Mod to PD Permit - 2001 CITY OF CAMPBELL
Community Development Department. Current Planning
June 28, 2001
Scott & Barbara Knaster
714 Fairlands Avenue
Campbell, CA 95008
Re: PLN2001-32 -o 714 Fairlands Avenue - Modification to PD Permit
Dear Applicant:
Please be advised that at its meeting of June 26, 2001, the Planning Commission adopted
Resolution No. 3365 granting a Modification (PLN2001-32) to a previously-approved
Conditional Use Permit to allow a minor residential addition on the above-referenced
property.
This approval is effective in ten days, unless appealed in writing to the City Clerk.
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) 866-2193.
Sincerely,
Darcy Smith
Planner II
CC:
Frank Mills, Building
Harold Housley, Public Works
Chris Veargason, Fire
70 North First Street · Campbell, California 95OO8.t423 · TEL 408.866.2140 · FaX 408.866.8381 · TDD 408.866.2790
RESOLUTION NO. 3365
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MODIFICATION
(PLN2001-32) TO A PREVIOUSLY APPROVED PLANNED
DEVELOPMENT PERMIT TO ALLOW A MINOR RESIDENTIAL
ADDITION ON PROPERTY LOCATED AT 714 FAIRLANDS
AVENUE IN A PD (PLANNED DEVELOPMENT). APPLICATION
OF SCOTT AND BARBARA KNASTER. FILE NO. PLN2001-32.
After notification and public heating, 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 PLN2001-32:
1. The proposed project is consistent with the P-D (Planned Development) zoning district.
2. The proposed project is consistent with the San Tomas Area Neighborhood Plan and
complies with the San Tomas Area Neighborhood Plan design guidelines.
3. The Planned Development consists of seven two-story single-family residences on a cul-de-
sac private drive with a shared tennis court.
The proposed project includes a 295 square-foot addition to the front of an existing
residence. The addition consists of a new family room. The existing front door and porch will
be moved slightly forward from their existing location. No windows will be added to the
building wall that faces the west side yard.
5. The proposed addition utilizes gable roof forms, vertical wood siding, and red ceramic tile
roofing. The proposed addition will match the existing colors of the residence.
6. The proposed project meets the minimum setbacks, height restriction, lot coverage, and
parking requirements of the requirements of the single-family residential zoning district.
The first floor addition of 295 square feet is a simple extension along existing building lines.
The project lot size (4,745 square feet) is significantly less than the typical 6,000 square feet
single-family residential lot size.
8. The proposed project creates no new dwelling units.
9. The proposed project is well designed and is architecturally compatible with the existing
home, surrounding neighborhood and the San Tomas Area Neighborhood.
Planning Commission Rest ,on No. 3365
PLN2001-32 - 714 Fairlands Avenue - Modification to Planned Development Permit
Page 2
10. The property is currently developed with a density of 5.98 dwelling units per gross acre,
which is consistent with the General Plan density of less than six dwelling units per gross
acre for this area.
11. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
The proposed development will not result in allowing more residential units than would be
allowed by other residential zoning districts which are consistent with the general plan
designation of the property; and
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 and a rough proportionality between the conditions of
approval and the impacts of the project.
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:
Approved Project: Approval is granted for a Modification to allow the construction of a 295
square-feet addition to an existing single-family residence at 714 Fairlands Avenue. Project
approval shall substantially comply with project plans that were received by the Planning
Department on March 7, 2001, except as modified by the Conditions of Approval herein.
Planning Commission Reso. .on No. 3365
PLN2001-32 - 714 Fairlands Avenue -Modification to Planned Development Permit
Page 3
Modification Approval Expiration: The Modification 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 Modification approval
shall be void.
o
Landscaping: The applicant shall be required to provide a minimum of one (1) tree per 2,000
square feet of net lot area of the subject property. Existing trees within the net lot area of the
subject property shall be included in the total. All new trees shall be planted within the net
lot area and shall be noted on plans to be submitted to the Community Development
Department prior to issuance of building permits and shall be located to minimize privacy
impacts on adjacent properties.
Building Division:
Permits Required: A building permit application shall be required for the proposed addition
to the existing structure. The building permit shall include Electrical/Plumbing/Mechanical
fees when such work is part of the permit.
5. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
6. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
Site Plan: Application for building permit 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.
o
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.
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.
10. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
Planning Commission Reso, on No. 3365
PLN2001-32 - 714 Fairlands Avenue - Modification to Planned Development Permit
Page 4
Co
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.
PASSED AND ADOPTED this 26th day of June, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Jones and Lindstrom
None
Doorley, Hemandez & Lowe
None
APPROVED:
Mel Lindstrom, Chair
ATTEST:
Sharon Fierro, Secretary
'ORcHP. gO'
PLN 2001-32
Knaster
ITEM NO. 4
STAFF REPORT - PLANNING COMMISSION MEETING OF
JUNE 26, 2001
Public Hearing to consider the application of Scott and Barbara Knaster for
a Modification (PLN 2001-32) to a previously-approved Planned
Development Permit to allow a minor addition to an existing single-family
residence on property located at 714 Fairlands Avenue in a P-D (Planned
Development) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, approving a Modification to a
previously-approved Planned Development Permit to allow an addition to an existing single-
family residence, subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 Class 1 (e) of CEQA pertaining to
additions to existing facilities; therefore, no environmental action is required.
PROJECT DATA
Category
Gross Lot Area:
Net Lot Area:
Net Lot Area w/common rec. area:
Proposed Project
· 18 acres (7,681 sq. ft.)
· 11 acres (4,745 sq. ft.)
· 13 acres (5,773 sq. ft.)
Required/Allowed
.17 acres (7,260 sq. ft.)
N/A
N/A
Density:
5.98 units/gross acre
Less than 6 units/gross acre
Existing Residence:
First Floor:
Second Floor:
Garage:
Proposed Addition:
Total Proposed and Existing Area:
2,434 sq. ft.
1,395 sq. fi.
502 sq. ft.
537 sq. ft.
295 sq. ft.
2,729 sq. ft.
N/A
N/A
N/A
200 sq. ft.
N/A
N/A
Building Coverage:
Landscaping Coverage:
Paved Coverage:
Building Coverage w/rec, area:
47% (2,227 sq. ft.)
45% (2,119 sq. ft.)
8% (399 sq. ft.)
39%
N/A
N/A
N/A
N/A
Floor Area Ratio:
Floor Area Ratio w/rec, area:
0.57
0.47
N/A
N/A
Parking Provided:
2 in garage
2 in driveway
2 spaces (minimum 1 covered)
Staff Report - Planning Commission Meeting of June 26, 2001
PLN 2001-32 - 714 Fairlands Avenue
Page 2 of 3
Building Height:
23 ft. 9 inches
28 ft. maximum
Setbacks: Proposed Proi ect
Front Yard: 15 ft.
Rear Yard: 15 ft.
Side Yard (west): 9 ft. 9 in.
Side Yard (east): 0-5 ft.
Recommended (R- 1)
15ft.
20 ft.
5 ft. or 50% ofbldg wall height
5 ft. or 50% ofbldg wall height
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a minor modification to a
previously-approved Planned Development Permit to allow an addition to an existing single-
family residence at 714 Fairlands Avenue. The project site is located on the north side of
Fairlands Avenue off of Virginia Avenue. The project site is surrounded on all four sides by
single-family residences.
Background: A single-story residence and attached garage on the property was constructed in
1980. In 1987, a modification to the Planned Development Permit was approved by the Planning
Commission to allow a 502 square-foot second story addition to the residence. The Planned
Development consists of seven two-story single-family residences on a cul-de-sac private drive
with a common recreation area.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Low
Density Residential (less than 6 units per gross acre). The density of the existing planned
development is 5.98 units per gross acre, which is consistent with the General Plan land use
designation.
The project site is located in the San Tomas Neighborhood and is subject to San Tomas Area
Neighborhood Plan (STANP) development guidelines. Staff finds the proposed project consistent
with the STANP requirements and design guidelines.
Zoning Designation: The zoning designation for the project site is P-D (Planned Development).
The proposed project is consistent with approved Planned Development permit. Although it is
not required to meet the single-family residential zoning district development standards, staff
usually recommends that detached single-family planned development projects meet these
standards where feasible. The proposed addition meets the minimum setbacks, height restriction,
and parking requirements of the single-family residential zoning district.
Site Layout and Architecture: The proposed project includes a 295 square-foot addition to the
front of an existing residence. The addition consists of a new family room located off the front of
the residence. The existing front door and porch will be moved slightly forward from their
existing location. No windows will be added to the building wall that faces the west side yard.
The proposed addition utilizes gable roof forms, vertical wood siding, and red ceramic tile
roofing. The proposed addition will match the existing colors of the residence.
Staff Report - Planning Commission Meeting of June 26, 2001
PLN 2001-32 - 714 Fairlands Avenue
Page 3 of 3
Staff finds that the proposed addition is consistent with the design criteria of the San Tomas Area
Neighborhood Plan. The project design is compatible with adjacent structures and fits within the
context of the immediate surroundings of the neighborhood.
The first floor addition of 295 square feet is a simple extension along existing building lines, and
does not result in a significant increase in the mass of the building or adversely impact
neighboring residences.
The project lot size (4,745 square feet) is significantly less than the typical 6,000 square feet
single-family residential lot size. Therefore, the F.A.R is acceptable given the smaller size of the
project lot relative to other single-family residential lots. Furthermore, inclusion of one-seventh
of the total square footage of the common recreation area increases the lot size to 5,773 square
feet and results in an F.A.R. of 0.47 and a building coverage of 39 percent.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of June 12, 2001, and is supportive of the proposed
project.
Attachments:
1. Findings for Approval of File No. PLN 2001-32
2. Conditions of Approval for File No. PLN 2001-32
3. Exhibits
4. Letter from Applicants
5. Letters of Consent from Property Owners in Planned Development
6. Location Map
Prepared by:
Darcy Sn~rl~th, Planner II
Approved by: ~.o~/~J~2')~
Ge~ff ~.. ~radley, Senior Plannj~l~
d~EVISED Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN 2001-32
SITE ADDRESS: 714 Fairlands Avenue
APPLICANT: Scott and Barbara Knaster
DATE: June 26, 2001
Findings for Approval of a Modification to a previously-approved Planned Development Permit
to allow an addition to an existing single-family residence
The Planning Commission finds as follows with regard to File No. PLN 2001-32:
1. The proposed project is consistent with the P-D (Planned Development) zoning district.
2. The proposed project is consistent with the San Tomas Area Neighborhood Plan and
complies with the San Tomas Area Neighborhood Plan design guidelines.
3. The Planned Development consists of seven two-story single-family residences on a cul-
de-sac private drive with a shared tennis court.
The proposed project includes a 295 square-foot addition to the front of an existing
residence. The addition consists of a new family room. The existing front door and
porch will be moved slightly forward from their existing location. No windows will be
added to the building wall that faces the west side yard.
5. The proposed addition utilizes gable roof forms, vertical wood siding, and red ceramic
tile roofing. The proposed addition will match the existing colors of the residence.
The proposed project meets the minimum setbacks, height restriction, lot coverage, and
parking requirements of the requirements of the single-family residential zoning
district.
The first floor addition of 295 square feet is a simple extension along existing building
lines. The project lot size (4,745 square feet) is significantly less than the typical 6,000
square feet single-family residential lot size.
8. The proposed project creates no new dwelling units.
9. The proposed project is well designed and is architecturally compatible with the existing
home, surrounding neighborhood and the San Tomas Area Neighborhood.
10. The property is currently developed with a density of 5.98 dwelling units per gross acre,
which is consistent with the General Plan density of less than six dwelling units per gross
acre for this area.
Findings for Approval - Plm..dng Commission Meeting of June 26, 2~,Ol
PLN 2001-32 - 714 Faiflands Avenue
Page 2 of 2
11. The project is not located in a particularly sensitive environment; and no substantial
evidence has been presented to suggest that there is a reasonably possibility that
significant environmental impacts would result from the project due to unusual
circumstances or from the cummulative impacts of successive projects of the same type
in the same place.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable
environment and use of the land than would be possible under any other zoning
classification.
2. The development and uses will be compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area.
3. The proposed development will not result in allowing more residential units than
would be allowed by other residential zoning districts which are consistent with the
general plan designation of the property; and
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 and a rough proportionality between the
conditions of approval and the impacts of the project.
Attachment #2
Page 1 of 2
CONDITIONS OF APPROVAL FOR FILE NO. PLN 2001-32
SITE ADDRESS: 714 Fairlands Avenue
APPLICANT: Scott and Barbara Knaster
DATE: June 26, 2001
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. 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:
Approved Project: Approval is granted for a Modification to allow the construction of a 295
square-feet addition to an existing single-family residence at 714 Fairlands Avenue. Project
approval shall substantially comply with project plans that were received by the Planning
Division on March 7, 2001, except as modified by the Conditions of Approval herein.
Modification Approval Expiration: The Modification 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 Modification approval shall
be void.
Landscaping: The applicant shall be required to provide a minimum of one (1) tree per 2,000
square feet of net lot area of the subject property. Existing trees within the net lot area of the
subject property shall be included in the total. All new trees shall be planted within the net
lot area and shall be noted on plans to be submitted to the Community Development
Department prior to issuance of building permits and shall be located to minimize privacy
impacts on adjacent properties.
Building Division:
Permits Required: A building permit application shall be required for the proposed addition
to the existing structure. The building permit shall include Electrical/Plumbing/Mechanical
fees when such work is part of the permit.
5. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
Conditions of Approval for Fne No. PLN 2000-32
7 ! 4 Fairlands Avenue
Attachment #2
Pa[~e 2 of 2
6. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
Site Plan: Application for building permit 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.
o
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.
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.
10. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
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.
June 15,2001
CITY OF CAMPBELL
Community Development Department · Current Planning
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, June 26, 2001, in the City Hall Council Chambers,
70 North First Street, Campbell, California, for a Public Hearing to consider the application of
Scott and Barbara Knaster for approval of a Modification (PLN2001-32) of a previously
approved Planned Development Permit to allow a minor residential addition on property located
at 714 Fairlands Avenue in a PD (Planned Development) 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 Heating 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. PLN2001-32
Address: 714 Fairlands Avenue
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 . F^X 408.866.8381 · TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department - Current Planning
June 5,2001
Re: PLN2001-32- 714 Fairlands Avenue
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, June 12, 2001
Time: 6:40 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, June 26, 2001
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,
Darcy Smith
Planner II
CC:
Scott & Barbara Knaster (Applicants/Property Owners)
714 Fairlands Avenue
Campbell, CA 95008
70 North First Street - Campbell, California 95008-1436 · TEL 408.866.2140 - F^X 408.866.838 I - TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department - Current Planning
April 2, 2001
Scott and Barbara Knaster
714 Fairlands Avenue
Campbell, CA 95008
Subject:
PLN2001-32
Application for a Modification to Previously Approved Planned Development Permit
Proposed Addition to Existing Single-family Residence
714 Fairlands Avenue
Dear Mr. and Mrs. Knaster:
Thank you for your Planned Development Permit application for the proposed addition to your
existing single-family residence at 714 Fairlands Avenue. The application was distributed to the
City's Public Works Department, Building Division, Planning Division, and County Fire
Department. The Building Division's comments are attached. The Public Works Department and
County Fire Department did not have any comments at this time. Completeness comments from
Planning Division are included herein. Your application has been deemed incomplete and will not
be placed on the Planning Commission agenda until additional information and details are
submitted and your application is deemed complete.
These include:
1. Proiect Summary
Completion of Planned Development Permit Project Summary. Complete the highlighted sections
attached.
2. Plan Submittal
The site plan submitted is incomplete and does not meet the requirements for the Planned
Development Permit Application Attachment A "Items to be Provided on Plans." These include:
1. parking/Loading: Indicate the location and dimension of spaces inside garage and outside on
driveway.
70 North First Street · Campbell, California 95008-1436 - I'E!. 408.866.2140 . F-~X 408.866.8381 · TI)I) 408.866.279O