple front porch. Additional elements
include decorative porch pillars and stone veneer treatment on the base of the front facade.
The proposed colors for the house consist of a cream body color, beige and brown trim, and a
neutral colored ledges tone veneer around the base of the front facade. The proposed roof
material is a brown composition shingle.
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 six trees on
site - one tree per 2,000 square feet of net lot area. The site plan shows the required number of
trees and indicates that they will be located in order to provide shade and privacy for the new
residence along the side and rear property lines.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of January 14, 2003. The Committee was supportive of
the project as presented and had no comments or recommended Conditions of Approval.
Attachments:
1. Findings for Approval of File No. PLN2002-148
2. Conditions of Approval for File No. PLN2002-148
3. Exhibits
4. Location Map
Prepared by: J)Q.Å~ S Mib1
Darcy Smith, Planner II
Approved by:
Attachment # 1
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2002-148
SITE ADDRESS:
APPLICANT:
DATE:
1121 Steinway Avenue
Mr. Charles Brown
January 28,2003
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. PLN2002-148:
1. The density of the proposed project site is 3.3 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-1-10 (Single-Family Residential, 10,000 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 -1-10 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 3,103 square foot single-family residence, a 545 square foot
attached garage, and a 54 square foot covered porch with a building coverage of 35% and
Floor Area Ratio of 0.35.
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. The single-story design minimizes the perceived scale and mass of the
residence and is compatible with the adjacent residences that are single-story.
7. A ten-foot setback is provided from the western side property line and an eight-foot setback
is provided from the eastern side property line. A twenty-five foot setback is provided from
the rear and front property lines.
8. The proposed single-story residence incorporates representative architectural features of
homes in the San Tomas Neighborhood including hipped roof forms, a two-car garage door,
composition shingle roofing, stucco siding, and a simple front porch. Additional elements
include decorative porch pillars and stone veneer treatment on the base of the front facade.
9. The proposed project is surrounded by single-family residential uses to the north, south, and
east and west.
Findings for Approval - Planning Commission Meeting of January ¿o, 2003
PLN2002-148 - 1121 Steinway Avenue
Attachment #1
Page 2 of 2
10. 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.
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. PLN2002.148
SITE ADDRESS:
APPLICANT:
DATE:
1121 Steinway Avenue
Mr. Chades Brown
January 28, 2003
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. single-family residence located at 1121 Steinway 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 Charles Brown and received by the Planning Division on
January 2,2003, including a site plan, floor plans, elevations, and landscape plan.
b. Colorlmaterial board and colored elevation received by the Planning Division on January
2, 2003.
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. 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 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.
4. 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
.....
Conditions of Approval- Planning Commission Meeting of January L8, 2003
PLN2002-148 - 1121 Steinway Avenue
Attachment #2
Page 2 of 4
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.)
5. 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.
6. 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.
7. 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.
Building Division:
8. Permits Required: A building permit application shall be required for the proposed new
dwelling unit. The building permit shall include ElectricallPlumbinglMechanical fees when
such work is part of the permit.
9. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
10. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
11. 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.
12. 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.
13. 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.
Conditions of Approval- Planning Commission Meeting of January ¿,8, 2003
PLN2002-148 - 1121 Steinway Avenue
Attachment #2
Page 3 of 4
14. 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
15. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 81/2 by 11 calculations shall be submitted as
well.
16. 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 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.
17. 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.
18. 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. Bay Area Air Quality Management District (Demolitions Only)
d. 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.
19. PG&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 PG&E concerning utility easements, distribution pole
locations and required conductor clearances.
Conditions of Approval- Planning Commission Meeting of January ~8, 2003
PLN2002-148 - 1121 Steinway Avenue
Attachment #2
Page 4 of 4
PUBLIC WORKS DEPARTMENT
20. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
21. Work in the Public Right-of-Way: Prior to doing any work in the public right-of-way, the
applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post
security, and provide insurance.
22. Deferred Street Improvement Agreement: Prior to issuance of any grading, drainage, or
building permits for the site, the owner shall execute a deferred street improvement
agreement for construction of standard street improvements.
23. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
c1eanout(s) shall be installed on private property behind the public right-of-way line.
24. 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.
25. 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.
26. 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 of $2,000 per net acre, which is $580.
January 7,2003
Re:
PLN2002-148 - 1121 Steinway Avenue - New Single Family Residence
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting(s):
Site and Architectural Review Committee Meeting
Date: Tuesday, January 14,2003
Time: 6: 10 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, January 28,2003
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,
Geoff I. Bradley
Senior Planner
cc:
Charles Brown (Applicant)
625 Vasona Court
Los Gatos, CA 95032'
Robert & Jana Suvela
1121 Steinway Avenue
Campbell, CA 95008
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOD 408.866.2790
MEMORANDUM
To:
Site and Architectural Review Committee
Date:
January 7,2003
From:
Darcy Smith, Planner II ok)'
Subject:
1121 Stein way Avenue - PLN 2002-148
Site and Architectural Review Permit for a New Single-family Residence
Proposal
The applicant is requesting approval of a Site and Architectural Review Permit to allow the construction
of a new single-family residence located at 1121 Steinway Avenue. The project site is a flag lot on the
north side of Steinway A venue just east of its intersection with Peggy A venue. The proposed project is
surrounded by single-family residential uses to the north, south, and east and west. The subject property
is currently developed with a 900 square foot single-story residence that was built in approximately
1960. The existing structure would be demolished to allow for the construction of the proposed
residence.
Site Layout and Architecture: The proposed site plan shows the removal of the existing residence and the
construction of a new single-story residence with an attached two-car garage. The single-story design
minimizes the perceived scale and mass of the residence and is compatible with the adjacent residences
that are predominately single-story. A ten-foot setback is provided on the western side property line and
an eight-foot setback is provided on the eastern side property line. A twenty-five foot setback is provided
from the rear and front property lines.
The proposed single-story residence incorporates representative architectural features of homes in the
San Tomas Neighborhood including hipped roof forms, a two-car garage door, composition shingle
roofing, stucco siding, and a simple front porch. Additional elements include decorative porch pillars
and stone veneer treatment on the base of the front facade.
The proposed colors for the house consist of a cream body color, beige and brown trim, and a neutral
colored ledgestone veneer around the base of the front facade. The proposed roof material is a brown
composition shingle.
Staff Analysis: 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.
The zoning classification for the project site is R-1-1O (Single-Family Residential, 10,000 square foot
minimum lot size.) The proposed project is consistent with the zoning designation and meets the
minimum setbacks, height restriction, building coverage, floor area ratio, and parking requirements of
the R-1-10 Zoning District.
The applicant is not proposing the removal of any protected trees as part of this project.
Attachment: site plan, floor plan, and elevations.
January 17,2003
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, January 28, 2003, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Charles Brown, on behalf of Robert and Jana Zuvela, for a Site and
Architectural Review Permit (PLN2002-148) to allow the construction of a new single-family
residence on property owned by Robert and Jana Zuvela located at 1121 Steinway Avenue in an
R-I-lO (Single Family Residential, 10,000 square foot minimum lot size) 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. PLN2002-148
Address: 1121 Steinway Avenue
70 North First Street. Campbell, California 95008- I 436
lEt. 408.866.2140 . FAX 408.871.5140 . Tim 408.866.2790
December 9, 2002
Charles Brown
625 Vasona Court
Los Gatos, CA 95032
Re: Application Comments - PLN2002-148 - 1121 Steinway Avenue
Dear Mr. Brown:
The Planning Division has reviewed your application submittal for a new single-family residence
at 1121 Steinway Avenue. Your application was distributed to the Public Works Department,
Building Division, Planning Division, and the County Fire Department. Comments from the
Building Division and the County Fire Department are attached. The Public Works Department
is not able to prepare comments at this time because there is not enough information on the plans
for them to review them. Your application has been deemed incomplete and will not be
scheduled for a public hearing until complete plans are submitted.
The following items and details are required to complete your application:
1. Site Plan:
a. Show the entire driveway to the centerline of Steinway A venue and delineate the
distance from centerline of adjacent street to property line.
b. 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.
c. Provide outline of buildings on adjacent properties. Describe the height, setbacks
and types of structures.
d. Note the square footage of the porch. This area is included in the lot coverage
calculation.
e. Note the area in square feet of paving and landscaping.
f. Denote driveway material.
g. Show proposed walkways.
2. Elevations
a. Show the total height of the house and the wall heights for all elevations. This is
measured from the finished grade.
b. Denote the roof pitch.
c. Draw and note the exact type of stone veneer to be used.
d. Provide richer details, such as the indi vidual roof tiles.
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2 40 . FAX 408.871.5140 . TOO 408.866.2790
Application Comments - PL~ 2002-148- 1121 Steinway Avenue
December 9. 2002
Page 2
3. Submittal Requirements
Please submit the following items in order to complete the Site and Architectural Review
Permit application:
1. Preliminary Grading and Drainage Plan.
2. Preliminary Title Report
3. Development Schedule
4. Project Data- Provide a break out of the first floor by living space, garage, and
porch.
5. Landscape Plan.
6. Ten sets of reduced 11"xl7" size plans and fully colored front elevations.
7. Sample Board with paint chips and examples of the roof materials and stone
veneer.
8. Photographs of project site and surrounding properties mounted on a board.
9. Location map.
Please do not hesitate to contact me if you have any questions about this project at (408) 866-
2193.
Sincerely,
j)u~
Darcy Smith
Planner II
cc.
Geoff Bradley, Senior Planner
Santa Clara County Fire Department Development Review Comments,
December 2, 2002
Campbell Building Division Development Review Comments, December
2,2002
Enclosure:
July 30, 2002
Charles Brown
625 Vasona Court
Los Gatos, CA 95032
Re: Preliminary Application Comments - PRE 2002-17- 1121 Steinway A venue
Dear Mr. Brown:
The Planning Division has reviewed your preliminary plan submittal for a new single-family
residence at 1121 Steinway Avenue. Your application was distributed to the Public Works
Department, Building Division, Planning Division, and the County Fire Department. Comments
from the Building Division and the County Fire Department are attached. Below, please find
comments from the Planning Division. Please note that these are intended as preliminary only
and additional comments and requirements may be forthcoming once you submit the actual Site
and Architectural Review Permit application (enclosed).
Since the site is located in the San Tomas Area Neighborhood, the plans were reviewed by the
Planning Division per the requirements of the San Tomas Area Neighborhood Plan (ST ANP).
The policies of the Plan are intended to preserve the unique qualities of the San Tomas Area
Neighborhood. New development is required to respect and enhance the best aspects of the area.
Development Standards
The proposed residence appears to meet the side, rear, and front yard setback requirements. The
residence exceeds the maximum Floor Area Ratio of 0.45 and Building Coverage of 35%. These
are maximum standards and no exceptions can be approved by the Planning Commission.
The Building Coverage calculation is defined as the percentage of net lot area occupied by
buildings. 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 Floor Area Ratio (FAR) is the ratio of gross floor area to the net lot area. Floor area ratio
includes the floor area of all stories of all buildings and accessory buildings (including carports)
and is 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.
70NorthFirstStreet. Campbell,California95008-1436. TEL408.866.2140. FAX408.871.5140. TD0408.866.2790
Preliminary Application Comments - PRE 2002-17- 1121 Steinway A. _Ilue
July 30, 2002
Page 2
A minimum of 50% of the front yard setback area must remain unpaved. Staff recommends that
the paved area of the driveway be reduced to meet this maximum. However, exceptions may be
approved when necessary to provide safe ingress and egress to the site. The Fire Department
development review comments (enclosed) state that an access driveway must be provided with a
turnaround that has a minimum circulating turning radius of 36 feet outside and 23 feet inside.
This may be difficult to achieve given the proposed placement of the garage.
Desii!n
New homes in the San Tomas Area are required to incorporate representative architectural
features of the homes in the area, such as shape, form, roof pitch, and materials. While new
development should have its own design integrity, design elements and materials found
historically in the neighborhood must be incorporated. Staff has determined that your proposed
residence requires some design modifications in order to comply with the design guidelines of
the STANP.
Scale and Mass
The scale and mass of the proposed residence is not compatible with the surrounding residences.
The front elevation of the residence shows a series of gable roof forms that do not provide a
design that is compatible with the surrounding neighborhood. Simple rooflines, such as gabled or
hipped roofs, are the most common roof forms found in the San Tomas Neighborhood. Staff
recommends that the complex roof-lines be simplified to meet this design requirement.
The ST ANP states that the design of residences should avoid long unarticulated wall and roof
planes especially on two story elevations. The side elevations are shown as long unarticulated
wall planes. The design should minimize the use of design features that accentuates the size of
the residence (e.g. two story vertical elements and unarticulated wall planes) so that it does not
appear significantly larger than the adjacent homes. Staff recommends that you reduce the height
of the two story vaulted ceiling over the family room to provide a one and a half story. The
window designs, location, and shapes are inconsistent and not integrated with the design of the
house. A decorative garage door must be shown on the elevations.
Privacy Impacts
To minimize privacy impacts on neighboring backyards, staff recommends that the plans
incorporate measures to reduce potential privacy impacts such as using smaller windows and
high windowsills (minimum 60" high) on the second story to help minimize privacy invasion and
to prevent looking directly into a room or private backyard area. The plans should include
alternative materials such as glass block or translucent (frosted) window glass, especially on
bathroom windows. The landscaping plan should also incorporate mature landscape screening
for windows that have the potential to intrude onto other properties.
Landscapine
As part of the Site and Architectural Review Permit application a detailed landscaping plan must
be submitted. The San Tomas Area Neighborhood Plan requires the planting of one I5-gallon
tree per 2,000 square feet of net lot area. Credit will be granted for all existing trees excluding
fruit trees. These trees must be included on the site plan. The landscaping plan should also show
proposed landscaping along the access driveway.
Submittal ReQuirements
Preliminary Application Comments - PRE 2002-17- 1121 Steinway A. _lme
July 30. 2002
Page 3
The following items must be submitted as part of your Site and Architectural Review Permit
application:
1. Preliminary Grading and Drainage Plan.
2. Preliminary Title Report
3. 15 sets of reduced 11" by 17" fully colored elevations of the front elevation.
4. Development Schedule
5. Colored streetscape/ building cross section. Since this is a flag lot the streetscape should be
drawn perpendicular to the street, showing the new residence in relation to the front
residence.
6. Project Data- Provide a break out of the first floor by living space, garage, and porch.
7. Landscape Plan.
8. Site Plan - The following information needs to be included on the site plan:
a. Distance from centerline of adjacent street to property line
b. 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.
c. Provide outline of buildings on adjacent properties. Describe the height, setbacks and
types of structures.
Please do not hesitate to contact me if you have any questions about this project at (408) 866-
2193.
Sincerely,
]) Ct. rú.{ ~ M.'lfV1
Darcy Smith
Planner II
cc.
Geoff Bradley, Senior Planner
Robert Zuvela, 1121 Steinway Avenue, Campbell, CA
Enclosure:
Site and Architectural Review Permit application
Santa Clara County Fire Department Development Review Comments,
July 18, 2002
Campbell Building Division Development Review Comments, July 29,
2002