Res Addition - 2002March 9, 2005
Lisa B Orlandi, Trust
P.O. Box 9587
San Jose, CA 95157
Re: Building Plan Check No. BLD2003-694
1070 San Tomas Aquino Rd.
Dear Mrs. Orlandi:
A recent review of the construction of your residences appears that it is nearing its
completion. This note is just a reminder of the conditions of approval that need to be
addressed at the time of building final. More specifically, it has been brought to the attention
of the Planning Division that some of the fencing surrounding your yard is not in 'a good
condition' and is failing.
The following conditions addressed fencing and landscaping of your residence:
1. 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 six-
foot high "good neighbor" wood fence at the expense of the applicant, unless existing
fencing is determined to be in good condition by the Community Development Director.
2. 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 tree(s) within the net lot
area of the subject property shall be included in the total. The location, type and size of
additional trees to be planted on site in conformance with the San Tomas Area
Neighborhood Plan shall be noted on the landscape plan to be submitted to the
Community Development Department prior to issuance of building permits.
If you should have any questions regarding this reminder, please contact me at (408) 866-
2144 or via email attimhlalcitvofcamobel1.com.
Tim Haley
Associate Planner
cc: GeoffBradley, Senior Planner
May 7, 2004
Lisa Orlandi
1070 S. San Tomas aquino Rd.
Campbell, CA 95008
Re: PLN 2002-104/BLD 2003-694
Minor Architectural Changes
1070 S. San Tomas Aquino Rd.
Dear Applicant:
The Planning Division has reviewed your request for minor architectural changes to your residence as
approved by the Planning Commission. The Community Development Director has approved the
changes as outlined below as a minor architectural change to the approved elevations, subject to the
submittal of revised plans to the Building Division.
Requested Changes:
I. Change of the proposed horizontal siding to stucco with the exception of window projections on
the second story front elevation.
2. Change from a decorative sectional garage door to a carriage style door.
3. Addition of a window box at the second story window.
4. Change from simple wood posts to fluted pillars with a rock base along the front and side porch.
5. Change in the building colors as depicted on the submitted color chips (Sussex Green base and
Bone White trim).
If you have any questions, please do not hesitate to contact me via email at timhlalcitvofcamobell.com or
(408) 866-2144.
Sincerely,
Tim J. Haley
Associate Planner
cc: GeoffBradley, Senior Planner
Building Division
June 2, 2003
Lisa B Orlandi, Trust
P.O. Box 9587
San Jose, CA 95157
Re: Building Plan Check No. BLD2003-694
1070 San Tomas Aquino Rd.
Dear Mrs. Orlandi:
The Planning Division has reviewed your building plan submittal for the construction of a
new residence located at 1070 South San Tomas Aquino Road per City Council No. 10145.
Prior to the issuance of a building permit the following issues need to be resolved:
1. Landscaping; Please provide information regarding existing and proposed trees per
Condition No.7 of approval.
2. Setback to the garage entrance: Please provide a 25 foot setback to the garage entrance
from the street property line.
3. Posting Information: Please provide a detail of signing per Condition No.9 of approval.
4. Construction Plans: Please provide the Conditions of Approval on the cover sheet of the
Building Division submittal per Condition No. 13 of approval.
If you should have any questions regarding these comments, please contact me at (408) 866-
2144 or via email attimh@citvofcampbell.com.
Tim Haley
Associate Planner
End: City Council Resolution No. 10145
cc: Frank Mills, Senior Building Inspector
GeoffBradley, Senior Planner
Cornerstone Limited, 80 Gilman Ave, Suite 29, Campbell, CA 95008
J:\Plan Check LeltersIBLD2003-694--1070 S STAR.doc
January 9, 2003
To:
Mayor and Members of the City Council
From:
Bernard M. Strojny, City Manager
Subject:
Request for follow up regarding 1070 S. San Tomas Aquino Road
Item 10 of the January 7, 2003, City Council meeting was an appeal of a Planning Commission
approval of a Site and Architectural Review Permit (PLN2002-104).
The property owner, Mrs. Lisa Orlandi, stated during the public testimony that the original design was
for a "Mediterranean Villa" but had changed into a "farmhouse" in order to fit into the neighborhood
and the San Tomas Area Neighborhood Plan.
Councilman Dean asked staff to describe how the City's design review process affected the project.
The Planning Division received a Pre-Application for the project on April 3, 2001. The purpose of the
no-fee pre-application process is to identify any project issues prior to a formal submittal, The plans are
reviewed by the Planning and Building Divisions, Public Works and County Fire.
The original submittal was for a two-story home with a stucco exterior and flat concrete shingle tiles.
There were some arches that suggested a Mediterranean theme.
Planning Staff conducted a site visit, talked to the designer and sent a Pre-Application response letter
on April 23, 2001. This letter is attached for your review. The letter suggested changes and focused on
architectural compatibility issues of the proposed home in terms of scale, mass and consistent window
details. Specific architectural styles were not encouraged or discouraged, as the San Tomas Plan states
that the "criteria are not intended to prescribe a specific style or design."
Planning Staff spoke to the designer, Dan Winkleblick, on January 8, 2003, and he confirmed that
Planning Staff did not ask him to change the house style. He indicated that the change was based on his
recommendation to his client that a "farmhouse" type of style would fit into the neighborhood better
and still meet their needs.
If you have any questions on this matter please contact me.
MEMORANDUM
To:
Tim Haley, Associate Planner
C mmunity Development Department
From:
Date:
Subject:
Appeal by Mr. Russell N. Berg of Planning Commission decision
approving SARC Permit (PLN 2002-104) at 1070 S. San Tomas Aquino
Road
At the regular meeting of January 7, 2003, the City Council held a public hearing to
consider an Appeal by Mr. Richard N. Berg of a Planning Commission decision
approving the application of Mr. Dan Winklebleck on behalf of Richard and Lisa Orlandi
for a Site and Architectural Permit (PLN 2002-104) to allow the construction ofa
residential addition to an existing single family residence on property located at 1070
South San Tomas Aquino Road in a R-I-8 Zoning District.
After hearing public testimony, and following City Council discussion and deliberation,
Resolution No. 10145 was adopted denying the Appeal and upholding the Planning
Commission approval of the SARC Permit (PLN 2002-104), incorporating findings and
subject to the Conditions of Approval.
A certified copy of this Resolution, together with a copy of the letter forwarded to the
Appellant in follow up to the City Council's action, is attached for your records.
M/S: Burr/Dean - that the City Council adopt Resolution 10144 directing the
Community Development Director to proceed with the abatement of hazardous
vegetation. Motion adopted by the following roll call vote:
AYES: Councilmembers: Watson, Kennedy, Dean, Burr, Furtado
NOES: Councilmembers: None
10. Appeal of Russell Berg of Planning Commission Decision approving Application of
Dan WinkIebleck, on behalf of Richard and Lisa Orlandi, for a Site and
Architectural Review Permit (PLN2002-104) to allow a second story residential
addition on property located at 1070 S. San Tomas Aquino Road in an R-I-8
(Single Family Residential) Zoning District (Resolution/Roll Call Vote)
This is the time and place for a public hearing to consider the Appeal of Russell Berg of
the Planning Commission Decision approving the Application of Dan Winklebleck, on
behalf of Richard and Lisa Orlandi, for a Site and Architectural Review Permit
(PLN2002-104) to allow a second story residential addition on property located at 1070
S. San Tomas Aquino Road in an R-I-8 (Single Family Residential) Zoning District.
Associate Planner Haley - Staff Report dated January 7, 2003.
Mayor Furtado declared the public hearing open and asked if anyone in the audience
wished to be heard.
Russell Berg, 1081 Shadle Avenue, Campbell, appeared before the City Council and
spoke against the project citing concerns about the size of the home. Mr. Berg
requested that the applicant lower the roofline by using a hip roof, and presented
statements from 15 property owners objecting to the proposed project.
Lisa Orlandi, 1070 S. San Tomas Aquino Road, Campbell, appeared before the City
Council and spoke in support of the project stating that the home complies with the San
Tomas Neighborhood Association Plan and all City codes and regulations.
Dan Winklebleck, 80 Gilman Avenue, Campbell, appeared before the City Council and
spoke in support of 'the project stating the project complies with all City codes and
regulations.
Meg Stein, San Tomas Neighborhood Association liaison, appeared before the City
Council and spoke in support of the project.
Russell Berg, 1081 Shadle Avenue, Campbell, appeared before the City Council and
again asked for a change to the roofline.
There being no one else wishing to speak, Mayor Furtado closed the public hearing.
Minutes of I/7/03 City Council Meetiug
5
Following Council discussion, M/S: KennedylDean - that the City Council adopt
Resolution 10145 denying an Appeal and upholding the Planning Commission
approval of a Site and Architectural Review Permit (PLN2002-104) to allow a
second story residential addition on property owned by Richard and Lisa Orlandi
located at 1070 S. San Tomas Aquino Road in an R-I-8 (Single Family Residential)
Zoning District, subject to Conditions of Approval. Motion adopted by the
following roll call vote:
AYES: Councilmembers: Watson, Kennedy, Dean, Burr, Furtado
NOES: Councilmembers: None
UNFINISHED BUSINESS,
There were no agendized items.
NEW BUSINESS
II. Approval of Special Event Applications and Associated Fee Waivers for 2003
Community Center Coordinator Ghione - Staff Report dated January 7, 2003.
Following the staff presentation, Councilmembers stated their concerns about changing
the name of the Prunefestival event to Mardi Gras.
Marsha Smith, 384 E. Campbell Avenue, Campbell and Dana Smith, 412 E. Campbell
A venue, Campbell, appeared before the City Council on behalf of their application for
the St. Patrick's Day, Festival and requested that the event be allowed to run until 9:00
p.m. with an 8:30 p.m. cut-off for alcohol sales.
Captain Dehaan responded to questions of the Council regarding potential impacts if the
Festival remains open to 9:00 p.m.
Lloyd Taylor, on behalf of the Chamber of Commerce, appeared before the Council
and stated that attendance at the PfUnefestival has declined in the past couple of years
because of competing events, and the Chamber is hopeful that the name change to
Mardi Gras will attract more people to the festival.
Following Council discussion, M/S: Dean/Burr - that the City Council approve the
Special Event Applications for 2003, amending the hours of operation for the St.
Patrick's Festival from 3:00 p.m. to 9:00 p.m., with a cut-off of alcohol sales at
8:30 p.m.; approve stafrs recommendations regarding fee waivers for event fees
and staff costs associated with the events as stipulated, including the additional
hour for the St. P~trick's Day Festival; and accept and adopt the Chamber of
Minutes of 1/7103 City Council Meeting
6
January 9, 2003
Russell N. Berg
1081 Shadle Avenue
Campbell, CA 95008
Dear Mr. Berg:
At the regular meeting of January 7, 2003, the City Council held a public hearing to consider
your Appeal of a Planning Commission decision approving the application of Mr. Dan
Winklebleck, on behalf of Richard and Lisa Orlandi, for a Site and Architectural Permit (pLN
2002-104) to allow the construction of a residential addition to an existing single family
residence on property located at 1070 South San Tomas Aquino Road.
After hearing public testimony, and following City Council discussion and consideration,
Resolution No. 10145 was adopted denying your Appeal and upholding the Planning
Commission approval of a Site and Architectural Permit, incorporating findings and subject to
the Conditions of Approval. A certified copy of Resolution No. 10145 is attached for your
records.
Please do not hesitate to contact this office (866-2117) or Tim Haley, Associate Planner,
should you have any questions in regard to the City Council's action.
Sincerely,
Anne Bybee
City Clerk
Enc.
cc. Richard and Lisa Orlandi, 1070 S. San Tomas Aquino Road, Campbell
Dan Winklebleck, Cornerstone Ltd., 80 Gilman Avenue, #29, Campbell
Tim Haley, Associate Planner, Community Development Department
RESOLUTION NO. 10145
BEING A RESOLUTION OF THE CITY COUNCll- OF THE CITY OF
CAMPBELL DENYING AN APPEAL AND UPHOLDING THE
PLANNING COMMISSION APPROVAL OF A SITE AND
ARClllTECTURAL REVIEW PERMIT (PLN2002-104) TO ALLOW A
SECOND STORY RESIDENTIAL ADDITION ON PROPERTY
OWNED BY RICHARD AND USA ORLANDI LOCATED AT 1070 S.
SAN TOMAS AQUINO ROAD IN AN R-I-8 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPUCATION OF MR. DAN
WINKLEBLECK, ON BEHALF OF RICHARD AND LISA ORLANDI.
FILE NO. PLN2002-104.
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 City Council did find as follows with
respect to application PLN2002-104:
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.) The project site is an existing single-family lot.
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 residential addition accommodating a 3,795 square foot single-
family residence with a 419 square foot attached workshop with a building coverage of 30%
and Floor Area Ratio of 43%.
5. The project provides six 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 residential uses to the north, south, and east and 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 single-family
residential addition.
City Council Resolution
PLN2002-104 - 1070 S. San Tomas Aquino Road
Denying Appeal and Upholding Approval of Site and Architectural Review Permit
Page 2
Based upon the foregoing findings of fact, the City Council 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.
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 City Council denies an appeal and upholds
the Planning Commission approval granting a Site and Architectural Review Permit (PLN2002-
95) to allow a second story residential addition on property owned by Richard and Lisa Orlandi
located at 1070 S. San Tomas Aquino Road, 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.
CO~TYDEVELOPMENTDEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a single-family residential addition located at 1070 S. San Tomas Aquino
Road. 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 Cornerstone Limited and received by the Planning Division on
August 27, 2002, including a site plan, floor plans, and elevations.
City Council Resolution
PLN2002-104 - 1070 S. San Tomas Aquino Road
Denying Appeal and Upholding Approval of Site and Architectural Review Permit
Page 3
B. Color/material and colored elevation received by the Planning Division.
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. 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 six-foot high
"good neighbor" wood fence at the expense of the applicant, unless existing fencing is
determined to be in good condition by the Community Development Director.
4. Propertv 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.)
5. Parking and Drivewavs: 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.
6. 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.
7. 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 tree(s) within the net lot area of
the subject property shall be included in the total. The location, type and size of additional
trees to be planted on site in conformance with the San Tomas Area Neighborhood Plan shall
be noted on the landscape plan to be submitted to the Community Development Department
prior to issuance of building permits. The required new trees shall be planted within the net
lot area prior to issuance of an occupancy permit for the residence.
Buildine Division:
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.
City Council Resolution
PLN2002-104 - 1070 S. San Tomas Aquino Road
Denying Appeal and Upholding Approval of Site and Architectural Review Permit
Page 4
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.
10. Permits Required: A building permit application shall be required for the proposed complete
remodeling and addition to the existing structure. The building permit shall include
ElectricallPlumbinglMechanical fees when such work is part of the permit.
11. Proiect Description: This project is proposed as a "remodel and addition to an eXIsting
dwelling". The scope of work proposed under this project for plan checklbuilding permit
purposes reflects the construction of a new single-family dwelling. The Building Inspection
Division will consider this project as new construction, and fees will be calculated based on
the comparative similarities to new construction.
12. Plan Preparation: Portions of this project require plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for building
permits shall be "wet stamped" and signed by the qualifying professional person.
13. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
14. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
15. 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
16. 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.
17. TITLE 24 Energv Compliance: California Title 24 Energy Compliance forms CF-1R and
MF-1R shall be blue-lined on the construction plans. 8% X 11 calculations shall be
submitted as well.
City Council Resolution
PLN2002-104 -1070 S. San Tomas Aquino Road
Denying Appeal and Upholding Approval of Site and Architectural Review Permit
Page 5
18. 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.
19. Non-Point Source: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
20. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a, West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
Iii) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the
School District payment form from the City Building Division, after the Division has
approved the building permit application.
d, Bay Area Air Quality Management District (Demolitions Only)
21. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service changes and relocations may require substantial
scheduling time and can cause significant delays in the approval process. Applicant should
also consult with P.G. and E. concerning utility easements, distribution pole locations and
required conductor clearances,
PUBLIC WORKS DEPARTMENT
22, Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
23. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
24. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
City Council Resolution
PLN2002-104 - 1070 S. San Tomas Aquino Road
Denying Appeal and Upholding Approval of Site and Architectural Review Permit
Page 6
installation of street improvements and/or abandonment of all utilities, Streets, which have
been resurfaced within the previous 5 years, will require boring and jacking for all new utility
installations. Applicant shall also prepare pavement restoration plans for approval by the
City Engineer prior to any utility installation or abandonment.
25. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
26. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee which is $456.
27. Reimbursements: Prior to issuance of any grading or building permits for the site, reimburse
the City for previously constructed public improvements in the amount of $4,810.32 in
accordance with the Notice of Improvement Obligation for Project 98-02 Phase TIC.
PASSED AND ADOPTED this 7th day of January
call vote:
, 2003, by the following roll
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS: Watson, Kennedy, Dean, Burr, Furtado
COUNCILMEMBERS: None
COUNCILMEMBERS: None
COUNCILMEMBERS: None
APPROVED D~~~\
ATTEST:
7
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Anne Bybee, City Clerk .
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January 7, 2003
TITLE
Appeal of a Planning Commission decision approving the application of Mr.
Dan Winklebleck on behalf of Richard and Lisa Orlandi for a Site and
Architectural Permit (PLN2002-104) to allow the construction of a residential
addition to an existing single family residence on property located at 1070
South San Tomas Aquino Road in a R-I-8 (Single-Family Residential) Zoning
District.
CITY COUNCIL ACTION
The City Council may take one of the following actions:
1. Adopt a Resolution, incorporating the attached findings, approving an appeal and denying
the Planning Commission approval of a Site and Architectural Permit (pLN2002-104); or
2. Adopt a Resolution, incorporating the attached findings and Conditions of Approval,
denying an appeal and upholding the Planning Commission approval of a Site and
Architectural Permit (PLN2002-104) and find that the project is Categorically Exempt under
Section 15303, Class 3 of the California Environmental Quality Act (CEQA) pertaining to
the conversion of small structures; or
3. Continue the item for additional information or refer the project back to the Planning
Commission.
BACKGROUND
Planning Commission Meeting: At its meeting of November 12, 2002, the Planning Commission
adopted Resolution No. 3472 approving a Site and Architectural Permit to allow a substantial
addition and remodel to an existing 1,109 square foot single family residence on property located
at 1070 South San Tomas Aquino Road by a 6-0-1 vote. Submitted plans proposed a 3,795
square foot residence with an attached four car garage and the retention of a detached 419 square
foot workshop. An existing detached garage at the rear of the project site was proposed to be
removed. A setback of 30 to 50 feet is proposed to the rear property line to the second story
addition. Planning Division staff recommended that the Planning Commission approve the
application due to consistency with the San Tomas Neighborhood Area Plan (see Attachment
No.3).
City Council Report - January 7, 2003
Appeal of PLN2002-104 - 1070 South San Tomas Aquino Road
Page 2
At the meeting one neighbor, who is the appellant, spoke in opposition to the project. The main
objections raised at the public hearing dealt with the appearance and lack of setback of an
existing detached garage which was proposed for removal and the fact that the applicant was
proposing a second story addition to a residence, where the majority of neighboring homes are
single story (see Attachment No.5).
Planning Commission: The Planning Commission in approving the project, found that the
proposed addition and remodel complies with the development standards and design guidelines
of the San Tomas Neighborhood Area Plan.
Appeal: On November 21,2002, the City Clerk received a letter of appeal from Mr. Russell N.
Berg, appealing the Planning Commission's decision to approve the Site and Architectural
Permit (PLN2002-104). Mr. Berg lives on Shadle Avenue immediately to the rear of the project
site. Mr. Berg's letter of appeal outlines the following reasons for the appeal:
I. The Public Hearing notice lacked detail regarding the square footage of the remodel and
addition.
2. The design of the house will dwarf other neighboring houses and the roofline is too high.
3. A condition of approval should have been imposed required removal of the detached
garage; and
4. Nothing on the plans indicates that the structures attached to the detached garage would
be removed.
A copy of the applicant's appeal letter is attached ( see Attachment No.6).
Condition of Approval No. I requires compliance with the plans submitted by the applicant.
These plans indicate the removal of the garage and sheds referred to by the appellant under item
No.3 above.
AL TERNA TIVES
The alternative actions the City Council may take are listed on page one under "City Council
Action."
FISCAL IMPACTS
None.
Attachments:
I. Draft City Council Resolution approving an appeal and overturning the Planning
Commission approval of a Site and Architectural Permit (PLN2002-104).
2. Draft City Council Resolution denying an appeal and upholding the Planning Commission
approval of a Site and Architectural Permit (PLN2002-104).
3. Planning Commission Staff Report of November 12,2002.
4. Planning Commission Resolution No. 3472.
City Council Report - January 7, 2003
Appeal ofPLN2002-104 -1070 South San Tomas Aquino Road
Page 3
5. Planning Commission Meeting Minutes of November 12, 2002.
6. Appeal Letter submitted by Mr. Russell N. Berg on November 21, 2002,
Prepared by:
<Jru.r
:Jt;::s~
Sh Fie 0, Community Development Director
Reviewed by:
Approved by:
Russell N. Berg
1081 Shadle Avenue
Campbell, CA 95008-5923
RECEIVED
NOV 2 1 2002
elrt CI!RK'S OFFICE
The City Clerk
City of Campbell
70 North First St.
Campbell, CA
I hearby appeal the decision of the Planning Commission in its meeting of November 12,
2002 to approve a Site and Architectural Permit (PLN2oo2.1 04) for construction of a
second story residential addition on property owned by Richard and Lisa Orlandi at
1070 S. San Tomas Aquino Road for the reasons indicated below:
First, the Notice of Public Hearing was sorely laclcing in the kind of detail that should be
required of the Planning Commission because this is much, much more than the addition
of a second story. The present house is in keeping with other homes in the community.
It is a single story home with the main bUilding (excluding outbuildings) consisting of
1109 square feet. Theoretically adding a second story would make it a total of not more
than double that, or 2218 square feet, but that is not at all the proposaL The proposal is
to expand thefust tloorto 2152 square feet and then add a second story of 1643 square
feet to create a "MONSTER HOUSE" of3795 square feet. All oftbis is to take place in
a neighborhood where virtually all houses within 100 yards in any direction are single
storyhouses of 1000 to 1600 square feet.
Second, the design of the house is such as to create a proftle considerably larger than that
which is required of a 3795 square foot house, hence dwarfing other houses in the
neighborhood even more than necessary. While I believe that this site should be limited
to a house of approximately 2400 square feet (a full 50% larger than nearby houses) I
can fully understand the Orlandi's desire to add an attached 2 car garage. But increasing
the square footage of the first floor from 1109 square feet to 2152 square feet is much
more than just adding a two car garage. Adding a two car garage should not increase the
first tloor by more than 500 square feet, bringing it to approximately 1609 square feet.
Then adding a partial second story of approximately 800 square feet would make it a
total of 2409 square feet - a large and comfortable home, but not a "MONSTER
HOUSE". However, my objection is not to the size of the house on the inside, but rather
to the size the house appears on the outside. So if it is the pleasure of the Planning
Commission and the City Council to allow a 3795 house at this location, at the very least
they should look at the rootline of the house to dete1mit1e where there is just too much
unnecessary height, width, and depth. The most obvious is the gabled roof on the South
side of the house. The proftle would be reduced considerably by changing this to a hip
roof. Possibly the height of the fireplace could then also be lowered as well. This would
require that the oversized windows on the South side be downsized or lowered.
Third, the plans state that the detached garage near the Northeast corner of the property
and the nearby carport will be removed. However, it should be made a condition of the
building permit that the final inspection will not be signed off and a Certificate of
Occupancy will not be issued until these structures are demolished and the resulting
debris removed from the property.
Fourth, there is an existing lein-to on both the North and the East side of the above
mentioned delached garage. The lein-to structures are both at least partially self
supporting, and could theoretically be left in place. It should also be made a strict
condition of the building permit that these ugly structures be removed as well.
Sincerely,
~
/
Ii, &y/
Russell N. Berg
Planning Commission Mim.."s of November 12, 2002
Page 3
1. PLN2002-104
Winklebleck, D.
Public Hearing to consider the application of Mr. Dan Winklebleck,
on behalf of Richard and Lisa Orlandi. for a Site and Architectural
Review Permit (PLN2002-104) to allow a second story residential
addition on property owned by Richard and Lisa Orlandi at 1070 S.
San Tomas Aquino Road in an R-I-8 (Single Family Residential)
Zoning District. This project is Categorically Exempt. Planning
decision final in 10 days, unless appeal in writing to the City Clerk.
Project Planner: Tim J. Haley, Associate Planner.
Mr. Tim J. Haley, Associate Planner, presented the staff report as follows:
. Advised that the applicant seeks a Site and Architectural Review Permit to allow a
significant addition to an existing 1,100 square foot single-family residence. The site
includes a detached garage, a detached 419 square foot workshop and a pool.
· Described the proposed addition resulting in a 4,214 square foot residence with a four-car
garage.
· Added that the design incorporates many architectural elements encouraged within the San
Tomas Area Neighborhood Plan. including the use of horizontal wood siding, composition
shingle roof and a significant porch element that wraps around from the front to the side of
the house.
· Said that the floor coverage would be 30 percent with a maximum allowed being 35
percent.
· Stated that the FAR would be .434 with .45 being the maximum allowable.
· Recommended adoption of a Resolution approving this project.
Commissioner Doorley presented the Site and Architectural Review Committee report as
follows:
. Advised that SARC reviewed this proposal on October 22, 2002. and was supportive with
no modification.
Chair Francois opened the Public Hearing for Agenda Item No.1.
Mr. Dan Winklebleck, Project Architect:
· Stated that he was grateful for the support of staff.
· Said that they have worked hard on the design. changing it from its original Mediterranean
design to a style more in keeping with the neighborhood, a farmhouse design.
· Added that they would appreciate the Commission's support of this project.
Mr. Russell Berg, 1081 Shadle Avenue, Campbell:
· Expressed opposition to having a two story home within a completely single-story
neighborhood.
· Added that this home will appear to be a monster and would block the sun from the back
rooms of his home.
· Asked that the property be brought to code.
· Complained about a workshop and a shed structure made of corrugated metal that is
rusting. This structure is within four feet of the shared fence with a lean-to structure
attached to the fence. creating a fire hazard.
Planning Commission Minl1,"s of November 12, 2002
Page 4
· Added that there are black and white pipes attached from the lean-to structure to the shed
creating an unsightly structure.
. Said that this structure should be demolished.
Commissioner Doorley advised that SARC had inquired if the site was conforming.
Senior Planner Geoff I. Bradley advised that this structure in question is slated for removal.
Associate Planner Tim J. Haley added that the workshop is conforming and located 14 feet
from the property line. The two-car garage, which is the structure of concern to Mr. Berg, is
proposed for removal.
Mr. Dan Winklebleck agreed that the two-car garage with a lean-to and carport attachment
would be removed.
Ms. Lisa Orlandi, Owner, 1071 S. San Tomas Aquino Road, Campbell:
· Said that they have owned this property for 15 years.
· Advised that their original design two years ago was for a Mediterranean villa and has been
changed into a farmhouse.
· Stated that they have worked hard to get to this point and are working with both a
Campbell-based Architect and Interior Designer.
· Assured that this home will be a great addition to the community that will fit it and will not
offend the neighbors.
. Asked for approval.
Chair Francois closed the Public Hearing for Agenda Item No. I.
Commissioner Doorley:
· Advised that massing and scale issues are carefully considered for every project.
· Added that a second story is a "by right" activity in Campbell that cannot be prevented and
that this two-story meets the requirements of the STANP to mitigate the size and
appearance of a second story element.
· Said that efforts have been made to have this home fit into the neighborhood.
Motion:
Upon motion of Commissioner Doorley, seconded by Commissioner
Hernandez, the Planning Commission adopted Resolution No. 3472
granting a Site and Architectural Review Permit to allow a second story
residential addition on property owned by Richard and Lisa Orlandi at
1070 S. San Tomas Aquino Road and found the project Categorically
Exempt, by the following roll call vote:
A YES: Alderete, Doorley, Francois, Hernandez, Jones and Rocha
NOES: None
ABSENT: Gibbons
ABSTAIN: None
***
November 13, 2002
Dan Winklebleck
Cornerstone, Ltd.
80 Gilman Avenue
Campbell, CA 95008
Re: PLN2002104 -- Site and Architecture Review Permit -Residential Addition
Dear Applicant:
Please be advised that at its meeting of November 12, 2002, the Planning Commission adopted
Resolution No. 3472 granting a Site and Architectural Review Permit to allow 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, November 22, 2002. 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.
Tim J. Haley
Associate Planner
Cc: Lynn Penoyer, Public Works
Frank Mills, Building
Chris Veargason, County Fire
Richard and Lisa Orlandi (Property Owners)
1070 S. San Tomas Aquino Road
Campbell, CA 95008
RESOLUTION NO. 3472
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCIDTECTURAL
REVIEW PERMIT (pLN2oo2-104) TO ALLOW A SECOND STORY
RESIDENTIAL ADDmON ON PROPERTY OWNED BY RICHARD
AND USA ORLANDI LOCATED AT 1070 S. SAN TOMAS AQUINO
ROAD IN AN R-I-8 (SINGLE FAMILY RESIDENTIAL) ZONING
DISTRICT. APPUCATION OF MR. DAN WINKLEBLECK, ON
BEHALF OF RICHARD AND LISA ORLANDI. FILE NO. PLN2oo2-
104.
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 PLN2002-104:
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.) The project site is an existing single family lot.
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 residential addition accommodating a 3,795 square foot single-
family residence with a 419 square foot attached workshop with a building coverage of 30%
and Floor Area Ratio of 43%.
5. The project provides six 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 residential uses to the north, south, and east and 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 single-family
residential addition.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
Planning Commission ResoJU[ion No. 3472
PLN2oo2-104 - 1070 S. San Tomas Aquino Road- Site and Architectural Review Permit
Page 2
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the hannonious 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 grants a Site and
Architectural Review Permit (PLN2002-95) to allow a second story residential addition on
property owned by Richard and Lisa Orlandi located at 1070 S. San Tomas Aquino Road,
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:
I. Aooroved Proiect: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a single-family residential addition located at 1070 S. San Tomas Aquino
Road. The building design and site design shall substantially confonn to the project exhibits
listed below, except as may be modified by the Conditions of Approval herein:
I. Project plans prepared by Cornerstone Limited and received by the Planning Division on
August 27, 2002, including a site plan, floor plans, and elevations.
2. Color/material and colored elevation received by the Planning Division.
Planning Commission Resolution No. 3472
PLN2002-104 -1070 S. San Tomas Aquino Road- Site and Architectural Review Pennit
Page 3
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. 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 six-foot high
"good neighbor" wood fence at the expense of the applicant, unless existing fencing is
determined to be in good condition by the Community Development Director.
4. Propertv 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.)
5. Parking and Drivewavs: 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.
6. 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.
7. 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 tree(s) within the net lot area of
the subject property shall be included in the total. The location, type and size of additional
trees to be planted on site in conformance with the San Tomas Area Neighborhood Plan shall
be noted on the landscape plan to be submitted to the Community Development Department
prior to issuance of building permits. The required new trees shall be planted within the net
lot area prior to issuance of an occupancy pennit for the residence.
Buildin!! Division:
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.
Planning Commission ResOJudon No. 3472
PLN2002-104 - 1070 S. San Tomas Aquino Road- Site and Architectural Review Permit
Page 4
10. Permits Required: A building permit application shall be required for the proposed complete
remodeling and addition to the existing structure. The building permit shall include
ElectricallPlumbinglMechanical fees when such work is part of the permit.
11. Proiect Description: This project is proposed as a "remodel and addition to an existing
dwelling". The scope of work proposed under this project for plan checklbuilding permit
purposes reflects the construction of a new single-family dwelling. The Building Inspection
Division will consider this project as new construction, and fees will be calculated based on
the comparative similarities to new construction.
12. Plan Preparation: Portions of this project require plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for building
permits shall be "wet stamped" and signed by the qualifying professional person.
13. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
14. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
15. Foundation Insoections: 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
16. 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.
17. TITLE 24 Energy Compliance: California Title 24 Energy Compliance forms CF-lR and
MF-IR shall be blue-lined on the construction plans. 8% X 11 calculations shall be
submitted as well.
18. Special Insoections: 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.
Planning Commission ResolUCion No. 3472
PLN2002-104 - 1070 S. San Tomas Aquino Road- Site and Architectural Review Permit
Page 5
19. Non-Point Source: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
20. Aoorovals Reauired: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the
School District payment form from the City Building Division, after the Division has
approved the building permit application.
d. Bay Area Air Quality Management District (Demolitions Only)
21. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service changes and relocations may require substantial
scheduling time and can cause significant delays in the approval process. Applicant should
also consult with P.G. and E. concerning utility easements, distribution pole locations and
required conductor clearances.
PUBLIC WORKS DEPARTMENT
22. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
23. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
24. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation of street improvements and/or abandonment of all utilities. Streets, which have
been resurfaced within the previous 5 years, will require boring and jacking for all new utility
installations. Applicant shall also prepare pavement restoration plans for approval by the
City Engineer prior to any utility installation or abandonment.
25. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
Planning Commission Resolution No. 3472
PLN2002-104 - 1070 S. San Tomas Aquino Road- Site and Architectural Review Permit
Page 6
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
26. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site. the
applicant shall pay the required Storm Drain Area fee which is $456.
27. Reimbursements: Prior to issuance of any grading or building pennits for the site, reimburse
the City for previously constructed public improvements in the amount of $4,810.32 in
accordance with the Notice of Improvement Obligation for Project 98-02 Phase lIC.
PASSED AND ADOPTED this 12th day of November, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois, Hernandez, Jones and Rocha
None
Gibbons
None
Francois. Chair
APPROV
ArrEST: dJ aJl..1n1 i~
sharon Fierro. Secretary
Attachment #3
CAMPBELL
~
STAFF REPORT - PLANNING COMMISSION MEETING OF
November 12, 2002
PLN2002-104
Winkle bleck, D.
Public Hearing to consider the application of Mr. Dan Winklebleck on
behalf of Cornerstone, Ltd. for a Site and Architectural Review Permit
(PLN2002-104) to allow the construction of a residential addition to an
existing single-family residence on property owned by Richard and Lisa
Orlandi located at 1070 South San Tomas Aquino Road in an R-I-8
(Single-Family Residential) 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 the construction of single-family residential addition, subject to the
attached Conditions of Approval and finding that this project is Categorically Exempt under
Section 15303, Class 3 of the California Environmental Quality Act (CEQA) pertaining to the
construction of one single-family residence.
PROJECT DATA
Catel!:orv Proposed Required/Allowed
Gross Lot Area: 11,715 sq. ft. (0.269 acres) N/A
Net Lot Area: 9,875 sq. ft. 8,000 sq. ft.
Density: 3.7 uni ts/ gross acre Less than 4.5 units/gross acre
Floor Area Ratio: 4,214 square feet (43%) 4,443 sq. ft. maximum (45%)
Building Coverage: 2,963 square feet (30%) 3,456 sq. ft. maximum (35%)
Proposed Residence:
First Floor: 2,152 sq. ft. N/A
Second Floor: 1,643 sq. ft. N/A
Workshop: 419 sq. ft. N/A
Porch: 386 sq. ft. N/A
Parking Provided: 4 covered, 2 uncovered I covered, I uncovered
Building Height: 24.5 ft. 28 ft. maximum
Staff Report - Planning Commission Meeting of November 12, 2002
PLN2002-104- 1070 S. San Tomas Aquino Road
Page 2 of 4
Surrounding Uses:
North:
South:
East:
West:
Single-Family Residence
Single-Family Residence
Single-Family Residence
Single-Family Residence
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the construction of a residential addition to an existing single-family residence at
1070 S. San Tomas Aquino Rd. The project site is located on the east side of South San Tomas
Aquino Road approximately mid block between West Hacienda and Lovell A venues.
Background: The subject property is currently developed with a 1,109 square foot single-story
residence, a detached two-car garage, a swimming pool and 419 square foot workshop building.
The existing structure will be substantially remodeled with both first and second floor additions
and the detached two-car garage will be removed at the rear of the property.
ANALYSIS
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 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-9.3e: Building Materials: Encourage the use of long-lasting, high
quality building materials on all buildings to ensure the long-term quality of the
built environment.
Strategy LUT-17.1b: 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 (STANP.) Staff finds that the
J:\Reports\SITE AND ARCH\PLN2002-104 1070 S. San Tomas Aquino Rd"doc
Staff Report - Planning Commission Meeting of November 12, 2002.
PLN2002-104- 1070 S. San Tomas Aquino Road
Page 3 of 4
proposed project IS consistent with the development standards and design guidelines of the
STANP.
Zoning Classification: The zoning classification for the project site is R-I-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-I-8 Zoning District. The existing lot of 9,875
square feet exceeds the minimum lot size of 8,000 in R-1-8 Zoning District.
Site Lavout and Architecture: The proposed plans architecturally change all elevations of the
first floor as well as adding a second story to the residence. A single-story porch wraps the street
and south elevations of the residence. The second story addition is stepped in from the front and
side elevations of the building. The building wall along the north is staggered to follow the
angled property line. These architectural features reduce the overall mass of the residence. The
applicant additionally has introduced both gable and hipped roofs to break up the second story
roofline.
The proposed two-story residence incorporates representative architectural features of homes in
the San Tomas Neighborhood including hipped and gabled roof forms, a two-car garage door,
composition shingle roofing/slate option and horizontal wood siding/stucco walls. Architectural
features include the wrapping porch, divided window treatments, shutters and stone porch and
chimney. The building style incorporates elements of farm and ranch homes in the
neighborhood.
The proposed colors for the house consist of a body color beige/loam and cream trim. Doors,
shutters and fascia are shown as darker earthtones. The proposed roof material is a 40-year thick
tab composition shingle roof material.
Trees/Landscaping: The applicant is not proposing the removal of any protected trees as part of
this project. The majority of the proposed construction will take place in the existing driveway
area that accesses the existing detached garage which is proposed to be removed. Pursuant to the
STANP, the applicant is required to demonstrate the installation of five trees on this site. A
condition of approval requires a landscape plan demonstrating complance with STANP.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of October 22, 2002. The Committee was supportive of
the project as presented and had no comments or recommended modifications.
Attachments:
1. Findings for Approval of File No. PLN2002-104
2. Conditions of Approval for File No. PLN2002-104
3. Exhibits
4. Photographs
5. Location Map
J:\Reports\SITE AND ARCH\PLN2002-1041070 S. San Tomas Aquino Rd..doc
Staff Report - Planning Commission Meeting of November 12, 2002
PLN2002-104- 1070 S. San Tomas Aquino Road
Page 4 of 4
Prepared bYrC l~
Tim Haley, Associate Planner
Approved by:
J:\Reports\SITE AND ARCH\PLN2002-104 1070 S. San Tomas Aquino Rd..doc
Attachment #1
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2002-104
SITE ADDRESS:
APPLICANT:
DATE:
1070 South San Tomas Aquino Rd.
Mr. Dan Winklebleck
November 12, 2002
Findings for approval of a Site and Architectural Review Pennit to allow the construction of a
one and two story single-familv residential addition.
The Planning Commission finds as follows with regard to File No. PLN2002-104:
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.) The project site is an existing single family lot.
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 residential addition accommodating a 3,795 square foot single-
family residence with a 419 square foot attached workshop with a building coverage of 30%
and Floor Area Ratio of 43%.
5. The project provides six 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 residential uses to the north, south, and east and 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 single-family
residential addition.
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 hannonious 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.
J:\Reporls\SITE AND ARCH\PLN2002-104 1070 S. San Tomas Aquino Rd..doc
Attachment #2
RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN2002-104
SITE ADDRESS:
APPLICANT:
DATE:
1070 South San Tomas Aquino Road
Mr. Dan Winklebleck
November 12, 2002
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 Proiect: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a single-family residential addition located at 1070 South San Tomas
Aquino Rd. 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 Cornerstone Limited and received by the Planning Division on
August 27, 2002, including a site plan, floor plans, and elevations.
b. Color/material and colored elevation received by the Planning Division.
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. 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 six-foot high
"good neighbor" wood fence at the expense of the applicant, unless existing fencing is
determined to be in good condition by the Community Development Director.
4. 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.)
Attachment #2
Page 2 of 4
5. Parking and Drivewavs: 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.
6. 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.
7. 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 tree(s) within the net lot area of
the subject property shall be included in the total. The location, type and size of additional
trees to be planted on site in conformance with the San Tomas Area Neighborhood Plan shall
be noted on the landscape plan to be submitted to the Community Development Department
prior to issuance of building permits. The required new trees shall be planted within the net
lot area prior to issuance of an occupancy permit for the residence.
Buildinj! Division:
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.
10. Permits Required: A building permit application shall be required for the proposed complete
remodeling and addition to the existing structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
II. Proiect Description: This project is proposed as a "remodel and addition to an existing
dwelling". The scope of work proposed under this project for plan check/building permit
purposes reflects the construction of a new single-family dwelling. The Building Inspection
Division will consider this project as new construction, and fees will be calculated based on
the comparative similarities to new construction.
12. Plan Preparation: Portions of this project require plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for building
permits shall be "wet stamped" and signed by the qualifying professional person.
J:\Reports\SITE AND ARCH\PLN2002-1041070 S. San Tomas Aquino Rd..doc
Attachment #2
Page 3 of 4
13. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
14. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
15. 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
16. 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.
17. TITLE 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and
MF-IR shall be blue-lined on the construction plans. 8% X 11 calculations shall be
submitted as well.
18. 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.
19. Non-Point Source: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
20. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
i) Campbell Union School District (378-3405)
II) Campbell Union High School District (371-0960)
Hi) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
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Attachment #2
Page 4 of 4
Note: To Determine your district, contact the offices identified above. Obtain the School
District payment form from the City Building Division, after the Division has approved the
building permit application.
d. Bay Area Air Quality Management District (Demolitions Only)
21. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service changes and relocations may require substantial
scheduling time and can cause significant delays in the approval process. Applicant should
also consult with P.G. and E. concerning utility easements, distribution pole locations and
required conductor clearances.
PUBLIC WORKS DEPARTMENT
22. Preliminarv Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
23. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
24. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation of street improvements and/or abandonment of all utilities. Streets which have
been resurfaced within the previous 5 years will require boring and jacking for all new utility
installations. Applicant shall also prepare pavement restoration plans for approval by the
City Engineer prior to any utility installation or abandonment.
25. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
compames.
26. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee which is $456.
27. Reimbursements: Prior to issuance of any grading or building permits for the site, reimburse
the City for previously constructed public improvements in the amount of $4,810.32 in
accordance with the Notice of Improvement Obligation for Project 98-02 Phase lIe.
J:\Reports\SITE AND ARCH\PLN2002-1041070 S. San Tomas Aquino Rd..doc
November 1, 2002
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, November 12, 2002, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Dan Winklebleck, on behalf of Richard and Lisa Orlandi, for a Site and
Architectural Review Permit (PLN2002-104) to allow a second story residential addition on
property owned by Richard and Lisa Orlandi at 1070 S. San Tomas Aquino Road in an R-1-8
(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
SECRET AR Y
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2002-104
Address: 1070 S. San Tomas Aquino Road