Site & Arch - Expired - 2003September 24, 2003
One Stop Design, Inc.
Mr. Greg Ward, CEI
1515 Redwood Avenue
Redwood City, CA 94061
Re:
PLN2003-86- 1429 Theresa Avenue - Site and Architectural Review Permit
Dear Applicant:
Please be advised that at its meeting of September 23, 2003, the Planning Commission adopted
Resolution No. 3525 granting a Site and Architectural Review Permit to allow the construction
of a two-story addition to an existing 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, October 3, 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,
TIm J. Halëy
Associate Planner
Cc:
Lynn Penoyer, Public Works
Frank Mills, Building
Chris Veargason, County Fire
Max & Cynthia Aghazadeh (Property Owner)
1429 Theresa A venue
Campbell, CA 95008
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.'2140 . FAX 408.871.5140 . TDD 408.866.'2790
RESOLUTION NO. 3525
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2003-1O1) TO ALLOW A SECOND STORY
ADDITION AND REMODEL OF AN EXISTING SINGLE-FAMILY
RESIDENCE ON PROPERTY OWNED BY MAX AND CYNTHIA
AGHAZADEH LOCATED AT 1429 THERESA A VENUE IN AN R-I-9
(SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. FILE NO.
PLN2003-86.
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 PLN2003-86:
1. The density of the proposed project site is 3.7 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 5,482 square foot single-family residence with a building
coverage of 28% and Floor Area Ratio of 40%.
5. The project provides five 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 by single-family residences to the north, south and east
and a school site to the west.
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 Resol _lon No. 3525
PLN2003-86 -- 1429 Theresa 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 approves a Site and
Architectural Review Permit (PLN2003-86) to allow a second story addition and remodel of an
existing single-family residence on property owned by Max and Cynthia Aghazadeh located at
1429 Theresa 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
Planning Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a two-story, single-family residence located at 1429 Theresa 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 Greg Ward and received July 31, 2003, including a site plan,
floor plans, elevations and conceptual landscape plan.
b. Color/material board exhibit as received by the Planning Division on July 31, 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
Planning Commission Resol In No. 3525
PLN2003-86 -- 1429 Theresa A venue- Site and Architectural Review Permit
Page 3
permit must be obtained and construction completed one year thereafter or the Site and
Architectural Review Permit shall be void.
3. Revised Elevations: The applicant shall submit revised elevations indicating the revised
window at the entry stairwell and revisions to the decorative garage door. The revised
elevations shall be submitted to the Planning Division for review and approval by the
Community Development Director prior to the issuance of building permits.
4. 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.
5. 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.)
6. 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.
7. 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.
8. 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.
9. 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:
10. 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.
Planning Commission Resok _.on No. 3525
PLN2003-86 -- 1429 Theresa Avenue- Site and Architectural Review Permit
Page 4
11. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
12. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
13. 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.
14. 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
ci viI engineer specializing in soils mechanics.
15. 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.
16. 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
17. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
lR shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted as
well.
18. 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.
19. 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 inches by 36 inches) is available at the Building
Division service counter.
Planning Commission ResoL _.on No. 3525
PLN2003-86 -- 1429 Theresa Avenue- Site and Architectural Review Permit
Page 5
20. 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.
21. Demolition of Structures: All demolitions of existing structures require approval of a
building permit by the City of Campbell Building Inspection Division. Contact the Division
concerning requirements for demolitions prior to attempting to demolish any structures.
22. 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:
1. Campbell Union School District (378-3405)
11. Campbell Union High School District (371-0960)
111. 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.
PASSED AND ADOPTED this 23rd day of September, 2003, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley,
and Roseberry
None
None
None
Francois, Gibbons, Hernandez, Rocha
NOES:
ABSENT:
ABSTAIN:
Commi ssi oners:
Commissioners:
Commissioners:
APPROVED:
Joseph Hernandez, Chair
ATTEST:
Sharon Fierro, Secretary
ITEM NO.2
CITY OF CAMPBELL - PLANNING COMMISSION
Staff Report - September 23, 2003
Public Hearing to consider the application of Mr. Greg Ward on behalf of
One Stop Design, Inc. for a Site and Architectural Review Permit
(PLN2003-86) to allow the construction of a two-story addition to an
existing single-family residence on property owned by Max and Cynthia
Aghazadeh located at 1429 Theresa Avenue in an R-1-8 (Single-Family
Residential) Zoning District.
PLN2003-86
Ward, G.
ST AFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Review Permit to allow the construction of a two-story addition to an existing single-family
residence, subject to the attached conditions of approval.
ENVIRONMENT AL DETERMINATION
Staff recommends that the Planning Commission 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 new single-family residence.
PROJECT DATA
Cate2orv
Gross Lot Area:
Net Lot Area:
Density:
Floor Area Ratio (FAR):
Building Coverage:
Proposed Residence:
First Floor:
Second Floor:
Basement
Garage:
Rear patio trellis:
Trellis structure
Total:
Parking Provided:
Building Height:
Proposed
11,550 sq. ft. (0.265 acres)
9,450 sq. ft. (0.217 acres)
3.7 units/gross acre
3,837 square feet (40%)
2,657 square feet (28%)
2,038 sq. ft.
1,180 sq. ft.
1,645 sq. ft.
619 sq. ft.
585 sq. ft.
72 sq. ft.
3,837 sq. ft. w/o porches and
basement
3 covered, 2 uncovered
27 ft. 8 inches
Required! Allowed
N/A
8,000 sq. ft.
Less than 4.5 units/gross acre
4,615 sq. ft. maximum (45%)
3,590 sq. ft. maximum (35%)
N/A
N/A
N/A
200 sq. ft. minimum
N/A
N/A
N/A
1 covered, 1 uncovered
28 ft. maximum
Staff Report - Planning Commission - Meeting of September 23, 20ú.) .
PLN2003-86 - 1429 Theresa Avenue
Page 2 of 4
Surrounding Uses:
North:
South:
East:
West:
Single-Family Residence
Single-Family Residence
Single-Family Residence
Capri School
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the construction of second story addition and substantial remodel of an existing
single-family residence located at 1429 Theresa A venue.
Background: The subject property is currently developed with a single-story residence and a
detached accessory structure. The existing residence would be significantly demolished to allow
for the construction of the proposed residential addition and the detached accessory structure
would be removed as part of this project.
Property Description: The project site is located on the west side of Theresa Avenue between
Chapman Avenue and West Parr Avenue. The rear property line abuts Capri Elementary
School.
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 3.7 units per gross acre.
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 (ST ANP). Staff finds
Staff Report - Planning Commission - Meeting of September 23, 20uJ
PLN2003-86 - 1429 Theresa Avenue
Page 3 of 4
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-1-8 (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-1-8 Zoning District.
Site Layout and Architecture: The proposed site plan shows the remov,al of a substantial
portion of the existing single-story residence and the construction of a two-story residence with
an attached three-car garage. The existing detached accessory structure in the rear yard would
removed. The second story of the residence is stepped in from the front, side and rear
elevations of the building to reduce the perceived mass of the residence.
The proposed residence incorporates representative architectural features of homes in the San
Tomas Neighborhood including simple rectangular shaped building forms, gabled roof forms,
a two-car garage door and a stucco exterior. Additional architectural features include a defined
entry porch, arched windows, and decorative doors. The building style incorporates
architectural elements from the newer residential development in the area.
The proposed colors for the house consist of a loam body color and off-white trim. The
proposed roof material is a dark grey colored composition shingle.
The elevations depict a variety of window shapes that include rectangular, arched and bay
window styles. Staff is recommending that a divided window be provided over the front
entrance to provide a stronger horizontal appearance to the residence and a window style
similar to other windows on this elevation.
Street Improvements: The project site does not currently have standard street improvements
(curb, gutter or sidewalks) and none are required by the San Tomas Public Improvement Plan.
Trees/Landscaping: The applicant is not proposing the remov~l of any protected trees. Pursuant
to the STANP, the applicant is required to provide six trees on the site which have been shown
on the site plan.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of September 9,2003. The Committee was supportive of
the project as presented with a recommendation for minor changes to the stairway window and
the provision of a simplified garage door as recommended by staff. Condition No.3 of approval
requires the submittal of revised elevations reflecting these changes.
Attachments:
1. Recommended Findings for Approval of File No. PLN2003-86
2. Recommended Conditions of Approval for File No. PLN2003-86
3. Exhibits (Site Plan, Floor Plan, Elevations and Landscape Plan)
4. Location Map
Staff Report - Planning Commission - Meeting of September 23, 20uJ
PLN2003-86 - 1429 Theresa Avenue
Page 4 of 4
~
Prepared by: ~ ~
Tim J. Ha , ASSocIate Planner
.6
Approved by:
Attachment #1
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2003-101
SITE ADDRESS:
APPLICANT:
DATE:
1429 Theresa Avenue
Mr. Greg Ward
September 23,2003
Findings for approval of a Site and Architectural Review Permit to allow the construction of a
two-story addition to an existing single-family residence located at 1429 Theresa Avenue.
The Planning Commission finds as follows with regard to File No. PLN2003-86:
1. The density of the proposed project site is 3.7 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-1-8 (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-1-8 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 5,482 square foot single-family residence with a building
coverage of 28% and Floor Area Ratio of 40%.
5. The project provides five 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 by single-family residences to the north, south and east
and a school site to the west.
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. PLN2003-86
SITE ADDRESS:
APPLICANT:
DATE:
1429 Theresa Avenue
Mr. Greg Ward
September 23, 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 two-story, single-family residence located at 1429 Theresa 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 Greg Ward and received July 31, 2003, including a site plan,
floor plans, elevations and conceptual landscape plan.
b. Color/material board exhibit as received by the Planning Division on July 31,2003.
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. Revised Elevations: The applicant shall submit revised elevations indicating the revised
window at the entry stairwell and revisions to the decorative garage door. The revised
elevations shall be submitted to the Planning Division for review and approval by the
Community Development Director prior to the issuance of building permits.
4. 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.
Attachment #2
Page 2 of 4
5. 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.)
6. 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.
7. 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.
8. 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.
9. 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:
10. 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.
11. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
12. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
13. 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.
14. 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.
Attachment #2
Page 3 of 4
15. Site Plan: Application for building permits shall include an accurate site plan that identifies
property and proposed structures with dimensions and eleyations as appropriate. The site
plan shall also include site drainage details.
16. 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
17. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted as
well.
18. 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.
19. 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 inches by 36 inches) is available at the Building
Division service counter.
20. 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.
21. Demolition of Structures: All demolitions of existing structures require approval of a
building permit by the City of Campbell Building Inspection Division. Contact the Division
concerning requirements for demolitions prior to attempting to demolish any structures.
22. Approvals Required: The project requires the following agency approvals prior to issuance of
the building permit:
a.
West Valley Sanitation District (378-2407)
Attachment #2
Page 4 of 4
d.
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)
b.
c.
Note: To determine your district, contact the offices identified above. Obtain the School District payment
form from the City Building Division, after the Division has approved the building permit
application.
September 12, 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, September 23, 2003, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Greg Ward, on behalf of Max and Cynthia Aghazadeh, for a Site and
Architectural Review Permit (PLN2003-86) to allow a second story addition and remodel of an
existing single-family residence on property owned by Max and Cynthia Aghazadeh located at
1429 Theresa Avenue in an R-1-8 (Single Family Residential) Zoning District. Staff is
recommending that this project be deemed Categorically Exempt under CEQA.
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
SECRET AR Y
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2003-86
Address: 1429 Theresa Avenue
70 North First Street. Campbell, California 95008-1436
IH. 408.866.'2140 . lAX 408.871.5140 . II) ) 408.866.'2790
September 4, 2003
Re:
PLN2003-86 - 1429 Theresa Avenue - Site and Architectural Review Permit
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, September 9,2003
Time: 6:55 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, September 23, 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,
Melinda Denis '
Planner I
cc:
Greg Ward (Applicant)
One Stop Design, Inc.
1515 Redwood Avenue
Redwood City, CA 94061
Max & Cynthia Aghazadeh (Property Owners)
1429 Theresa A venue
Campbell, CA 95008
70NorthFirstStreet. Campbell,California95008-t436. TFL408.866.'2140. FAX408.871.5140. rIm408.866.'2790
City of Campbell u Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To:
Site and Architectural Review Committee
Tim J. Haley, Associate Planne4
Date: September 4, 2003
From:
Subject:
1429 Theresa Avenue - Site and Architectural Review Permit
PROPOSAL
The applicant is requesting approval of a Site and Architectural Review Permit for a second story
addition and remodel of an existing single family residence on property located at 1429 Theresa
A venue. The applicant is proposing a basement and a first floor and second story addition.
The subject property is located on the west side of Theresa A venue between Chapman Dri ve and West
Parr A venue and is surrounded on three sides by single-family residences and Capri School to the
west. The site is currently developed with a single-story, single-family residence and detached
garage/utility building. The detached garage and utility building is proposed to be removed with the
residential addition.
The project site is located in the San Tomas Neighborhood and is subject to the San Tomas Area
Neighborhood Plan (STANP). The zoning designation for the project site is R-1-8 (Single-Family
Residential, 8,000 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 -1-8 Zoning District.
PROJECT DATA
Cate2orv
Gross Lot Area:
Net Lot Area:
Density:
Proposed
11,550 sq. ft. (0.265 acres)
9,450 sq. ft. (0.217 acres)
3.7 units/gross acre
ReQuired! Allowed
N/A
8,000 sq. ft.
Less than 4.5 units/gross acre
Floor Area Ratio:
Building Coverage:
3,837sq. ft. (0.40)
2,657 sq. ft. (28%)
4,252.5 sq. ft. maximum (0.45)
3,307 sq. ft. maximum (35%)
Building Area:
Existing:
151 Floor:
Detached Garage
1,995 sq. ft.
980 sq. ft.
N/A
Proposed Residence:
151 Floor:
2nd Floor:
Basement
2,038 sq. ft.
1,180 sq. it.
1,645 sq. ft.
N/A
N/A
N/A
SARC Memorandum PLN 200'.)-86 - 1429 Theresa Avenue
page 2
Garage:
Rear Patio
Trellis Structure
619 sq. ft.
585 sq. it.
72.5 sq. ft.
200 sq. ft. minimum
N/A
N/A
Total:
6,132 sq. ft. includes basement and unenclosed porches
Building Height:
27 ft. 8 in.
28 ft.
Parking:
3 covered, 2 uncovered
1 covered, 1 uncovered
STAFF ANALYSIS
Staff finds that the proposed project is consistent with the development standards and design guidelines
of the ST ANP. Staff is supportive of the site layout and overall design of the home.
Attachment: Reduced Plans
August 20, 2003
Mr. Greg Ward
One Stop Design, Inc.
1515 Redwood Avenue
Redwood City, CA 94061
Re:
Site and Architectural Review Permit Application
File No.: PLN2003-86
1429 Theresa Avenue
Dear Mr. Ward:
Thank you for your submittal of additional information to complete your Site and Architectural
Review application for a single-family residential addition located at 1429 Theresa A venue.
The following 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. Sample Board and Photos - Please provide samples of the following:
a. Building materials
b. Paint colors
2. Site Plan - The following information needs to be provided on the site plan:
a. The setbacks and elevations of existing detached accessory structure in the rear yard have
not been shown. This structure will need to meet the minimum setback requirements as
specified in the San Tomas Area Neighborhood Plan.
b. The "project data" on Sheet 1 should be revised to include the detached accessory
structure and the rear and front covered porches in the lot coverage calculation. Please
indicate the square footage of the porches as a line item in the project data.
c. Provide location and uses of buildings on adjacent properties. Describe the height and
type of the structures.
70 North First Street
Campbell, California 95008-1436
TEl 408.866-'2140 . FAX 408.871.5140 . T[)!) 408.866.2790
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3. Conceptual Landscape Plan: - Project in the San Tomas Neighborhood need to demonstrate the
provision of one tree for each 2,000 square feet in lot area. Additionally, please indicate any
existing mature trees that may be impacted by the addition.
4. Utilities: Please illustrate utility connections to the residence and if such serVIce will be
undergrounded.
If you should have any questions regarding the requested information, please contact me at (408)
866-2144 or via em ail at timh@cityofcampbell.com.
Si~
TimJ.\~)\7
Associate Planner
cc:
GeoffBradley, Senior Planner
Max and Cynthia Aghazadeh, 1428 Theresa Avenue, Campbell, CA 95008
July 14, 2003
Mr. Greg Ward
1515 Redwood Avenue
Redwood City, CA 94061
Re:
Site and Architectural Review Permit Application
File No.: PLN2003-86
1429 Theresa A venue
Dear Mr. Ward:
Thank you for your Site and Architectural Review application for a single-family residential addition
located at 1429 Theresa 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 a colored elevation that depicts the street view of the
proposed home. Provide a streetscape elevation that illustrates the new home and the massing
and size of the adjacent buildings.
2. Sample Board and Photos - Please provide samples of the following:
a. Building materials
b. Paint colors
c. Photographs of the subject site and surrounding properties
3. Site Plan - The following information needs to be provided on the site plan:
a. The setbacks and elevations of the existing detached accessory structure have not been
provided. This structure will need to meet the minimum setback requirements as
specified in the San Tomas Area Neighborhood Plan.
b. The "project data" on Sheet 1 should be revised to include the detached accessory
structure and the front and rear covered porches in the lot coverage calculation. Please
indicate the square footage of the covered porch as a line item in the project data.
c. Provide location and uses of buildings on adjacent properties. Describe the height and
type of the structures.
70NorthFirstStreet. Campbel1,California95008-1436. TEL408.866.2140. rAx408.87t.5t40. TDIJ408.866.2790
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d. Please illustrate covered porches, basement stairwells and paving areas on the site plan.
4. Elevations: Architectural details such as window trim, gables and railing details need to be
shown and should be consistent throughout the elevations.
5. Conceptual Landscaping Plan: Please illustrate one tree for each 2,000 square feet in lot area.
Additionally, please illustrate any protected trees that may be impacted by the proposed addition
on the site plan.
If you should have any questions regarding these comments, please contact me at (408) 866-2144 or
via em ail at timh @cityofcampbell.com.
2ê:~
Associate Planner
enclosure: Highlighted Architectural Checklist
cc:
Geoff Bradley, Senior Planner
Max and Cynthia Aghazadeh, 1429 Theresa Avenue, Campbell, CA 95008