Minor Mod to Setback - 2001 CITY OF CAMPBELL
Community Development Department - Current Planning
March 29, 2001
Vincenzo & Bethany Locatelli
627 Maple Avenue
Campbell, CA 95008
Re: PLN2001-11 - 627 Maple Avenue
Dear Applicant:
Please be advised that at its meeting of March 27, 2001, the Planning Commission
adopted Resolution No. 3330 approving a Minor Modification (PLN2001-11) to a side-
yard setback requirement to allow an addition to a residence 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, please do not hesitate to contact me at (408) 866-2144.
Tim J. Haley
Associate Planner
Cc~
Frank Mills, Building
Harold Housley, Public Works
Chris Veargason, Fire
J. Michael Horton, AIA (Project Architect)
950 S. Bascom Avenue, Suite 3118
San Jose, CA 95128-3539
70 North First Street . Campbell, California 95008-1436 . TEL 408.866.2 140 · FAX 408.866.838 I · TDD 408.866.2790
RESOLUTION NO. 3330
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MINOR
MODIFICATION TO A SIDE-YARD SETBACK REQUIREMENT
TO ALLOW AN ADDITION TO A RESIDENCE ON PROPERTY
LOCATED AT 627 MAPLE AVENUE IN AN R-l-6 (SINGLE
FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF
VICENZO & BETHANY LOCATELLI. FILE NO. PLN2001-11.
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 PLN2001-11:
1. The proposed project is consistent with the R-1 (single-family residential, 6,000
square foot minimum lot size) zoning district and development standards, with the
approval of a modification to the side yard setback requirement along the easterly
property line.
The proposed 5.5-foot side yard setback along the easterly property line for a
length of 27 feet three inches is adequate as a minimum side yard setback
requirement for the proposed second story addition.
The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
The development of the project will not increase the existing density of the project
site and has a density of 5.8 units per gross acre, which is consistent with the
General Plan density of less than 6 dwelling units per gross acre for this area.
o
A letter has been submitted from the adjacent property owner who is most directly
impacted by the addition indicating that they have no opposition to the proposed
addition.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed project is consistent with the City's General Plan and Zoning
Ordinance.
°
The reduced side yard along the easterly property line will not be detrimental to
the health, safety, peace, comfort or general welfare of persons in the
neighborhood or the city as a whole.
Planning Commission Resolutes,,1 No. 3330
PLN2001-11 - 627 Maple Avenue
Page 2
The reduced side yard along the easterly property line will not interfere with the
ability of the adjoining property owners to enjoy access to sunlight, air, privacy or
quiet enjoyment of such owner's property.
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 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 minor modification (PLN 2001-11) to a side
yard setback requirement to allow a 5.5 foot side yard setback to suffice in place of a required
7 foot 10 inch side yard setback for a length of 26 feet along the easterly property line to
allow a second story addition on an existing single family residence located at 627 Maple
Avenue in an R-1 (Single Family Residential) zoning district. Project approval shall
substantially comply with the project plans prepared by Michael Horton A.I.A., dated
January 29, 2001, except as modified by the Conditions of Approval herein.
BUILDING DIVISION
2. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for the building permit.
3. Permits required: A building permit application shall be required for the proposed addition.
The building permit shall include Electrical/Plumbing/Mechanical fees.
4. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24-inches by 36-inches.
SANTA CLARA COUNTY FIRE DEPARTMENT
5. Fire Department: Plans submitted for building permits shall comply with applicable
provisions of the Fire Code.
PUBLIC WORKS DEPARTMENT
6. Storm Area Drainage Fee: Pay Storm Area Drainage fee of $2000/per acre prior to the
issuance of Building Permit or demonstrate that the fee has been paid prior.
Planning Commission Resolution No. 3330
PLN2001-11 - 627 Maple Avenue
Page 3
PASSED AND ADOPTED this 27t~ day March, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Hernandez, Jones, Lindstrom, Lowe
None
Francois, Gibbons
None
APPROVED:
Mel Lindstrom, Chair
ATTEST:
Sharon Fierro, Secretary
ITEM NO. 1
STAFF REPORT - PLANNING COMMISSION MEETING OF
March 27, 2001
PLN 2001-11
Locatelli, V.
Hearing to consider the application of Vincento & Bethany Locatelli for a
Minor Modification (PLN 2001-11) to a side yard setback requirement to
allow an addition to an existing single family residence located at 627 Maple
Avenue in an R-l-6 (Single Family Residential) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, approving a minor modification to
the side-yard setback requirement to allow a five-one half foot side yard setback along the
east property line for a second story addition to an existing single family residence.
ENVIRONMENTAL DETERMINATION
This item is categorically exempt under Section 15301 (e)(1) Class 1 of CEQA; therefore, no
environmental action is required.
PROJECT DATA
Gross Lot Area:
Net Lot Area:
.17 acres (7,450 sq. ft.)
.14 acres (6,200 sq. ft.)
Primary Residence
Existing Floor Area:
Proposed Second Floor Addition:
Total Proposed Building Area:
884 sq. ft.
748 sq. ft.
1,632 sq. ft.
Accessory Building
Existing Garage:
1,000 sq. ft.
Total Lot Coverage:
1,884 sq. ft. (30.4%)
Proposed Second Story Wall Height:
Required Setback:
Proposed Setback:
15 feet 9 inches (average of peak and eave)
7 feet 10 inches
5 feet 6 inches
Parking:
Existing:
Required:
4 spaces (2 covered, 2 uncovered)
2 spaces (1 covered, 1 uncovered)
Staff Report - Planning COmmission Meeting of March 27, 2001
PLN 2001-07 627 Maple Avenue
Page 2
Surrounding Uses:
North: Single Family
East: Single Family
South: Single Family
West: Single Family
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a minor modification to the east
side yard setback requirement to allow a second-story addition to an existing single family
residence located at 267 Maple Avenue.
The modification will allow for a five foot six inch side yard setback for the second story rather
than the required seven foot, ten inch side yard setback along the east side of the property. The
reason for the request for the modification is to accommodate a second story addition and utilize
the existing wall of the first story.
ANALYSIS
General Plan Designation: The General Plan designation is Low Density Residential (less than
six units per gross acre). The proposed project will not increase the density of the surrounding
area given that no additional units will be added, and has a density of 5.8 units per gross acre,
which is consistent with the General Plan.
Zoning Consistency: The zoning designation for the project site is R-1 (Single Family
Residential, 6,000 square foot minimum lot size). The proposed addition to the single family
residence is consistent with the development standards for the R-1 zoning district, except for the
side yard setback requirement along the eastern property line.
Use: The proposed project is surrounded by single family residences to the north, south, east and
west. The proposed project will not change the use or character of the structure as a single family
residence.
Design/Setbacks: The existing one-story, single family residence is 884 square feet with a 1,000
square foot detached garage. The property owners intend to construct a second story addition and
add two bedrooms, and two baths on the second floor under a gable roof form that sheds towards
the street and the rear yard. The addition will match the existing building materials on the house
including stucco, a composition shingle roof, and window trim. The design minimizes the
massing of the second story addition by incorporating it into the gable roof shape and is
consistent with the Design Guidelines for additions to single family homes.
The proposed project meets the setback requirements for the west side yard, front yard and rear
yard; however, the side yard setback for the east property line does not meet the setback
requirement. The side yard setback requirement for this project is the greater of five (5) feet or
one-half the height of the building wall adjacent to the property line. The proposed wall height of
Staff Report - Planning Conanission Meeting of March 27, 2001
PLN 2001-07 627 Maple Avenue
Page 3
the second story addition is 15 feet 9 inches (average of a 22.5 feet roof peak and a 9 foot eave),
which requires an seven (7) foot (10) ten inch side yard setback.
The R-1 zoning ordinance section states that the Planning Commission may permit lesser
setbacks for a second story addition when it finds:
That said sideyard will not be detrimental to the health, safety, peace, comfort or
general welfare of persons in the neighborhood, or the City as a whole; and
That said sideyards will not unreasonably interfere with the ability of adjoining
property owners to enjoy access to sunlight, air, privacy and quiet enjoyment of
such owner's property.
Staff has determined that the findings are supported in this situation along the easterly side of the
property to accommodate the proposed addition. The proposed addition does not have any
windows along this elevation from a privacy standpoint and the impact of the reduced setback is
minimal due to the gable roof design. Consequently, the proposed addition is compatible with
existing homes in the surrounding area and would not be detrimental to the peace, comfort, and
general welfare of the persons in the neighborhood. A letter from the adjacent property owner
indicating no objections to the proposed addition is attached for the Commission's information.
Site and Architectural Review Committee: This application was reviewed by the Site and
Architectural Review Committee at its meeting of March 13, 2000. The Committee was
supportive of the applicant's proposal.
Attachments:
1. Findings for Approval
2. Conditions of Approval
3. Reduced Plans
4. Letter from adjacent neighbor -Angelo & Lilian Arena
5. Location Map
Prepared by:/~~ ~
Tim Haley, Ass~Sciate
Planner
Appr°ved bY: GeCo f B~ey,/~eni~l ~~~
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN 2001-11
SITE ADDRESS: 627 Maple Avenue
APPLICANT: V. Locatelli
P.C. MEETING: March 27, 2001
Findings for Approval of a Modification (PLN 2001-11) to a side yard setback requirement to
allow the construction of a second story addition to an existing single-family residence
The Planning Commission finds as follows with regard to File No. PLN 2001-11:
The proposed project is consistent with the R-1 (single-family residential, 6,000
square foot minimum lot size) zoning district and development standards, with the
approval of a modification to the side yard setback requirement along the easterly
property line.
°
The proposed 5.5-foot side yard setback along the easterly property line for a
length of 27 feet three inches is adequate as a minimum side yard setback
requirement for the proposed second story addition.
o
The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
The development of the project will not increase the existing density of the project
site and has a density of 5.8 units per gross acre, which is consistent with the
General Plan density of less than 6 dwelling units per gross acre for this area.
o
A letter has been submitted from the adjacent property owner who is most directly
impacted by the addition indicating that they have no opposition to the proposed
addition.
Based on 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 and Zoning
Ordinance.
The reduced side yard along the easterly property line will not be detrimental to
the health, safety, peace, comfort or general welfare of persons in the
neighborhood or the city as a whole.
o
The reduced side yard along the easterly property line will not interfere with the
ability of the adjoining property owners to enjoy access to sunlight, air, privacy or
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN 2001-11
SITE ADDRESS: 627 Maple Avenue
APPLICANT: V. Locatelli
P.C. MEETING: March 27, 2001
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
Califomia. 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
Califomia that pertain to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Approved Project: Approval is granted for a minor modification (PLN 2001-11) to a side
yard setback requirement to allow a 5.5 foot side yard setback to suffice in place of a required
7 foot 9 inch side yard setback for a length of 26 feet along the easterly property line to allow
a second story addition on an existing single family residence located at 627 Maple Avenue
in an R-1 (Single Family Residential) zoning district. Project approval shall substantially
comply with the project plans prepared by Michael Horton A.I.A., dated January 29, 2001,
except as modified by the Conditions of Approval herein.
BUILDING DIVISION
2. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for the building permit.
3. Permits required: A building permit application shall be required for the proposed addition.
The building permit shall include Electrical/Plumbing/Mechanical fees.
4. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24-inches by 36-inches.
SANTA CLARA COUNTY FIRE DEPARTMENT:
5. Fire Department: Plans submitted for building permits shall comply with applicable
provisions of the Fire Code.
PUBLIC WORKS DEPARTMENT
6. Storm Area Drainage Fee: Pay Storm Area Drainage fee of $2000/per acre prior to the
issuance of Building Permit or demonstrate that the fee has been paid prior.
February 1, 2001
City of Campbell
Planning Department and Commission
Campbell, CA 95008
RECEIVED
CiTY OF CAUPBEI. L
PLANNING DF. PT..~
Dear Planning Commission:
We are the Locatelli's neighbors and live at 637 Maple Ave. We live
adjacent to the Locatelli's to the east (as depicted on the plans) or to the right
of their home as you look from Maple Ave. towards the houses.
Vince Locatelli has shared his expansion plans with us (the same plans that
he has submitted to the City of Campbell for review of the side yard set back
exception) that call for adding a second story to their current home using a
dormer style format.
We do not have any objections or oppositions with these plans. Please feel
free to contact us to confirm this accordance with the plans.
Angelo and Lilian Arena
637 Maple Ave.
Campbell, CA 95008
(408)
CITY oF CAMPBELL
Community Development Department - Current Planning
March 16, 2001
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, March 27, 2001, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Hearing to consider the application
of Vincenzo & Bethany Locatelli for a Site and Architectural Approval (PLN2001-11) to grant a
minor modification to a side-yard setback requirement to allow an addition to a residence on
property located at 627 Maple Avenue 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. PLN2001-11
Address: 627 Maple Avenue
70 North First Street - Campbell, California 95OO8-1436 . TEL 408.866.2140 - FAX 408.866.8381 · TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department
March 7, 2001
Re: PLN2001-11 - 627 Maple Avenue
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting(s):
Site and Architectural Review Committee Meeting
Date: Tuesday, March 13, 2001
Time: 6:00 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, March 27, 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,
Associate Planner
CC:
Vincenzo & Bethany Locatelli (Applicants & Owners)
627 Maple Avenue
Campbell, CA 95008
70 North First Street · Campbell, California 95008-1436 · TEL 408.866.2140 · FAX 408.866.8381 - TDD 408.866.2790
City of Campbell -- Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To: Geoff
From: Tim J. Haley, Associate Planner
Subject: Minor Modification to Sideyard Setback
627 Maple Avenue
Date: July 19, 1999
A specific exception was provided in section 21.80.060 of the Zoning Ordinance to allow the Planning Authority to
approve a minimum 5 foot sideyard setback for second story addition when it finds
That the sideyard setback will not be detrimental to the health, safety, peace and general comfort or welfare of
persons in the neighborhood or the city as a whole and
That the sideyard setback will not unreasonably interfere with the ability of adjoining property owners to enjoy
access to sunlight, air, privacy and quiet enjoyment of such owner's property.
In comparing this application, a number of differences are apparent:
1) The orientation of the lot is different
2) The proposed addition is centered on the existing house versus the project on Second St. was set off to one
side creating a proportional offset.
3) The required setback for 2nd Street was
8.75' and 5' setback was provided 3.75 exception
4) The required setback for Maple is
7.8' and 5.5' setback was provided 2.3 exception