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Mod to Site and Arch -2001ORCH A~.0 COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 70 NORTH FIRST STREET, CAMPBELL, CALIFORNIA 95008 TEL: 408-866-2130 FAX: 408-866-8381 INSPECTIONS: 408-866-2706 PROJECT # INSPECTION REVEALS THE FOLLOWING: NOTIFY THE BUILDING DMSION WHEN THESE CORRECTIONS HAVE BEEN COMPLETED AT~4~08) fi566-2706 F~J~I-IE NEXT AVAILABLE INSPE~ON. CITY OF CAMPBELL Community Development Department - Current Planning March 28, 2002 Mark and Tyra LaMar 1099 W. Parr Avenue Campbell, CA 95008 Re: PLN2001-31 - 1099 W. Parr Ave - Modification to Site and Architectural Approval Dear Applicant: Please be advised that at its meeting of March 26, 2002, the Planning Commission adopted Resolution No. 3418 granting a Modification (PLN2001-31) to a previously-approved Site and Architectural Review Permit to modify the roof pitch on the home currently under construction on the above-referenced property. This approval is effective in ten days, unless appealed in writing to the City Clerk. California Code of Civil Procedure, Section 1094.6, governs the time within which judicial review of this decision must be sought. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, Geoff I. Bradley Senior Planner cc' Frank Mills, Building Department 70 North First Street · Campbell. Calitorma 95008-t436 . T't!L 408.$60.2!4© ::tx 408.866.5381 - rl)D 405.$06.2790 RESOLUTION NO. 3418 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A MODIFICATION TO A PREVIOUSLY APPROVED SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2001-31) TO APPROVE AN ALREADY CONSTRUCTED MODIFIED AND RAISED ROOF PITCH (FROM ORIGINAL APPROVED PLANS) FOR A NEW SINGLE-FAMILY RESIDENCE CURRENTLY UNDER CONSTRUCTION ON PROPERTY OWNED BY MARK AND TYRA LAMAR AT 1099 W. PARR AVENUE IN AN R-l-10 (SINGLE FAMII~Y RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MARK AND TYRA LAMAR. FILE NO. PLN2001-31. After notification and public heating, as specified by law, and after presentation Community Development Director, proponents and opponents, the heating was closed. by the After due consideration of all evidence presented, the Planning Commission did find as follows with respect to application PLN2001-31: 1. The proposed project is consistent with the R-l-10 (Single-Family Residential) Zoning District, as required per the Zoning Ordinance. The development of the property will result in an average density of 2.8 dwelling units per gross acre, which is lower than the General Plan density of 3.5 dwelling units per goss acre for this area. o The building is well designed and architecturally compatible with other homes in the surrounding area and is consistent with the development standards for single family homes as stated in the San Tomas Area Neighborhood Plan. 4. The proposed project is compatible with the adjacent community and residential uses. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed project will aid in the enhancement and the harmonious development of the immediate area. The establishment, maintenance, or operation of the use will not be detrimental to the public health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood of such proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. The subject site is adequate in size and shape to accommodate the proposed uses and the surrounding uses in the area. Planning Commission Resolu,.,n No. 3418 PLN2001-31 - 1099 W. Parr Avenue Modification to Site and Architectural Review Permit - Roof Pitch Page 2 The subject site is adequately serVed by streets of sufficient capacity to carry the kind and quantity of traffic such uses would generate. The proposed project is compatible with the adjacent land uses and the surrounding neighborhood. 5. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Modification to a previously approved Site and Architectural Review Permit (PLN2001-31) to allow a change in the approved roof pitch for a residence under construction on property owned by Steven and Ginger Cohen at 1099 W. Parr Avenue, 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 o Approved Project: Approval is granted for a Modification to a previously approved Site and Architectural Permit (PLN2001-31) to allow a modified and raised roof pitch (from original approved plans) for a new single-family residence, except as modified by the Conditions of Approval herein. Plans shall comply with plans prepared by Modem House received by the Planning Division on February 15, 2002 except as follows: a. Reduce the height of the garage a minimum of 18 inches. Compliance with Previous Approval: The project shall comply with all of the Conditions of Approval of the original Site and Architectural approval (PLN2001-31) approved by the Planning Commission on April 10, 2001 (Resolution No. 3337). Site and Architectural Review Permits Approval Expiration: Within one year from the date of approval, a building permit must be obtained and construction completed one year thereafter or the Site and Architectural Review Permit approvals shall be void. Fences: Any new or existing fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. Landscaping: The applicant submit a landscape plan, for review and approval of the Community Development Director, which indicates a minimum of one (1) tree per 2,000 Planning Commission Resolu..on No. 3418 PLN2001-31 - 1099 W. Parr Avenue Modification to Site and Architectural Review Permit - Roof Pitch Page 3 square feet of net lot area of the Subject property. Existing trees within the net lot area of the subject property, including a 30-inch oak, a 24-inch pine, and a 12-inch willow, shall be retained and included in the total. All new trees shall be planted within the net lot area and shall be planted prior to issuance of a Certificate of Occupancy. a. Additionally, provide a minimum of six (6) 24-inch box trees along the western property line. Locations and species to be reviewed and approved by the Community Development Director. PASSED AND ADOPTED this 26th day of March, 2002, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Doorley, Francois, Gibbons and Hernandez None Jones and Leonard None APPROVED: Tom Francois, Chair ATTEST: Sharon Fierro, Secretary CAMPBELL PLN2001-31 La Mar, M. ITEM NO. 4 STAFF REPORT - PLANNING COMMISSION MEETING OF March 26, 2002 Public Hearing to consider the application of Mark and Tyra LaMar for consideration of a Modification to a previously approved Site and Architectural Permit (PLN2001-31) to approve an already-constructed modified and raised roof pitch (from original approved plans) for a new single-family residence currently under construction on property owned by Mark and Tyra LaMar at 1099 W. Parr Avenue in an R-l-10 (Single Family Residential) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: Adopt a Resolution, incorporating the attached findings, approving a Modification to a Site and Architectural Permit to approve an already-constructed modified and raised roof pitch (from original approved plans) for a new single-family residence, subject to the attached Conditions of Approval. ENVIRONMENTAL DETERMINATION This project is categorically exempt under Section 15301 Class 1 (e) of CEQA pertaining to additions to existing structures; therefore, no environmental action is required. PROJECT DATA Category Lot/House Maximum Allowed/Required Gross Lot Area: Net Lot Area: Density: Proposed Residence: First Floor: Second Floor: Garage Accessory_ building: TOTAL Building Coverage: Floor Area Ratio: Parking Provided: Building Height: Setbacks: Front Yard: .31 acres (15,570 sq. fi.) .26 acres (13,280 sq. ft.) 2.8 units/gross acre 2,496 sq. ft. 2,169 sq. ft. 317 sq. ft. 994 sq. ft. 5,976 sq. ft. 3,807 sq. ft. (28.6%) .45 2 spaces (1 covered) 27 ft. 10 in. 25 ft. .23 acres (10,000 sq. fi. minimum) Less than 3.5 units/gross acre 1,000 sq. ft. maximum 4,648 sq. ft. (35% max.) .45 maximum 2 spaces (1 covered) required 28 ft. maximum 25 ft. minimum Staff Report - Planning Commissio,, Meeting of March 26, 2002 PLN2001-31 - 1099 W. Parr Avenue Pase 2 of 3 Front Yard to Garage: 67 ft. Rear Yard: 68 ft. Side Yard (east): 12 ft. Side Yard (west): 8 ft. 25 ft. minimum 25 ft. minimum 12 ft. minimum 8 ft. minimum DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Modification to a Site and Architectural Review Permit to approve an already-constructed modified and raised roof pitch (from original approved plans) for a new single-family residence. The roof pitch has been changed from 6:12 to 9:12 and has been constructed. The project site is located on the north side of West Parr Avenue between Hack and Lucot Avenues, on the border of Los Gatos and Campbell. Single-family residences abut the property on the east, west, and north sides, and the Los Gatos Community Hospital lies across West Parr to the south. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Low Density Residential (Less than 3.5 units per gross acre). The density of the proposed project site is an average of 2.8 units per gross acre, which is less than allowed by the General Plan land use designation. Zoning Designation: The zoning designation for the project site is R-l-10 (Single-Family Residential with a 10,000 square foot lot minimum). The proposed house meets the minimum setbacks and maximum height restriction, lot coverage, building area, floor area ratio, and parking requirements of the R-l-10 Zoning District. Site Layout and Architecture: The proposed project includes the construction of a new two-story residence. The proposed residence has incorporated design features as required by the San Tomas Area Neighborhood Plan, including simple rectangular-shaped forms, simple gabled rooflines, simple and shallow window fenestration, stucco siding, and composition shingle roofing. Additional elements include divided window treatments, shutters, a trellis over the driveway apron, and front and rear porches. The modified roof design changed the roof pitch from 6:12 to 9:12; increasing the height approximately three feet in most locations. The majority of the roof structure is now at 27 feet, 10 inches above grade, whereas the original design, the roof was predominately at 25 feet above grade. The maximum height allowed is 28 feet. The original approved design had a single ridge at this height, and the proposed design brings the remaining two roof ridges up to this higher level. This has altered the appearance when viewed from the street and from east-bound West Pan' Avenue. The west-bound view is mostly obscured by existing mature trees. Staff believes that while the original design was less visually massive, the revised design is still in keeping with the San Tomas Area Neighborhood Plan. J:~Reports~SITE AND ARCH~PLN 2001-31 -- 1099 W. Parr Ave.2.doc Staff Report - Planning Commissio,, Meeting of March 26, 2002 PLN2001-31 - 1099 W. Parr Avenue Pase 3 of 3 Trees/Landscaping: There are several existing trees on site that will be retained, including a 30- inch oak, a 24-inch pine, a 12-inch willow, and several smaller trees. The applicant is required to have one tree per 2,000 square feet of net lot area on the property. Staff has included a Condition of Approval to require the planting of six (6) additional 24 inch box trees along the western property line to partially screen the new two story house and improve the visual transition to the neighboring single story home. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at its meeting of March 12, 2002. The Committee recommended that additional trees be planted along the western property line, and that the garage be lowered a foot or two to improve the west elevation. Staff has included this as a Condition of Approval. Attachments: 1. Findings for approval of the Site and Architectural Review Permit (PLN2001-131) 2. Conditions of Approval for the Site and Architectural Review Permit(PLN2001-131) 3. Site Plan and Revised Elevations 4. Originally Approved Elevations 5. Photographs 6. Letter from Applicant 7. Location Map Prepared by: Geoff I. Bradley, Senior Planner Approved by: Sharon Fierro, Community Development Director J:'cReports~SITE AND ARCHXPLN 2001-31 -- 1099 W. Parr Ave.2.doc Attachment #1 FINDINGS FOR APPROVAL OF FILE NO. PLN 2001-31 SITE ADDRESS: APPLICANT: DATE: 1099 W. Parr Avenue Mark and Tyra La Mar March 26, 2002 Findings for Approval of a Modification to a Site and Architectural Review Permit to approve an already-constructed modified and raised roof pitch (from original approved plans) for a new single-family residence at 1099 W. Pan' Avenue: The Planning Commission finds as follows with regard to File No. PLN 2001-31: 1. The proposed project is consistent with the R-I-10 (Single-Family Residential) Zoning District, as required per the Zoning Ordinance. The development of the property will result in an average density of 2.8 dwelling units per gross acre, which is lower than the General Plan density of 3.5 dwelling units per gross acre for this area. The building is well designed and architecturally compatible with other homes in the surrounding area and is consistent with the development standards for single family homes as stated in the San Tomas Area Neighborhood Plan. 4. The proposed project is compatible with the adjacent community and residential uses. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed project will aid in the enhancement and the harmonious development of the immediate area. The establishment, maintenance, or operation of the use will not be detrimental to the public health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood of such proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. 2. The subject site is adequate in size and shape to accommodate the proposed uses and the surrounding uses in the area. 3. The subject site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic such uses would generate. 4. The proposed project is compatible with the adjacent land uses and the surrounding neighborhood. 5. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project Attachment 2 CONDITIONS OF APPROVAL OF FILE NO. PLN 2001-31 SITE ADDRESS: APPLICANT: DATE: 1099 W. Parr Avenue Mark and Tyra La Mar March 26, 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 1. Approved Project: Approval is granted for a Modification to a previously approved Site and Architectural Permit (PLN2001-31) to allow a modified and raised roof pitch (from original approved plans) for a new single-family residence, except as modified by the Conditions of Approval herein. Plans shall comply with plans prepared by Modem House received by the Planning Division on February 15, 2002 except as follows: a. Reduce the height of the garage a minimum of 18 inches. 2. Compliance with Previous Approval: The project shall comply with all of the Conditions of Approval of the original Site and Architectural approval (PLN2001-31) approved by the Planning Commission on April 10, 2001 (Resolution No. 3337). 3. Site and Architectural Review Permits Approval Expiration: Within one year from the date of approval, a building permit must be obtained and construction completed one year thereafter or the Site and Architectural Review Permit approvals shall be void. 4. Fences: Any new or existing fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. 5. Landscaping: The applicant submit a landscape plan, for review and approval of the Community Development Director, which indicates a minimum of one (1) tree per 2,000 square feet of net lot area of the subject property. Existing trees within the net lot area of the subject property, including a 30-inch oak, a 24-inch pine, and a 12-inch willow, shall be retained and included in the total. All new trees shall be planted within the net lot area and shall be planted prior to issuance of a Certificate of Occupancy. a. Additionally, provide a minimum of six (6) 24 inch box trees along the western property line. Locations and species to be reviewed and approved by the Community Development Director. February 14, 2002 Mark & Tyra LaMar 1099 West Parr Ave Campbell, Ca 95008 Re: Roof Pitch Change To whom it may concern: I was asked to write this letter as an explanation for why I raised the roof pitch on the gables of my house. I would like for you to know that in raising the pitch I did not exceed any height requirements, ! merely brought the two gable end ridges to meet the center ridge that runs perpendicular to the gables. There are three reasons that come into play as to why I felt it was necessary to raise the gable pitches; they are as follows. 1. In order for me to place my heater in the attic were it must go ! need to maintain 30" clearance above and in front of the unit to meet code. With the roof pitch at the original height it would not have been code compliant. 2. We asked Kristi Bascom if we could enlarge our cantilever on the right side of the house to accommodate our children's bathroom needs. When this was approved by her it changed the roof elevation dramatically and put it considerably higher than the roof it was paralleling. In order for this to merry properly and make it architecturally pleasing it was absolutely essential we raise the paralleling roof. 3. In order to achieve the proper look and overall beau~' of the house and make it architecturally correct. It was essential to match up the ridges. In doing so it gave the house the structure, lower skyline and cleaner elevation. Thank you for taking the time to read this letter of explanation Mark & Tyra LaMar CITY oF CAMPBELL Community Development Department - Current Planning March 15, 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, March 26, 2002, in the City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the application of Mark and Tyra LaMar for consideration of a Modification to a previously approved Site and Architectural Review Permit (PLN2001-31) to approve an already-constructed modified and raised roof pitch (from original approved plans) for a new single-family residence currently under construction on property owned by Mark and Tyra LaMar at 1099 W. Parr Avenue in an R-l-10 (Single Family Residential) Zoning District. This project is Categorically Exempt. Interested persons may appear and be heard at this heating. 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 CAMPBEI J~ SHARON FIERRO SECRETARY PI~EASE NOTE: When calling about this Notice, please refer to File No. PLN2001-31 Address: 1099 W. Pan' Avenue 70 North First Street · Campbell, California 95008-1436 · TEL 408.866.2140 - FAX 408.866.8381 · TDD 408.866.2790 CITY ox CAMPBELL Community Development Department - Current Planning March 5, 2002 Re: PLN2001-31 - 1099 W. Parr Avenue - Modification to Site & Architectural Permit Dear Applicant: Please be advised that the above-referenced application has been scheduled for the following meetings: Site and Architectural Review Committee Meeting Date: Tuesday, March 12, 2002 Time: 6:15 p.m. Location: Planning Conference Room, City Hall, 70 N. First Street, Campbell Planning Commission Meeting Date: Tuesday, March 26, 2002 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, Geo f I. Bradley Senior Planner CC: Mark & Tyra LaMar (Applicants/Property Owner) 1099 W. Parr Avenue Campbell, CA 95008 70 North First Street · Campbell, California 95008-1436 . TEL 408.866.2140 · F*X 408.866.8381 - TDD 408.866.2790 February 14, 2002 Mark 8: Tyra LaMar 1099 West Parr Ave Campbell, Ca 95008 Re: Roof Pitch Change To whom it may concern: I was asked to write this letter as an explanation for why I raised the roof pitch on the gables of my house. I would like for you to know that in raising the pitch I did not exceed any height requirements, I merely brought the two gable end ridges to meet the center ridge that runs perpendicular to the gables. There are three reasons that come into play as to why I felt it was necessary to raise the gable pitches; they are as follows. 1. In order for me to place my heater in the attic were it must go I need to maintain 30" clearance above and in front of the unit to meet code. With the roof pitch at the original height it would not have been code compliant. 2. We asked Kristi Bascom if we could enlarge our cantilever on the right side of the house to accommodate our children's bathroom needs. When this was approved by her it changed the roof elevation dramatically and put it considerably higher than the roof it was paralleling. In order for this to merry properly and make it architecturally pleasing it was absolutely essential we raise the paralleling roof. 3. In order to achieve the proper look and overall beauty of the house and make it architecturally correct. It was essential to match up the ridges. In doing so it gave the house the structure, lower skyline and cleaner elevation. Thank you for taking the time to read this letter of explanation Mark & Tyra LaMar