Pre-Application - 2004April 27, 2004
Javier Ruano
14370 Springer Avenue
Saratoga, CA 95070
Re:
Preliminary Application Review
File No.: PRE2004-00016
1182 Steinway Avenue
Dear Mr. Ruano
Thank you for your preliminary application submittal for the addition to an existing single-
family residence on property located at 1182 Steinway Avenue. We appreciate your
patience while we reviewed your application.
The property is presently zoned R-l-lO and is designated as Low-Density Residential on
the City's General Plan Land Use Map which allows a density range ofless than 3.5 units
per gross acre. This property is located in the San Tomas Neighborhood and is subject to
the development standards and design guidelines of the San Tomas Area Neighborhood
Plan (ST ANP). The addition of a second story to an existing single-family residence within
the R-l-l 0 Zoning District requires approval of a Site and Architectural Review Permit by
the Planning Commission and would be decided upon at a public hearing.
The preliminary site plan submitted with your application indicates the location of two
existing single-family residences on the subject property. After reviewing the building
records and information obtained from Santa Clara County, it has been determined that the
two structures are legal single-family residences. The legal rear unit has been classified as
a legal non-forming secondary living unit and is allowed to remain "as is". It shall not be
allowed to expand, as it will intensify the existing non-conforming status. The front unit is
allowed to expand per the requirements of the San Tomas Area Neighborhood Plan
guidelines and the Zoning Ordinance.
The Planning Division completed the review of the pre-application and has the following
comments regarding the proposal:
1. Site Plan: The following information should be indicated on the site plan:
70 North First Street. Campbell, California 95008-1436
TEL 408.866.'2140 . lAX 408.871.5140 . 'IT) ) 408.866.'2790
PRE2004-00016 -1182 Steinwav Avenue
Paf!e 2 of 3
a. All lot dimensions (please see the enclosed Assessor's Parcel Map).
b. Distance from centerline of street to property line.
c. Provide location and uses of building on adjacent properties.
d. Existing or proposed driveways.
e. Existing or proposed fencing (show type, height, and materials).
f. "Project Data Table" that includes a lot coverage calculation (maximum lot
coverage is 35%), floor area ratio calculation (maximum FAR is 45%), and the lot
Size.
g. All existing trees on the site should be indicated on the plans and should specify the
location, type, size and whether such tree is proposed to be removed or preserved.
Please also complete the enclosed Tree Disclosure Statement and submit it with
your building permit application.
h. Please reference Attachment A of the Site and Architectural Review application for
additional items to provided on the plans.
2. Project Data Table: Please include all structures, garages, and accessory buildings on
the lot including covered porches measured to the outside walls or posts in the lot
coverage calculation. Covered porches and basements are not included in the floor area
ratio (FAR) calculation.
3. Elevations: The following information should be included on the elevations:
a. Clearly distinguish between existing building area and the new building area.
b. Plate height of walls, as measured from finished grade.
c. Architectural elements of additions should be compatible with the existing home.
Details regarding the use of exterior building materials and colors, roof material,
window style, and window treatments should be indicated on the plans. All of
these architectural elements should match the existing home unless the entire
exterior elevation is being replaced to match the new addition.
Please reference the enclosed "Site and Architectural Review - Attachment A - Items to be
provided on plans." This can be used as a checklist to ensue that all the required
information is included on the plans.
Your application was distributed to the Public Works Department, Building Division,
Planning Division and the County Fire Department. In addition to the Planning Division's
comments contained in this letter, please find enclosed comments from the Building
Division and the Public Works Department. The Fire Department was not able to provide
comments due to the incomplete site plan. Please note that these comments are meant to
be preliminary. Conditions of approval from each department will be developed when the
Site and Architectural Review Permit application is submitted.
PRE2004-00016 -1182 Steinwav Avenue
Paf!e 3 of 3
Thank you for the opportunity to review these plans. Please do not hesitate to contact me
at (408) 866-2142 or via email at melindad@cityofcampbel1.com to schedule a meeting to
discuss these comments and the application process.
Sincerely,
'llt?t!ddf! rJäÙ¡
Melinda M. Denis
Planner I
encl:
Site and Architectural Review Permit Application
Assessor Parcel Map
Tree Disclosure Statement
Building Inspection Division, 3/29/04
Public Works Department Comments, 4/13/04
cc:
GeoffBradley, Senior Planner
CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC:
March 29,2004
ADDRESS:
1182 Steinway Ave.
Project Application: PRE-2004-00016
RECOMMENDATION:
Note: No building code issue has been reviewed at Development Review Committee; it will be reviewed in the
Building Permit process. Please be aware that building codes are changing constantly; plans submitted for building
permit shall comply with the code in effect at that time. Submit permit application together with required
documents to the Building Inspection Division to obtain a building permit. No construction can be commenced
without an appropriate building permit.
It is recommended that this item be forwarded to the Planning Commission for review, with the following
conditions.
TO THE SATISFACTION OF THE BUILDING DIVISION MANAGER/BUILDING OFFICIAL:
1.
PERMITS REQUIRED: A building permit application shall be required for the proposed. The
description of work resembles a demolition and construction of a new single family dwelling. The
building permit shall include Electrical/Plumbing/Mechanical 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 PREP ARA TION: 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.
J:\Building ORC Comments\1182steinwayave.doc
7.
8.
9.
TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF-IR and
MF-lR shall be blue-lined on the construction plans. 8% X II 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 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.
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)
II.
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.
J:\Building ORC Comments\1182steinwayave.doc
13.
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.
J:\Building DRC Comments\1182steinwayave.doc
MEMORANDUM
CITY OF CAMPBELL
TO:
Tim Haley, Project Planner
Ed Arango, Associate Enginee~
DRC APPLICATION
DA TE: 04/13/04
FROM:
SUBJECT:
Site Address: 1182 Steinway Avenue
For File No(s): PRE 2004-016
Project Description: Addition to SFR
Applicant: Javier Ruano
PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS OF APPROVAL
1.
Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
2.
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 Steinway A venue 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.
3.
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 plans shall include the following:
a. Removal of the existing pavement structural section and installation of new
pavement structural section to centerline, or as required by the City Engineer.
b. Installation of City standard rolled curb and gutter.
c. Installation of concrete driveway approach from the rolled curb to the property
line.
d. Installation of City approved street trees at 40 feet on center.
e. Construction of conforms to existing public and private improvements, as
necessary .
4.
Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall
have the required street improvements installed and accepted by the City.
J:\LandDev\Conditions\Plng\Steinway 1182 Pre.DOC
Page 1 of 2
1182 Steinway Avenue
5.
Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
c1eanout(s) shall be relocated or installed on private property behind the public right-of-
way line.
6.
Utilities: All 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.
7.
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 that 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.
8.
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 $2,000.00 per net acre, which is
$929.00.
Rev. 11/03
J:\LandDev\Conditions\Plng\Steinway 1182 Pre.DOC
Page 2 of 2