Site and Arch - 2000CITY OF CAMPBELL
Public kY/orks Department
May 30, 2000
Mark Berens
1756 Regina Way
Campbell, CA 95008
Re: PLN2000~51 - 1756 Regina Way
Dear Mr. Berens:
The Planning Commission, at its meeting of May 23, 2000, adopted Resolution 3280 granting
a Site and Architectural approval to allow the construction of a new two-story, single-family
residence on the above-referenced property.
At your earliest convenience, I would like to arrange a meeting with you, your consultants,
and the City's Public Works land development representative(s). The purpose of the meeting
would be to review the conditions of approval imposed by the Public Works Department and
the Department's procedures and requirements for satisfaction of those conditions. The land
development representative(s) may also include staff members from the Planning and Building
Divisions, if necessary. We hope this meeting will facilitate your project and assist in making
your project a success.
Please contact me at (408) 866-2158 to arrange a meeting time and to answer any questions.
CC:
Gary King, 19927 Baroni Ct., Saratoga 95070
Bill Helms, Land Development Manager
Bill Bruckart, Building Official
Darcy Smith, Planner I
h:\landdev\ 1756reginastdltr(mp)
70 North First Street · Campbell, California 95OO8-1423 - TEL 408.866.2150 ' FAX 408.376.0958 ' TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department . Current Planning
May 24, 2000
Mark Berens
1756 Regina Way
Campbell, CA 95008
Re: PLN2000-51 - 1756 Regina Way
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of May 23, 2000. adopted
Resolution No. 3280 granting a Site and Architectural Approval to allow the construction of a
new two-story, single-family residence on the above-referenced property.
This approval is effective in ten days, unless appealed in writing to the City Clerk. The time
xvithin which judicial review of this decision must be sought is governed by California Code of
Civil Procedure, Section 1094.6.
If you have any questions, do not hesitate to contact me at (408) 866-2193.
Sincerely,
Darcy Smith
Planner I
CC~
Harold Housley, Public Works Department
Frank Mills, Building Division
Wayne Hokanson, Santa Clara County Fire Department
Gary King
19927 Baroni Court
Saratoga, CA 95070
70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2140 . FaX 408.866.8381 · TDD 408.866.2790
RESOLUTION NO. 3280
BEING A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF CAMPBELL
GRANTING A SITE AND ARCHITECTURAL
APPROVAL TO ALLOW THE CONSTUCTION OF A
NEW TWO-STORY, SINGLE-FAMILY RESIDENCE ON
PROPERTY LOCATED AT 1756 REGINA WAY IN AN
R-l-9 (SINGLE FAMILY RESIDENTIAL) ZONING
DISTRICT. APPLICATION OF MR. MARK BERENS.
FILE NO. PLN2000-51.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2000-51.
The subject property on which the proposed two-story single-family residence is to be
constructed is substandard in net lot area (8,733 square feet) and has a substandard lot width
of less than 60 feet.
The proposed project is consistent with the San Tomas Area Neighborhood Plan.
The proposed project is consistent with the development standards for an existing non-
conforming lot in an R-l-9 (Single-family residential, 9,000 square-foot minimum lot size)
zoning district with a substandard lot width of less than 60 feet; the proposed project meets
the side yard setback requirements for an R-l-6 zoning district, rear yard setbacks and lot
coverage requirements for an R-1-8 zoning district, and front yard setback and floor area ratio
requirements of an R-1-9 zoning district in the San Tomas Area Neighborhood Plan.
The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and with the San Tomas Area.
The development of the property will result in a density of 4.2 dwelling units per gross acre
and is consistent with the General Plan density of less than 4.5 dwelling units per gross acre
for this area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the City's General Plan.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
Planning Commission Re ,olution No. 3280
PLN2000-51 - 1756 Regina Way - Mark Berens
Page 2
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Additionally, the applicant is hereby notified that he/she is required
to comply with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Approved Prqject: Approval is granted for a Site and Architectural Review permit to allow
construction of a new 3,850 square foot, two-story, single-family residence located at 1756
Regina Way. Project approval shall substantially comply with project plans prepared by Daryl
Fazekas, stamped as received by the City of Campbell Planning Division on April 27, 2000,
except as modified by the Conditions of Approval herein.
Site and Architectural Review Permit Expiration: The Site and Architectural Review Permit
(PLN2000-51) for this project is valid for a period of one (1) year from the Planning
Commission approval.
°
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. A fencing plan depicting fencing type and height shall be submitted, prior to the
issuance of building permits.
°
Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant existing structures
shall be secured, by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
5. Parking and Driveways: All parking and driveway areas shall be developed in compliance with
the standards in Chapter 21.50 of the Campbell Municipal Code.
o
Tree Protection Plan: Prior to issuance of building permits, the applicant shall submit a tree
protection plan in accordance with the City's Water Efficient Landscape Guidelines (WELS) and
the Tree Protection Regulations (Chapter 21.56 of the Campbell Municipal Code) to indicate
how the existing tree to be retained on site will be protected during construction.
°
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. All new trees shall be planted within the net lot
area and shall be noted on plans to be submitted to the Community Development Department
prior to issuance of building permits. The required new trees shall be planted within the net lot
area prior to the issuance of the Certificate of Occupancy for the new residence.
8. San Tomas Area Neighborhood Plan: The approved project shall comply with all requirements
of the City's San Tomas Area Neighborhood Plan.
Planning Commission Resolution No. 3280
PLN2000-51 - 1756 Regina Way - Mark Berens
Page 3
9. Existing Structures: All existing structures on the subject property shall be removed before the
Certificate of Final Occupancy will be issued for the new structure.
10. Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of
the permit.
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
12. Size Of Plans: The maximum size of construction plans submitted for building permits shall be
24 inches by 36 inches.
13. Soils Report: Two copies ora current soils report, prepared to the satisfaction of the Building
Official, containing foundation and retaining wall design recommendations shall be submitted
with the building permit application. This report shall be prepared by a licensed civil engineer
specializing in soils mechanics.
14. 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.
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 comerlocations
15. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-1R
shall be blue-lined on the construction plans.
16. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or
engineer of record shall prepare an inspection program that shall be submitted to the Building
Official for approval prior to issuance of the building permits, in accordance with U.B.C Section
106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection
Division Counter.
Planning Commission Re=olution No. 3280
PLN2000-51 - 1756 Regina Way - Mark Berens
Page 4
17. Non-source Pollution Control Program: 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 inches by 36 inches) is available at the Building Division service counter.
18. Approvals Required: The project requires the following agency approval prior to issuance of the
building permit:
ao
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
PUBLIC WORKS DEPARTMENT
19. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
20. Unsecured Deferred Street Improvement Agreement: Prior to issuance of any grading,
drainage, or building permits for the site, the owner shall execute an unsecured deferred street
improvement agreement for construction of standard street improvements.
21. 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.
22. 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 $2,000 per acre.
23. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention
COUNTY FIRE DEPARTMENT
24. No Fire Department Conditions.
Planning Commission Resolution No. 3280
PLN2000-51 - 1756 Regina Way - Mark Berens
Page 5
PASSED AND ADOPTED this 23rd day of May, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Hemandez, Jones, Keams, Lindstrom,
Lowe
None
None
None
APPROVED:
Elizabeth Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary
Planning Commission Minutes of May 23, 2000 Page 4
3. PLN2000-51
Berens, M.
Public Hearing to consider the application of Mr. Mark Berens for a
Site and Architectural Approval (PLN2000-51) to allow the
construction of a new single-family residence on property located at
1756 Regina Way in an R-l-9 (Single Family Residential) Zoning
District. This project is Categorically Exempt. Planning
Commission decision final in 10 days, unless appealed in writing to
the City Clerk.
Ms. Darcy Smith, Planner I, presented the staff report as follows:
· Advised that the applicant is seeking approval to construct a new 3,850 square foot, two-
story, single-family residence at 1756 Regina Way, on the south side of Regina, one parcel
west of Harriet Avenue.
· The property is being developed at a 4.2 units per gross acre ratio, which is consistent with
the General Plan.
· The subject parcel is a legal, non-conforming parcel consisting of 8,733 square feet. The lot
width is 54 feet rather than the 70 foot width required under the R-l-9 Zoning.
· The proposed new residence will consist of 3,178 square feet of living space with a 672
square foot attached garage. The living area is situated to the front of the property with the
garage in the rear.
· This project is consistent with the San Tomas Area Neighborhood Plan.
· No trees will be removed but one Magnolia will be relocated. A total of five trees will be
added to the site.
· Street improvements are not there and not required.
· SARC reviewed this project on May 9, 2000, and was supportive.
· Staff recommends that the Commission adopt a Resolution approving this application.
Chairperson Gibbons expressed concerned that a Magnolia might not survive transplantation.
Ms. Darcy Smith advised that if the tree were not successfully transplanted, the applicants would
have to replace the tree before the final occupancy can occur so that a total of five trees are on
site.
Commissioner Lindstrom presented the Site and Architectural Review Committee meeting as
follows:
· This project was reviewed by SARC on May 9, 2000.
· Advised that SARC is supportive of this project and finds it to be a good plan.
· Stated that SARC liked the placement of the garage at the back of the property.
· SARC recommends approval.
Chairperson Gibbons opened the Public Hearing for Agenda Item No. 3.
Chairperson Gibbons closed the Public Hearing for Agenda Item No. 3.
Planning Commission Minutes of May 23, 2000 Page 5
Motion:
Upon motion of Commissioner Kearns, seconded by Commissioner
Hernandez, the Planning Commission adopted Resolution No. 3280 granting
a Site and Architectural Approval (PLN2000-51) to allow the construction of
a new single-family residence on property located at 1756 Regina Way, by
the following roll call vote:
AYES: Francois, Hernandez, Gibbons, Jones, Kearns, Lindstrom,
Lowe
NOES: None
ABSENT: None
ABSTAIN: None
Chairperson Gibbons advised that this approval is final unless appealed in writing to the City
Clerk within 10 days.
Chairperson Gibbons read Agenda Item No. 4 into the record.
PLN2000-24
Zien, J.
Public Hearing to consider the application of Mr. Jimmy Zien, on
behalf of Home Church, for approval of a limited term Conditional
Use Permit (PLN2000-24) to allow for the inclusion of recreational
activities, classroom uses and meetings on properties owned by
Home Church located at 1739/1755/1765 and 1799 S. Winchester
Boulevard in a C-2-S (General Commercial) Zoning District. This
project is Categorically Exempt. Planning Commission decision final
in 10 days, unless appealed in writing to the City Clerk.
Ms. Sharon Fierro, Community Development Director, presented the staff report as follows:
· Advised that the Home Church is located within a shopping center at the comer of Latimer
and Winchester, which was granted a Use Permit in the early 1980's. In 1988, the Church
obtained a limited term Use Permit to allow a youth facility in another parcel within the
center. That limited term Use Permit is now expired.
· Since the Home Church first occupied this site, they have purchased additional parcels within
the shopping center and are now seeking a limited term Conditional Use Permit to allow all
their parcels to be used for recreational activities, classroom uses and meetings in conjunction
with the Home Church.
· Council held a Study Session to discuss Home Church's public-facilities use of property that
is designated as Retail/Commercial in the General Plan. Council express support for Home
Church but suggested a market study to support the loss of retail space to the City.
· Advised that Home Church is successful in membership and that their site has plenty of
parking to meet the Church's needs. In fact there is a surplus of 150 spaces.
· The proposed hours of operation are from 8 a.m. to 10 p.m. daily with no restriction.
ITEM NO. 3
o ?
STAFF REPORT - PLANNING COMMISSION MEETING
OF MAY 23, 2000
PLN2000-51
Berens, M.
Public Hearing to consider the application of Mr. Mark Berens for
approval of a Site and Architectural Review Permit to allow construction
of a new two-story, single-family residence on property located at 1756
Regina Way in an R-l-9 (Single Family Residential, minimum 9,000
square-foot lot size) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Review Permit to allow construction of a new two-story, single-family residence, subject to the
attached conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 Class 3 (a) of CEQA pertaining to New
Construction of Small Structures; therefore, no environmental action is required.
PROJECT DATA
Category:
Proposed Project:
San Tomas Area Neighborhood
Plan Requirements:
Gross Lot Area: .24 acres (10,353 sq. ft.) N/A
Net Lot Area: .20 acres (8,733 sq. ft.) 9,000 sq. ft.
(Lot size is non-conforming)
4.2 units/gross acre
Density:
less than 4.5 units/gross acre
Proposed Residence
Proposed Living Area: 3,178 sq. ft. N/A
1 st Floor: 1,709 sq. ft. N/A
2nd Floor: 1,469 sq. ft. N/A
Proposed Garage: 672 sq. ft. N/A
Total Building Area: 3,850 sq. ft. 3,929 sq. ft. maximum
Total Building Coverage: 2,719 sq. ft. 3,056 sq. ft.
StaffReport - Planning Commission Meeting of May 23, 2000
PLN2000-51 - 1756 Regina Way
Page 2
Category: Proposed Project:
Lot Coverage: 31%
Floor Area Ratio: 0.44
San Tomas Area Neighborhood
Plan Requirements:
35%
0.45 maximum
Parking Provided:
2 covered
2 spaces (minimum 1 covered)
Setbacks
Front Yard:
Rear Yard:
Side Yard (first floor east):
Side Yard (first floor west):
Side Yard (second floor east):
Side Yard (second floor east):
20 feet 20 feet
53 feet 25 feet
5 feet 5 feet (based on a 10 ft. wall
height)*
5 feet 5 feet (based on a 10 ft. wall
height)*
10 feet 9.66 feet (based on a 19.33 ft. wall
height)*
10 feet 9.66 feet (based on a 19.33 ft. wall
height)*
Height 27 ft. 28 feet
* The greater of 5 feet or 50% of the building wall height for legally created lots with width less than
60 feet
DISCUSSION
Applicant's Proposal: The applicant, Mr. Mark Berens, is requesting approval of a Site and
Architectural Review Permit application to allow construction of a new two-story, single-family
residence at 1756 Regina Way. The project site is located on the south side of Regina Way, one
parcel west from its intersection with Harriett Avenue. The project site is surrounded by single-
family residences.
Background: The subject property is currently developed with a single-family residence, a detached
garage, and a secondary living unit. The applicant intends to remove the existing residences and
detached garage. A Magnolia tree located to the east side of the proposed building site is proposed to
be moved to the front portion of the lot.
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 4.2 units per
gross acre, which is consistent with the General Plan land use designation.
The project site is located in the San Tomas Neighborhood and is subject to the San Tomas
Neighborhood Area Plan (STANP). Staff finds the proposed development consistent with the
STANP requirements and design guidelines.
Staff Report - Planning Commission Meeting of May 23, 2000
PLN2000-51 - 1756 Regina Way
Page 3
Zoning Designation: The zoning designation for the project site is R-l-9 (Single-Family Residential,
9,000 square-foot minimum lot size). The subject property is an existing 8,733 square-foot lot and is
considered legal non-conforming. The STANP provides exceptions for legal non-conforming lots,
which permit the side and rear setbacks and lot coverage requirements to be based on the standards
of the zoning district in which the lot would be conforming. Furthermore, the width of the subject
property is 54 feet, which is substandard since it does not meet the required minimum lot width of 70
feet for the R-1-9 zoning district. The STANP allows legally created lots with a lot width of less than
60 feet to meet the side yard setback requirements of the R-1-6 zoning district. The proposed project
is consistent with the zoning designation and the meets the minimum setback, height restriction, lot
coverage, floor area ratio, and parking requirements of the R-l-6, R-l-8, and R-l-9 zoning districts,
where applicable.
Site Layout and Residence Design: The proposed project consists of the development of a two-story
residence with an attached two-car garage. The proposed residence has a hipped and gabled roof
design, multi-paned rectangular windows, and a porch that runs the full length of the front facade and
wraps around to the east side of the house. The design of the house places the living area of the
house in front, with the garage area in the rear portion of the house. Such a layout results in a design
which de-emphasizes the garage and is consistent with the historic development patterns in the San
Tomas neighborhood.
The residence will have a 20-foot front yard setback to the porch and a 65-foot setback to the garage.
Other setbacks provided include a 53-foot rear yard setback, five (5) foot setbacks for the first story
and ten (10) foot setbacks for the second story.
The proposed colors for the residence consist of a beige stucco exterior, white trim, and a brown tile
roof textured to resemble wood shingles.
Landscaping: The applicant is proposing to relocate an existing magnolia tree to construct the new
residence. The tree is located two feet to the west of the west side building line. The magnolia will be
relocated to the front yard. Under the STANP, the applicant is required to provide a total of five (5)
trees on site - one (1) tree per 2,000 square feet of net lot area. The relocated magnolia will count
towards this requirement. A condition of approval has been added that requires the addition of four
(4) new trees to be planted on the site.
Street Improvements: The project site does not have standard street improvements (curb, gutter or
sidewalks) and none are required on Regina Way.
Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed
this application at its meeting of May 9, 2000, and is supportive of the proposed project as presented.
Attachments:
1. Findings for approval of the Site and Architectural Review Permit
2. Conditions of Approval for the Site and Architectural Review Permit
Staff Report- Planning Commission Meeting of May 23, 2000
PLN2000-51 - 1756 Regina Way
Page 4
3. Reduced Plans
4. Location Maps
Prepared by:
Approved by:
'~rcy ~mith, Planner I
Sharon Fierro, Community Development Director
Attachment # 1
Page 1 of 1
FINDINGS FOR APPROVAL OF FILE NO. PLN2000-51
SITE ADDRESS: 1756 Regina Way
APPLICANT: Mark Berens
P.C. MEETING: May 23, 2000
Findings for Approval of a Site and Architectural Review Permit (PLN2000-51) to allow the
construction of a new single-family residence
The Planning Commission finds as follows with regards to File No. PLN2000-51:
The subject property on which the proposed two-story single-family residence is to be
constructed is legal non-conforming in net lot area (8,733 square feet) and has a legal non-
conforming lot width of less than 60 feet.
2. The proposed project is consistent with the San Tomas Area Neighborhood Plan.
o
The proposed project is consistent with the development standards for an existing non-
conforming lot in an R-l-9 (Single-family residential, 9,000 square-foot minimum lot size)
zoning district with a substandard lot width of less than 60 feet; the proposed project meets the
side yard setback requirements for an R-l-6 zoning district, rear yard setbacks and lot coverage
requirements for an R-l-8 zoning district, and front yard setback and floor area ratio
requirements of an R-1-9 zoning district in the San Tomas Area Neighborhood Plan.
4. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and with the San Tomas Area.
o
The development of the property will result in a density of 4.2 dwelling units per gross acre and
is consistent with the General Plan density of less than 4.5 dwelling units per gross acre for this
area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the City's General Plan.
2. The proposed project, as conditioned, will aid in the harmonious development of the immediate
area.
Attachment #2
Page 1 of 4
CONDITIONS OF APPROVAL FOR FILE NO. PLN2000-51
SITE ADDRESS: 1756 Regina Way
APPLICANT: Mark Berens
P.C. MEETING: May 23, 2000
The applicant is hereby notified, as part of this application, that he is required to meet the following
conditions in accordance with the ordinances of the City of Campbell and the State of California.
The lead department with which the applicant will work is identified on each condition where
necessary. Additionally, the applicant is hereby notified that he/she is required to comply with all
applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to
this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Approved Project: Approval is granted for a Site and Architectural Review permit to allow
construction of a new 3,850 square foot, two-story, single-family residence located at 1756
Regina Way. Project approval shall substantially comply with project plans prepared by Daryl
Fazekas, stamped as received by the City of Campbell Planning Division on April 27, 2000,
except as modified by the Conditions of Approval herein.
Site and Architectural Review Permit Expiration: The Site and Architectural Review Permit
(PLN2000-51) for this project is valid for a period of one (1) year from the Planning Commission
approval.
o
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. A fencing plan depicting fencing type and height shall be submitted, prior to the
issuance of building permits.
Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant existing structures
shall be secured, by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
5. Parking and Driveways: All parking and driveway areas shall be developed in compliance with
the standards in Chapter 21.50 of the Campbell Municipal Code.
o
Tree Protection Plan: Prior to issuance of building permits, the applicant shall submit a tree
protection plan in accordance with the City's Water Efficient Landscape Guidelines (WELS) and
the Tree Protection Regulations (Chapter 21.56 of the Campbell Municipal Code) to indicate
how the existing tree to be retained on site will be protected during construction.
Conditions of Approval
PLN2000-51 - 1756 Regina Way
Planning Commission Meeting of May 23, 2000
Attachment #2
Page 2 of 4
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. All new trees shall be planted within the net lot
area and shall be noted on plans to be submitted to the Community Development Department
prior to issuance of building permits. The required new trees shall be planted within the net lot
area prior to the issuance of the Certificate of Occupancy for the new residence.
8. San Tomas Area Neighborhood Plan: The approved project shall comply with all requirements
of the City*s San Tomas Area Neighborhood Plan.
9. Existing Structures: All existing structures on the subject property shall be removed before the
Certificate of Final Occupancy will be issued for the new structure.
10. Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of
the permit.
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
12. Size Of Plans: The maximum size of construction plans submitted for building permits shall be
24 inches by 36 inches.
13. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building
Official, containing foundation and retaining wall design recommendations shall be submitted
with the building permit application. This report shall be prepared by a licensed civil engineer
specializing in soils mechanics.
14. Site Plan: The application for the building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as appropriate. The
site plan shall also include site drainage details.
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
15. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-1R
shall be blue-lined on the construction plans.
Conditions of Approval
PLN2000-51 - 1756 Regina Way
Planning Commission Meeting of May 23, 2000
Attachment #2
Page 3 of 4
16. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or
engineer of record shall prepare an inspection program that shall be submitted to the Building
Official for approval prior to issuance of the building permits, in accordance with U.B.C Section
106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection
Division Counter.
17. Non-source Pollution Control Program: 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 inches by 36 inches) is available at the Building Division service counter.
18. Approvals Required: The project requires the following agency approval prior to issuance of the
building permit:
ao
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
PUBLIC WORKS DEPARTMENT
9. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
10. Unsecured Deferred Street Improvement Agreement: Prior to issuance of any grading, drainage,
or building permits for the site, the owner shall execute an unsecured deferred street
improvement agreement for construction of standard street improvements.
11. 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.
12. 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 $2,000 per acre.
13. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination System
(NPDES) permitting requirements and the California Storm Water Best Management Practices
handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District
and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention
Conditions of Approval
PLN2000-51 - 1756 Regina Way
Planning Commission Meeting of May 23, 2000
Attachment #2
Page 4 of 4
COUNTY FIRE DEPARTMENT
No Fire Department Conditions.
City of Campbell -- Community Development Department
70 N. First Street, Campbell. CA 95008
MEMORANDUM
To:
From:
Subject:
Site and Architectural Review Committee
Darcy Smith, Planner I
Date: May 9, 2000
PLN 2000-51 Site and Architectural Review Permit
Proposal
The applicant, Mr. Mark Berens, is requesting approval of a Site and Architectural application to allow
the construction of a new two-story, single-family residence at 1756 Regina Way. The project site is
located on the south side of Regina Way, one parcel west from its intersection with Harriett Avenue.
The project site is surrounded by single-family residences.
Zoning/General Plan
The project site is located in a R-l-9 (Single Family Residential, minimum 9,000 square foot lot size)
Zoning District. The General Plan designation is Low Density Residential (less than 4.5 units per gross
acre).
Project Data
Category_:
Proposed Project:
San Tomas Area Neighborhood Plan
(STANP) Requirements:
Gross Lot Area:
Net Lot Area:
Density:
.24 acres (10,353 sq. ft.) N/A
.20 acres (8,733 sq. ft.) 9,000 sq. ft.
(Lot size is non-conforming)
4.2 units/gross acre less than 4.5 units/gross acre
Proposed Residence
Proposed Living Area: 3,178 sq. ft. N/A
1st Floor: 1,709 sq. ft. N/A
2nd Floor: 1,469 sq. ft. N/A
Proposed Garage: 672 sq. ft. N/A
Total Building Area: 3,850 sq. ft. 3,939 sq. ft. maximum
Total Building Coverage:
Lot Coverage:
Floor Area Ratio:
2,719 sq. ft. 3,056 sq. ft.
31% 35%
0.44 0.45 maximum
Parking Provided: 2 covered 2 spaces (minimum 1 covered)
Setbacks
Front Yard:
Rear Yard:
Side Yard (first floor east):
Side Yard (first floor west):
Side Yard (second floor east):
Side Yard (second floor east):
20 feet 20 feet minimum
53 feet 25 feet minimum
5 feet 5 feet (based on a 10 ft. wall height)*
5 feet 5 feet (based on a 10 ft. wall height)*
10feet' 9.66 feet (based on a 19.33 ft. wall
height)*
10feet 9.66 feet (based on a 19.33 it. wall
height)*
Height 27 ft. 28 feet
Issues or concerns
None.
Staff Recommendation
The Planning Staff is supportive of the proposal as presented.
Architectural Advisor Recommendation
The Architectural Advisor recommends approval of the proposed project. He commented that the
design is appropriate for the size and effectively reduces the apparent mass by stepping the second
story back from the first story.
CITY or CAMPBELL
Community Development Department · Current Planning
May 5, 2000
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the
time of 7:30 p.m., or shortly thereafter, on Tuesday, May 23, 2000, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to
consider the application of Mr. Mark Berens for a Site and Architectural Approval
(PLN2000-51) to allow the construction of a new single-family residence on property
located at 1756 Regina Way in an R-l-9 (Single Family Residential) Zoning District.
This project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only
those issues you or someone else raised at the Public Hearing described in this Notice, or
in written correspondence delivered to the City of Campbell Planning Commission at, or
prior to, the Public Hearing. Questions may be addressed to the Community
Development Department at (408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals
must be submitted to the City Clerk in writing within 10 calendar days of an action by the
Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are
available for all meetings held in the Council Chambers. If you require accommodation,
please contact the Community Development Department at (408) 866-2140, at least one
week in advance of the meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2000-51
Address: 1756 Regina Way
70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department - Current Planning
May 2,2000
Re: PLN 2000- 51 - 1756 Regina Way
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, May 9, 2000
Time: 6:30 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meetin~
Date: Tuesday, May 23, 2000
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
Darcy Smith
Planner I
CC:
Mark Berens (Applicant/Property Owner)
1756 Regina Way
Campbell, CA 95008
Gary King
19928 Baroni Ct.
Saratoga, CA 95070
70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2140 . FaX 408.866.8381 - TDD 408.866.2790
. o~ ' c sta.t,o
CITY OF CAMPBELL
Community Development Department · Current Planning
April 19, 2000
Mark Berens
1756 Regina Way
Campbell, CA 95008
Re: Application Comments - PLN 2000-51
New Single Family Residence - 1756 Regina Way
Dear Mr. Berens:
The Planning Division has reviewed your Site and Architectural Review Permit submittal for a
proposed single family residence on the referenced property. As the property is located in the
San Tomas Neighborhood, the plans were reviewed by the Planning Division per the
requirements of the San Tomas Area Neighborhood Plan (STANP). New construction in the R-l-
9 Zoning District must receive site and architectural approval by the Planning Commission.
Your proposed plans require some modifications before the application can be deemed complete
and placed on the Site and Architectural Review Committee and Planning Commission agendas.
Setbacks
Staffs calculations indicate that the west and east side yard setbacks for the first and second
story are inadequate. The side yard setback must be the .greater of five feet, or one-half the height
of the building wall adjacent to the property line. The building wall height is measured as the
plate height from the average elevation of the finished grade within twenty feet of the structure.
It appears that the setbacks provided on your plans were based on the measurement of' the
building wall height from the finished floor, not the average elevation of the finished grade.
Staffs measurement of the first story building wall height for the rear portion of the west
exterior elevation of the proposed home is 12', which requires a 6' setback on the west side. The
first story wall height for the rear portion of the east exterior elevation is 12' 2", which requires a
minimum east side yard setback of 6' 1". The second floor wall height was measured as 21',
which requires a minimum setback of 10' 5" on both the east and west sides.
Since any grading of the site, as well as any elevation changes 20' from the structures, may
change the wall height measurement, and the required side yard setbacks, please submit a
east/west cross-section of the mid-point of the proposed building, commencing 20' from the
most easterly building line and ending 20' from the most westerly building line.
Height
The maximum building height for residential units in the San Tomas Area is 28 feet, measured
from the adjacent natural grade. Staffs calculations show the maximum height at 28' 6" from the
70 North First Street . Campbell, California 95008.1423 . TEL 408.866.2140 . F^X 408.866.8381 - TDD 408.866.2790
Mark Berens
1756 Regina Way - PLN 2000-51
April 19, 2000
Page 2
adjacent natural grade shown on the plans. It appears that the height measurement provided on
the plans was measured from the finished floor, and not the natural grade.
Trees
The STANP requires all new development to provide a minimum of one tree per 2,000 square
feet of net lot area. Existing trees within the net lot area shall be included in the total; however,
only one tree currently on your property is actually within the net lot area- the other four trees are
located within the public street right-of-way. You will be required to plant four additional trees
within your net lot area.
In addition, there are two additional items that are necessary to complete your Site and
Architectural Reviexv Permit application. These include:
1. Development Schedule. Provide a written statement outlining the proposed schedule for
construction of the new residential unit.
2. Photographs of adjacent properties and properties across the street.
As mentioned above, this application cannot be placed on the Site and Architectural Review
Committee Agendas until revised plans that meet all the requirements of the San Tomas Area
Neighborhood Plan and the Zoning Code and the additional required materials are submitted.
These comments are intended as preliminary only. Additional comments and requirements may
be forthcoming.
Sincerely,
Darcy Smith
Planner I
Cc~
Sharon Fierro, interim Community Development Director
Harold Housley, Land Development Engineer
Gary King, 19928 Baroni Ct., Saratoga, CA 95070
Daryl Fazekas, 80 W. Main St., Los Gatos, CA 95030