Site and Arch - 2000CITY o~: CAMPBELL
Public Works Department
May 30, 2000
Charles Brown
3415 Victoria Avenue
Santa Clara, CA 95051
Re: PLN2000-61 - 1147 Fawn Drive
Dear Mr. Brown:
The Planning Commission at its meeting of May 23, 2000, adopted Resolution 3282 granting a
Site and Architectural approval to allow a residential addition to an existing single-family
residence on the above-reference property.
At your earliest convenience, I would like to arrange a meeting with you, and the City's Public
Works land development representative(s). The purpose of the meeting would be to review the
conditions of approval imposed by the Public Works Department and the Department's
procedures and requirements for satisfaction of those conditions. The land development
representative(s) may also include staff members from the Planning and Building Divisions, if
necessary. We hope this meeting will facilitate your project and assist in making your project
a success.
Please contact me at (408) 866-2158 to arrange a meeting time and to answer any questions.
Sincerely/
CC:
Bill Helms, Land Development Manager
Bill Bruckart, Building Official
Darcy Smith, Planner I
h:\landdev\1147fawnstdltr(mp)
70 North First Street - Campbell, California 95OO8-1423 · TEL 408.866.2150 ' ~^x 408.376.0958 · TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department · Current Planning
May 24, 2000
Charles Brown, Architect
3415 Victoria Avenue
Santa Clara, CA 95051
Re: PLN2000-61 - 1147 Fawn Drive
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of May 23, 2000, adopted
Resolution No. 3282 granting a Site and Architectural Approval to allow a residential addition to
an existing single-family residence with a Floor Area Ratio of .47 on the above-referenced
property.
This approval is effective in ten days, unless appealed in writing to the City Clerk. The time
within which judicial review of this decision must be sought is governed by California Code of
Civil Procedure, Section 1094.6.
If you have any questions, do not hesitate to contact me at (408) 866-2193.
Sincerely,
Darcy Smith
Planner I
CC:
Harold Housley, Public Works Department
Frank Mills, Building Division
Wayne Hokanson, Santa Clara County Fire Department
Doug & Carla Twilleager (Property Owners)
1147 Fawn Drive
Campbell, CA 95008
70 North First Street · Campbell, California 95OO8.1423 - TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
RESOLUTION NO. 3282
BEING A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF CAMPBELL
GRANTING A SITE AND ARCHITECTURAL
APPROVAL TO ALLOW A RESIDENTIAL ADDITION
TO AN EXSITING SINGLE-FAMILY RESIDENCE
WITH A FLOOR AREA RATIO OF .47 ON PROPERTY
LOCATED AT 1147 FAWN DRIVE IN AN R-l-6
(SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. CHARLES BROWN, ON
BEHALF OF DOUG & CARLA TWILLEAGER. FILE
NO. PLN2000-61.
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 PLN2000-61.
1. The proposed project is consistent with the R-l-6 (Single-family residential, 6,000 square-
foot minimum lot size) 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 proposed project is well designed and is architecturally compatible with the existing
home, surrounding neighborhood and the San Tomas Area.
The development of the property will result in a density of 4.7 dwelling units per gross acre
and is consistent with the General Plan density of less than 6 dwelling units per gross acre for
this area.
5. The proposed addition which results in a Floor Area Ratio of 0.47 is a simple extension along
existing building lines
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the City's General Plan.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
Planning Commission Reso,ution No. 3282
PLN2000-61 - 1147 Fawn Drive-Charles Brown for Doug & Carla Twilleager
Page 2
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance 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 he/she is required
to comply with all applicable Cod~s 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
Approved Prqject: Approval is granted for a Site and Architectural Review Permit to allow an
addition to an existing single-family residence located at 1147 Fawn Drive. Project approval
shall substantially comply with project plans prepared by Charles Brown, stamped as received by
the City of Campbell Planning Division on May 15, 2000, except as modified by the Conditions
of Approval herein.
Site and Architectural Review Permit Expiration: The Site and Architectural Review Permit
(PLN2000-61) for this project is valid for a period of one (1) year from the Planning
Commission approval.
o
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. A fencing plan depicting fencing type and height shall be submitted, prior to the
issuance of building permits.
Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant 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 standards in Chapter 21.50 of the Campbell Municipal Code.
6. San Tomas Area Neighborhood Plan: The approved project shall comply with all requirements
of the City's San Tomas Area Neighborhood Plan.
o
Permits Required: A building permit application shall be required for the proposed addition. The
building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the
permit.
8. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
9. Size Of Plans: The maximum size of construction plans submitted for building permits shall be
24 inches by 36 inches.
Planning Commission Reso,ation No. 3282
PLN2000-61 - 1147 Fawn Drive-Charles Brown for Doug & Carla Twilleager
Page 3
10. 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.
11. 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 comer locations
12. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-1R
shall be blue-lined on the construction plans.
13. 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.
14. Approvals Required: The project requires the following agency approval 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)
PUBLIC WORKS DEPARTMENT
15. Street Improvements Pursuant to a Minor Encroachment Permit: Prior to issuance of an
encroachment permit for construction of any public street improvements in the public Right-
of-Way the applicant shall cause plans to be prepared, post security, and provide insurance,
all as required by the City Engineer. The plans shall include the following:
a. Removal of the existing driveway approach,
compliant driveway approach and sidewalk.
b. Conform to existing improvements.
as necessary,
and construct new ADA
Planning Commission Rest ..,tion No. 3282
PLN2000-61 - 1147 Fawn Drive-Charles Brown for Doug & Carla Twilleager
Page 4
c. Install street trees and irrigation.
COUNTY FIRE DEPARTMENT
16. No Fire Department Conditions.
PASSED AND ADOPTED this 23rd day of May, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Hemandez, Jones, Keams, Lindstrom,
Lowe
None
None
None
APPROVED:
Elizabeth Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary
Planning Commission Minutes of May 23, 2000 Page 7
Commissioner Francois advised that he had visited the Home Church last week and was very
impressed. Said that he was given a tour of the entire campus where he saw day care, tutoring
and mentoring occurring.
Chairperson Gibbons closed the Public Hearing for Agenda Item No. 4.
Motion:
Upon motion of Commissioner Lowe, seconded by Commissioner Francois,
the Planning Commission adopted Resolution No. 3281 granting a limited-
term two-year Conditional Use Permit (PLN2000-24) to allow for the
inclusion of recreational activities, classroom uses and meetings on properties
owned by Home Church located at 1739/1755/1765 and 1799 S. Winchester
Boulevard, by the following roll call vote:
AYES: Francois, Hernandez, Gibbons, Jones, Kearns, Lindstrom,
Lowe
NOES: None
ABSENT: None
ABSTAIN: None
Chairperson Gibbons advised that this approval is final unless appealed in writing to the City
Clerk within 10 days.
Chairperson Gibbons read Agenda Item No. 5 into the record.
o
PLN2000-61
Brown, C.
Public Hearing to consider the application of Mr. Charles Brown, on
behalf of Doug and Carla Twilleager, for a Site and Architectural
Approval (PLN2000-61) to allow a residential addition to an existing
single family home in the San Tomas Neighborhood with a Floor
Area Ratio of 0.49 on property located at 1147 Fawn Drive in an R-
1-6 (Single Family Residential) Zoning District. This project is
Categorically Exempt. Planning Commission decision final in 10
days, unless appealed in writing to the City Clerk.
Ms. Darcy Smith, Planner I, presented the staff report as follows:
· Advised that the applicant seeks approval of an addition that exceeds the .45 FAR allowable
under the San Tomas Area Neighborhood Plan.
· The project site is on the west side of Fawn, near Beth.
· The site is being developed at 4.7 units per gross acre, which is consistent with the General
Plan.
· The Zoning is R-l-6 and this project meets setbacks and coverage.
· The existing home consists of 1,738 square feet, which was built in the late 60's. The
addition would add 611 square feet to the first floor and a new second story space with 1,159
Planning Commission Minutes of May 23, 2000 Page 8
square feet, for a total of 3,088 square feet of living space and a 420 square foot, two-car
garage.
The proposed structure has a hipped and gable roof, a small front porch and a well articulated
front entrance.
· The January 2000 amendments to the San Tomas Area Neighborhood Plan established
criteria to allow additions in excess of a .45 FAR. This project meets those criteria.
· SARC was not supportive of the initial proposal and asked the applicant to reduce the FAR
from .48 to .47.
· SARC reviewed revised plans this evening and is recommending approval.
Chairperson Gibbons asked whether the bedroom windows meet requirements for egress.
Ms. Darcy Smith replied that the Building Department reviewed the project.
Chairperson Gibbons asked about trim details and whether new trees are required.
Ms. Darcy Smith replied that there are no Conditions of Approval for added trees as only new
homes are required to add trees and this project is an addition to an existing home.
Chairperson Gibbons asked if any trees were being lost.
Ms. Darcy Smith replied that no trees would be removed as a result of this project.
Commissioner Lindstrom presented the Site and Architectural Review Committee meeting as
follows:
· This project was reviewed by SARC on both May 9, and May 23, 2000.
· The applicant was asked to reduce the FAR and.to incorporate different windows.
· SARC is now supportive of the revised plan and found the applicants to be a pleasure to work
with.
Chairperson Gibbons opened the Public Heating for Agenda Item No. 5 and asked the architect
to step forward to answer her question about the trim details.
Mr. Charles Brown, 3415 Victoria Avenue, Santa Clara.
· Stated that the trim details would be consistent on all elevations.
Commissioner Lowe thanked Mr. Brown for providing a model of the residence and stated his
jealousy for the proposed shop area.
Chairperson Gibbons closed the Public Heating for Agenda Item No. 5.
Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner
Francois, the Planning Commission adopted Resolution No. 3282 granting a
Planning Commission Minutes of May 23, 2000 Page 9
Site and Architectural Approval (PLN2000-61) to allow a residential addition
to an existing single family home in the San Tomas Neighborhood with a
Floor Area Ratio of 0.47 on property located at 1147 Fawn Drive, by the
following roll call vote:
AYES: Francois, Hernandez, Gibbons, Jones, Kearns, Lindstrom,
Lowe
NOES: None
ABSENT: None
ABSTAIN: None
Chairperson Gibbons advised that this approval is final unless appealed in writing to the City
Clerk within 10 days.
Chairperson Gibbons read Agenda Item No. 6 into the record.
6. PLN2000-66
Francois, M.
Public Hearing to consider the application of Mr. Matt Francois, on
behalf of Dr. Dennis Wong, for approval of a Modification
(PLN2000-66) to a previously-approved Site and Architectural
Approval (S 98-24) to alter a Condition of Approval limiting the
number of doctors/dentists using the site to two, on property located
at 14419 S. Bascom Avenue in a PO (Professional Office) Zoning
District. A Negative Declaration was previously approved for this
project. Planning Commission decision final in 10 days, unless
appealed in writing to the City Clerk.
Chairperson Gibbons opened the Public Hearing for Agenda Item No. 6.
Commissioner Francois advised that he would have to recuse himself, as a family member is a
party to this application.
Motion:
Upon motion of Commissioner Kearns, seconded by Commissioner Lowe, the
Planning Commission continued Agenda Item No. 6 seeking a Modification
to a previously-approved Conditional Use Permit (S 98-24) to alter a
Condition of Approval limiting the number of doctors/dentists using the site
to two, on property located at 3245 S. Winchester Boulevard, to the next
Planning Commission meeting on June 13, 2000. (6-0-0-1; Commissioner
Francois abstained.)
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
The written report of Ms. Sharon Fierro, Community Development Director, was accepted as
presented, with the added comments:
· Advised that the Council approved the conceptual design for the Heritage Theater.
ITEM NO. 5
STAFF REPORT - PLANNING COMMISSION MEETING
OF MAY 23, 2000
PLN2000-61
Brown, C.
Public Hearing to consider the application of Mr. Charles Brown, on
behalf on Doug and Carla Twilleager, for approval of a Site and
Architectural Review Permit to allow an addition to an existing single-
family residence that exceeds the 0.45 Floor Area Ratio limitation of the
San Tomas Area Neighborhood Plan on property located at 1147 Fawn
Drive in an R-l-6 (Single Family Residential, minimum 6,000 square-
foot 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 an addition to an existing single-family residence that exceeds the 0.45
Floor Area Ratio limitation of the San Tomas Area Neighborhood Plan, subject to the attached
conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15301 Class 1 (e) of CEQA pertaining to Existing
Facilities; therefore, no environmental action is required.
PROJECT DATA
Category_:
Proposed Project:
San Tomas Area Neighborhood
Plan Requirements:
Gross Lot Area:
Net Lot Area:
Density:
9,220 sq. ft.
· 17 acres (7,420 sq. ft.)
4.7 units/gross acre
N/A
6,000 sq. ft.
less than 6 units/gross acre
Existing Residence:
Living Area:
Garage:
Total Building Area:
1,372 sq. ft.
366 sq. ft.
1,738 sq. ft.
N/A
N/A
N/A
Staff Report - Planning Coh,nission Meeting of May 23, 2000
PLN2000-61 - 1147 Fawn Drive
Page 2 of 4
Category:
Proposed Residence:
Proposed Project:
Proposed Living Area: 3,088 sq. ft.
1st Floor: 1,929 sq. ft.
2nd Floor: 1,159 sq. ft.
Proposed Garage: 420 sq. ft.
Total Building Area: 3,508 sq. ft.
San Tomas Area Neighborhood
Plan Requirements:
N/A
N/A
N/A
N/A
3,710 sq. fl. maximum (0.50 FAR)
Total Building Coverage:
Lot Coverage:
Floor Area Ratio:
2,349 sq. ft. 2,968 sq. ft.
31.6 % 40 %
0.47 0.50 maximum with Site
Architectural Review Permit
and
Parking Provided:
2 covered
2 spaces (minimum 1 covered)
Setbacks
Front Yard:
Rear Yard:
Side Yard (first floor north):
Side Yard (first floor south):
Side Yard (second floor north):
Side Yard (second floor south):
28 to 39.25 feet 20 feet
12 to 30.5 feet 10+ feet (since the usable rear yard
= 20 x Lot Width)
5 feet 5 feet (based on a 10 ft. wall
height)
10.67 ft. 5 feet (based on a 9.5 ft. wall
height)
15.25 ft. 11.2 feet (based on a 22.4 ft. wall
height)
10.67 ft. 10 feet (based on a 20 ft. wall
height)
Height 25 ft. 28 ft.
DISCUSSION
Applicant's Proposal: The applicant, Mr. Charles Brown, on behalf on of Doug and Carla
Twilleager, is requesting approval of a Site and Architectural Review Permit application to allow a
single-family residential addition with a Floor Area Ratio (F.A.R) of 0.47, which exceeds the
standard 0.45 Floor Area Ratio limitation of the San Tomas Area Neighborhood Plan. The project
site is located on the west side of Fawn Drive, near its intersection with Beth Way. The project site is
surrounded by single-family residences.
Amendments to the San Tomas Area Neighborhood Plan in January 2000 permit additions in excess
of .45 FAR to existing single family homes when all the following criteria is met:
The total building area does not exceed a .50 FAR;
The home has been finaled for occupancy for at least one year;
Staff Report - Planning Commission Meeting of May 23, 2000
PLN2000-61 - 1147 Fawn Drive
Page 3 of 4
The property owner applies for site and architectural (review permit) approval;
The Planning Commission provides notice in accordance with the Municipal Code;
The Planning Commission makes the following findings and approves the addition:
a. The addition is a simple extension along existing building lines
b. It complies with the STANP design guidelines
c. It is compatible with the architecture of the existing home and the adjacent
neighborhood; and
The lot area is less than 8,000 square feet.
Background: The subject property is currently developed with a 1,738 square-foot single-family
residence that was built in approximately 1968.
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 proposed project is 4.7 units per
gross acre, which is consistent with the General Plan land use designation.
Zoning Designation: The zoning designation for the project site is R-l-6 (Single-Family Residential,
6,000 square-foot minimum lot size). The proposed project is consistent with the zoning designation
and the meets the minimum setback, height restriction, lot coverage, and parking requirements of the
R-1-6 zoning district.
The project site is located in the San Tomas Neighborhood and is subject to the San Tomas Area
Neighborhood Plan (STANP). Staff finds the proposed development consistent with the STANP
requirements and design guidelines. The proposed project meets the requirements of STANP for
additions in excess of 0.45. The first floor addition of611 square feet qualifies as a simple extension
along existing building lines. Without the first floor addition, the proposed project would have a
Floor Area Ratio of 0.39, which would fall below the maximum permitted F.A.R. of 0.45 without
meeting the specific criteria required for additions with an F.A.R. between 0.45 and 0.50.
Site Layout and Residence Design: The proposed project consists of an addition to both the first and
second story of an existing 1,738 square-foot single-family residence. The proposed residence has a
hipped and gabled roof design, multi-paned rectangular windows, and a small front porch. The
design of the addition is well-articulated and the second story addition is set back from the front
building line of the first story, reducing the perceived scale and mass of the residence. The design of
the addition is consistent with the original home since the materials and architectural elements are
used in a consistent manner.
The residence will have a front setback that ranges from 28 feet to 39.25 feet and a rear setback that
ranges from 12 to 30.5 feet. The side yard setbacks provided on the north side are five (5) foot
setback for the first story and 15 feet 3 inches for the second story. On the south side yard, a 10 feet 8
inch setback will be provided for the first and second story.
Staff Report - Planning Con,~nission Meeting of May 23, 2000
PLN2000-61 - 1147 Fawn Drive
Page 4 of 4
The proposed colors for the residence consist of light beige for the horizontal siding, dark beige for
the shingled gable ends, white trim for the fascias, eaves, and primary trim, and a magenta accent
trim. The roof will consist of composition shingles.
Street Improvements: The project site is currently improved with standard street improvements
(sidewalks).
Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed
this application at its meeting of May 9, 2000, and was not supportive of the proposed project as
presented. The Committee recommended that the floor area ratio be reduced, different doors or a
window be added to the exterior wall of the shop, and additional design features added to draw
attention to the entrance. The applicant agreed to revise the plans to incorporate these suggestions
and the revised plans will be presented to the Site and Architectural Review Committee at their
meeting on May 23, 2000.
Attachments:
1. Findings for approval of the Site and Architectural Review Permit
2. Conditions of Approval for the Site and Architectural Review Permit
3. Reduced Plans
4. Location Maps
Prepared by: r4~'] 1'2'/,"~
'-'D-~rc~y~mith, Planner I
Approved by:
Sharon Fierro, Community Development Director
Attachment # 1
Page 1 of 1
FINDINGS FOR APPROVAL OF FILE NO. PLN2000-61
SITE ADDRESS: 1147 Fawn Drive
APPLICANT: Charles Brown
P.C. MEETING: May 23, 2000
Findings for Approval of a Site and Architectural Review Permit (PLN2000-61) to allow an
addition to an existing single-family residence that exceeds the 0.45 Floor Area Ratio limitation of
the San Tomas Area Neighborhood Plan.
The Planning Commission finds as follows with regards to File No. PLN2000-61'
1. The proposed project is consistent with the R-l-6 (Single-family residential, 6,000 square-foot
minimum lot size) 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 proposed project is well designed and is architecturally compatible with the existing home,
surrounding neighborhood and the San Tomas Area.
The development of the property will result in a density of 4.7 dwelling units per gross acre and
is consistent with the General Plan density of less than 6 dwelling units per gross acre for this
area.
5. The proposed addition which results in a Floor Area Ratio of 0.47 is a simple extension along
existing building lines
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the City's General Plan.
2. The proposed project, as conditioned, will aid in the harmonious development of the immediate
area.
Attachment #2
Page 1 of 3
CONDITIONS OF APPROVAL FOR FILE NO. PLN2000-61
SITE ADDRESS: 1147 Fawn Drive
APPLICANT: Charles [trown
P.C. MEETING: May 23, 2000
The applicant is hereby notified, as part of this application, that 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 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
Approved Project: Approval is granted for a Site and Architectural Review Permit to allow an
addition to an existing single-family residence located at 1147 Fawn Drive. Project approval shall
substantially comply with project plans prepared by Charles Brown, stamped as received by the
City of Campbell Planning Division on May 15, 2000, except as modified by the Conditions of
Approval herein.
Site and Architectural Review Permit Expiration: The Site and Architectural Review Permit
(PLN2000-61) for this project is valid for a period of one (1) year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year from the
date of approval, or the permit shall be void.
o
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. A fencing plan depicting fencing type and height shall be submitted, prior to the
issuance of building permits.
°
Property Maintenance: The property is to be maintained free of any combustible trash, debris and
weeds until the time that actual construction commences. Any vacant 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 standards in Chapter 21.50 of the Campbell Municipal Code.
6. San Tomas Area Neighborhood Plan: The approved project shall comply with all requirements of
the City's San Tomas Area Neighborhood Plan.
Conditions of Approval
PLN2000-61 - 1147 Fawn Drive
Planning Commission Meeting of May 23, 2000
Attachment #2
Page 2 of 3
Permits Required: A building permit application shall be required for the proposed addition. The
building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the
permit.
8. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
9. Size Of Plans: The maximum size of construction plans submitted for building permits shall be
24 inches by 36 inches.
10. 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.
11. 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 comer 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.
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 U.B.C Section
106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection
Division Counter.
17. Approvals Required: The project requires the following agency approval prior to issuance of the
building permit:
ao
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)
Conditions of Approval
PLN2000-61 - 1147 Fawn Drive
Planning Commission Meeting of May 23, 2000
Attachment//2
Page 3 of 3
PUBLIC WORKS DEPARTMENT
18. Street Improvements Pursuant to a Minor Encroachment Permit: Prior to issuance of an
encroachment permit for construction of any public street improvements in the public Right-of-
Way the applicant shall cause plans to be prepared, post security, and provide insurance, all as
required by the City Engineer. The plans shall include the following:
ao
Removal of the existing driveway approach, as necessary, and construct new
ADA compliant driveway approach and sidewalk.
Conform to existing improvements.
Install street trees and irrigation.
COUNTY FIRE DEPARTMENT
No Fire Department Conditions.
CITY OF CAMPBELL
Community Development Department
May l7,2000
Re: PLN2000-61 - 1147 Fawn Drive - Charles Brown
Dear Applicant:
Please be advised that the above-referenced application has been deemed complete and has been
scheduled for the following meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, May 23, 2000
Time: 7:00 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, May 23, 2000
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 I
Charles Brown, Architect (Applicant)
3415 Victoria Avenue
Santa Clara, CA 95051
Doug & Carla Twilleager (Property Owners)
1147 Fawn Drive
Campbell, CA 95008
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.866.8381 · TOO 408.866.2790
1st Floor:
2nd Floor:
Total Building Area:
2,349 sq. ft.
1,224 sq. ft.
3,573 sq. ft.
N/A
N/A
3,710 sq. ft. maximum (0.5 FAR)
Total Building Coverage:
Lot Coverage:
Floor Area Ratio:
2,349 sq. ft.
31.6 %
0.48
2,968 sq. ft.
40 %
0.5 maximum
Parking Provided:
2 covered
2 spaces (minimum 1 covered)
Setbacks
Front Yard:
Rear Yard:
Side Yard (first floor north):
Side Yard (first floor south):
Side Yard (second floor north):
Side Yard (second floor south):
20 feet
12 - 30.5 feet
5 feet
10 feet 8 inches
15 feet 3 inches
10 feet 8 inches
20 feet
10 feet (where the usable rear yard -- 20
x Lot Width)
5 feet (based on a 10 ft. wall height)
5 feet (based on a 10 ft. wall height)
11.25 feet (based on a 22.5 ft. wall
height)*
10 feet (based on a 20 ft. wall height)*
Height 25 ft. 28 feet
Issues or concerns
Modification to shop garage door to improve appearance- perhaps adding double-paned French doors.
Orientation of front door to create an attractive front entrance from the street.
Staff Recommendation
The Planning Staff is supportive of the proposal as presented.
May 5, 2000
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, May 23, 2000, 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 Doug and Carla Twilleager,
for a Site and Architectural Approval (PLN2000-61) to allow a residential addition (that
exceeds the Floor Area Ratio limit of 0.45 set by the San Tomas Area Neighborhood
Plan) on property located at 1147 Fawn Drive in an R-l-6 (Single Family Residential)
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. PLN2000-61
Address: 1147 Fawn Drive
70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 · [^X 408.866.8381 ' TDD 408.866.2790
.k.O¥' C44~
CITY OF CAMPBELL
Community Development Department · Current Planning
May 2, 2000
Re: PLN 2000-61 - 1147 Fawn Drive
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, May 9, 2000
Time: 6:45 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, May 23, 2000
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 I
CC:
Charles Brown (Applicant)
3415 Victoria Avenue
Santa Clara, CA 95051
Doug & Carla Twilleager (Property Owners)
1147 Fawn Drive
Campbell, CA 95008
70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 - FAX 408.866.8381 · TDO 408.866.2790
CITY OF CAMPBELL
Community Development Department · Current Planning
April 13, 2000
Douglas and Carla Twilleager
1147 Fawn Drive
Campbell, CA 95008
Re: Building Plan Check 2000-334
1147 Fawn Drive
Dear Mr. and Mrs. Twilleager
The Planning Division has reviewed your building plan submittal of April 4, 1999 for a
proposed addition to a single-family residence on the referenced property. The plans were
reviewed by the Planning Division per the requirements of the San Tomas Area
Neighborhood Plan (STANP).
The Planning Division staff is unable to approve these plans at this time since they do not
meet several of the requirements of the STANP.
Floor Area Ratio
The Floor Area Ratio (FAR) for your proposed addition exceeds 0.45, the maximum F.A.R
allowed in the R-1-6 Zoning District unless all the following criteria is met:
1. The total building area does not exceed a .50 FAR;
2. The home has been finaled for occupancy for at least one year;
3. The property owner applies for site and architectural (review permit) approval;
4. The Planning Commission provides notice in accordance with the Municipal
Code;
5. The Planning Commission makes the following findings and approves the
addition:
a. the addition is a simple extension along existing building lines
b. it complies with the STANP design guidelines
c. it is compatible with the architecture of the existing home and the adjacent
neighborhood; and
6. The lot area is less than 8,000 square feet.
Your proposed project does not meet numbers 3, 4, and 5 of the above-listed criteria. Most
significantly, the addition is not a simple extension along existing building lines since
additional square footage is being added to the sides and front of the first story and a large
second floor is proposed. Please see the attached diagram illustrating the extension along
existing building lines excerpted from the STANP. In addition, a portion of the design does
not comply with STANP design guidelines and is not compatible with the architecture of the
existing home and the adjacent neighborhood.
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · F~.X 408.866.8381 - TDD 408.866.2790
Douglas and Carla Twmeager
1147 Fawn Drive Building Plan Check 2000-334
Page 2 of 2
Design
Additions to existing 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 most of your proposed addition meets the design requirements, the roof
line, especially the portion that extends from the peak of the roof down to the south side of
the house over the living room, does not meet the requirements. It is not an architectural
feature historically found in the area. The amount of wall and roof plane articulation is not
similar to adjacent homes. Furthermore, the roofline of the addition is not consistent with the
original home nor is it visually compatible with the adjacent home designs.
Garage
The proposed garage addition would comprise 57% of the linear front elevation of the
house. Additions to existing garages that create a garage that exceeds 50% of the linear front
elevation are required to incorporate at least one of the measures below:
a. Recess the garage from the front wall of the house a minimum of five feet.
b. Provide an entry porch or trellis extending the front of the face of the garage.
c. Orient the entry to the garage away from the street.
d. Other similar features as approved by the Community Development Director.
Please revise your plans to meet these requirements.
I would be happy to meet with you and your architect with any comments or concerns that
you have. Please contact me at 408-866-2193 or via email darcys@ci.campbell.ca.us.
Sincerely,
Darcy Smith
Planner I
CC.
Sharon Fierro, Senior Planner
Bill Bruckart, Building Official