Mod-Sideyard Setback-withdrawnITEM NO. 1
STAFF REPORT - PLANNING COMMISSION MEETING OF
April 11, 2000
M 99-10
Rosingana, H.
Public Hearing to consider the application of Harry Rosingana, on
behalf of Neal and Sonja Locke, for approval of a minor
modification to a side yard setback requirement to allow a second
story addition to an existing single family residence located at
200 N. Second Street in an R-1 (Single Family Residential)
Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Remove this item fi.om the agenda.
DISCUSSION
On April 7, 2000, the property owner of the parcel applying for a minor modification to the side
yard sertback, submitted a letter to the Community Development Department requesting that the
minor modification application (M 99-10) be withdrawn. Mrs. Locke states in her withdrawal
letter that she intends to revise the building plans to comply with the required setback.
1. In light of the minor modification application withdrawal, Staff requests that this item be
removed from the agenda.
Attachment
1. Letter of withdrawal
Prepared by:
Approved by:
~arcy SmOoth, Planner I
Sl~aron Fierro, Senior Planner
200 N. 2na Street
Campbell, CA 95008
Ms. Darcy Smith
City of Campbell Planning Department
70 N. 1st Street
Campbell, CA 95008
April 6, 2000
Dear Ms. Smith,
Please withdraw our application for a variance. We will therefore not need to have our
plans considered at the Planning Commission meeting on April 11, 2000.
Thank you for your assistance,
April 5, 2000
Darcy Smith
City of Campbell
Campbell, Ca 95008
Darcy,
I would like to request a continuance to a future SARC and Planning Comission meeting
date to prepare revised plans for 200 N. Second St and elevations to incorporate the Site
and Architectual Review Committee's recommendations.
vows
Harry Kosingana
RECEIVED
APR n 6 2000
CITY OF CAUPBELL
' PLANNING DEPT,
149 N. Second St. · Campbell, CA 95008
CITY OF CAMPBELL
Community Development Department · Current Planning
March 31, 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, April 11, 2000, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to
consider the application of Mr. Harry Rosingana for approval of a Minor Modification (M
99-10) to the side yard setback requirement to allow a second story addition to a
residence on property located at 200 N. Second Street in a R-l-6 (Single Family
Residential) Zoning District. This project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only
those issues you or someone else raised at the Public Hearing described in this Notice, or
in written correspondence delivered to the City of Campbell Planning Commission at, or
prior to, the Public Hearing. Questions may be addressed to the Community
Development Department at (408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals
must be submitted to the City Clerk in writing within 10 calendar days of an action by the
Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are
available for all meetings held in the Council Chambers. If you require accommodation,
please contact the Community Development Department at (408) 866-2140, at least one
week in advance of the meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. M 99-10
Address: 200 N. Second Street
70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2140 - F^X 408.866.8381 · TDD 408.866.2790
City of Campbell - Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To: Site and Architectural Review Committee Date: March 28, 2000
From: Darcy Smith, Planner I '~
Subject: M 99-10 -- Minor Modification to Side Yard Setback at 200 N. Second Street
Proposal
The applicant is requesting approval of a minor modification to the north side yard setback requirement
to allow a second-story addition to an existing single family residence located at 200 North Second
Street.
The modification will allow for a 5 foot side yard setback for the second story rather than the required
eight foot, ten inch side yard setback along the north side of the property. The reason for the request for
the modification is to allow for additional living space on the second floor without extending into the
rear yard where a swimming pool is located.
Zoning/General Plan
The project site is located in a R-1 (Single Family Residential) Zoning District. The General Plan
designation is Low Density Residential (less than six units per gross acre).
Project Data
Gross Lot Area:
Net Lot Area:
.24 acres (10,308 sq. ft.)
.20 acres (8,508 sq. ft.)
Existing Floor Area:
Proposed Second Floor Addition:
Total Proposed Building Area:
Total Lot Coverage:
1,765 sq. ft.
963 sq.
2,728 sq. ft.
20.7%
Proposed Second Story Wall Height:
Required Setback:
Proposed Setback:
Issues or concerns
17 feet 8 inches
8 feet 10 inches
5 feet
The R-1 zoning ordinance section states that the Planning Commission may permit lesser setbacks for
a second story addition when it finds:
1. That said side yard will not be detrimental to the health, safety, peace, comfort or
general welfare of persons in the neighborhood or the City as a whole; and
That said side yard will not unreasonably interfere with the ability of adjoining
property owners to enjoy access to sunlight, .air, privacy or quiet enjoyment of
such owner's property.
Staff has determined that the proposed five foot setback along the south side of the property for a
length of 27 feet to accommodate the proposed addition does not meet the above-referenced findings.
The proposed project is not architecturally compatible with the neighborhood and would be detrimental
to the peace, comfort, and general welfare of the persons in the neighborhood.
Staff Recommendation
The Plmaning Staffis not supportive of the proposal as presented.
Architectural AdvisOr Recommendation
The Architectural Advisor recommends denial of the proposed project. He commented that the design
is not architecturally compatible with the surrounding neighborhood.
CITY OF CAMPBELL
Community Development Department · Current Planning
March 20, 2000
Re: M 99-10 -- 200 N. Second Street
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting(s):
Site and Architectural Review Committee Meeting
Date: Tuesday, March 28, 2000
Time: 5:30 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, April 11, 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
Harry Rosingana (Applicant)
149 N. Second Street
Campbell, CA 95008
Neal & Sonja Locke (Property OWners)
200 N. Second Street
Campbell, CA 95008
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
February 9, 2000
Harry Rosingana
149 N. Second Street
Campbell, CA 95008
Re:
M 99-10 Minor Modification to Side Yard Setback for second-story residential addition
200 N. Second Street
Dear Mr. Rosingana:
The Planning Division has reviewed your revised plan submittal in January for a minor modification to
side yard setback for second-story residential addition to allow the addition without providing the
required side yard setback along the northern property line of the referenced property. Based upon this
review and the submittal requirements your application has been deemed incomplete. Prior to placing an
application on the Site and Architectural Review Committee and Planning Commission agendas an
application must be accepted as complete. The following information is necessary to complete the
application:
1. Plans
· Include the height of building to roof peak and top of wall.
· Seven windows and one door are not included on the first floor plans.
· Three windows are not included on the elevations for the building, but are shown on the
second floor plans.
· Indicate walkways and patios.
· Indicate width of driveway.
· Show existing trees with a trunk diameter of greater than 4 inches to be
removed/retained. Indicate the trunk diameter, tree drip line, and tree type.
· North arrow on site plan is not accurate.
2. Number of Plans
· Four full-size legible copies
· 10 reduced [81/2" x 11" or 11" x 17"] legible copies
3. Photographs of front of building and adjacent neighbors.
The project as proposed is not supported by staff due to the massing and architectural details of the
residence. Comments were provided in previous letters regarding these issues.
Please do not hesitate to contact me at 866-2193, if you wish to discuss these items or need any
clarification regarding the requested information.
Sincerely,
Darcy Smith
Planner I
CC.
Sharon Fierro, Interim Community Development Director
Neal and Sonja Locke, Property Owners
70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 · r~x 408.866.8381 · 'mD 408.86~S.2790
.O~' c;t4t~
CITY OF CAMPBELL
Community Development Department · Current Planning
Mr. Harry Rosigana January 25, 2000
149 N. Second Street
Campbell, CA 95008
Re: 200 N. Second Street
M 99-10
Dear Mr. Rosigana:
The Planning Division has reviewed your latest submittal for the residential addition at 200 N. Second Street.
Based upon this review a concern is still raised regarding the massing of the second story and the unarticulated
north elevation of the building. A review of the neighborhood verifies that the majority of the homes are single
story hipped roof structures. The proposed addition varies substantially from the existing neighborhood pattern.
It is recommended that the second story elevation along the street be reduced in width and also be setback so
that a one story roof element is maintained. Additionally, it is recommended that the details of the window
placement, the overhang details and the articulation of the north elevation be studied further.
Staff does not support the current project due to the massing and architectural details of the residential addition.
Please do not hesitate to contact me at 408 866-2144, if you wish do discuss any of the above comments.
Tim J. Hale~,,-~
Associate Planner
cc: Sharon Fierro, Senior Planner
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
December 15, 1999
Harry Rosingana
149 N. Campbell Avenue
Campbell, CA 95008
Subject:
M 99-10 - 200 N. Second Street (Second Story Addition)
A.P.N. 279-39-047
Dear Mr.' Rosingana:
The Planning Division has reviewed your request for a modification to Campbell Municipal
Code to construct a second story addition on the above referenced property. Based upon a
review of this submittal, staff cannot support the project as designed. However, staff would be
supportive of a modification to the required sideyard setback, as long as applicant is willing to
incorporate staff's comments and redesign the project.
The following issues were raised during the preliminary review of the project:
Zoning District/Open Space and Setback Requirements: The proposed project is located
in an R-1 zoning district (Single Family Residential, minimum net lot size of 6,000 square
feet). Section 21.08.070 of the Campbell Municipal Code, requires a minimum side yard
setback of 5-feet or one-half the height of the building wall adjacent to the property line, for
projects in this zone.
Provisions for Minor Modifications to Sideyard Setbacks: The Planning Commission
may permit a minimum sideyard setback of five feet for buildings proposed for a second
story addition when it makes the following findings:
(1) That said sideyard will not be detrimental to the health, safety, peace, comfort or
general welfare of persons in the neighborhood, or the City as a whole; and
(2) That said sideyards would not unreasonably interfere with the ability of adjoining
property owners to enjoy access to sunlight, air, privacy and quiet enjoyment of such
owner's property.
70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 - F^X 408.866.8381 - TaD 408.866.2790
Harry Rosingana
December 15, 1999
Page 2
Architectural Design: The second story addition seems rather massive and appears
excessive for the neighborhood in which it is proposed. The proposed addition lacks
articulation, the only articulation provided is a thin narrow belt course at the second floor
level, which is inadequate. The applicant should consider redesigning the second story
addition to set the upper floor walls back away from the lower floor walls to reduce the visual
mass and the ominous 2-story flat wall proposed.
The property seems to easily accommodate the stair to the rear of the existing house, contrary
to statements provided by the General Contractor; it is unclear why this option is structurally
infeasible.
Elevations lack detail: As submitted, the architectural detailing of the proposed addition is
bland; the design of the addition should be consistent with the original home. Therefore,
materials and architectural elements should be used in a consistent manner. Second story
additions should be integrated into the overall design of the house, thus the addition should
look like an original part of the house design. Exterior materials of a proposed addition
should match or be compatible with materials used on the remainder of the structure(s) on
site. New windows and other architectural elements should be compatible with the style,
shape, pattern, materials, and color of the original architectural elements. The applicant needs
to revise plans to incorporate more detailing consistent with the City's Design Guidelines
(copy enclosed).
Street improvements pursuant to an R-1 Encroachment Permit: Prior to issuance of an
encroachment permit for construction of any public street improvements in the public Right-
of-Way, the applicant shall cause plans to be prepared, post security, and provide insurance,
for the installation of a street tree and irrigation.
Should you wish to pursue the your request for consideration of the above referenced project,
please contact the Community Development Department at (408) 866-2140 for further
assistance.
Sincerely, ~
Martha G. Diaz
Planner
Enclosure 1. Design Guidelines for Additions to Single Family Homes
cc: Sharon Fierro, Acting Community Development Director
Bill Bruckart, Building Official
MEMORANDUM
CITY OF CAMPBELL PUBLIC WORKS DEPARTMENT
TO: Martha Diaz, Project Planner _ DATE:
FROM: Bill Helms, Land Development Manage~
Harold Housley, Land Development Eng'k~eer
PUBLIC WORKS DEPARTMENT CONDITIONS OF APPROVAL
Site Address: 200 N. 2nd Street
For File No(s): M 99-10
Project Description: > 50 % House Expansion
Applicant: Harry Rosingano
COMMENTS:
11/22/99
Street Improvements Pursuant to an R-1 Encroachment Permit: Prior to issuance of
an encroachment permit for construction of any public street improvements in the public
Right-of-Way, the applicant shall cause plans to be prepared, post security, and provide
insurance, for installation of a street tree and irrigation.
j :\landdev\200n2nd
Larry Hale
210 N 2nd St
Campbell, CA
City of Campbell
Planning Department
Re: Proposed addition for 200 N 2nd ST
Dear Sir/Madam;
I have reviewed the proposed home addition plans submitted by Del Herfurth & Associates on
behalfofNeal and Sonja Locke for the residence at 200 North Second Street. I have lived adjacently at 210
N 2nd St (APN#279-39-048-00) for over six years and have no short-term intention of moving. My
driveway northerly abuts the Lockes property. I understand that construction on said addition will
commence in the spring of year 2000. Efforts have been made to mitigate the visibility of my residence and
property at 210 N St from the proposed second story addition.
I see only minimal property impacts caused by the aforementioned proposed addition as follows:
the difference between the shadowing profile of the existing plan of extending the current walls, and the
impact ora 3-foot setback will be negligible.
Signed on October 4, 1999 by
Laurence D. Hale
DB HERFIIRTH
442 IVES TERRACE
SUNNYVALE, CA 94087
Phone 408-736-7615
Email dherf~worldnct, att.net
September 15, 1999
City of Campbell Planning Dept.
100 S. First Street
Campbell, CA 95008
Dear Planning Staff,
This is to explain the non conformance of the Locke second stow addition located at 200 N. 2nd
St. In order to achieve the Locke's design objectives, the stairs were located in a place that
prevented a four foot set back from the existing single story wall located five feet from the North
property line. Therefore, the only design solution was to make the second story wall line up with
the (E) single story wall. This solution would still allow ample daylight exposure for the
neighboring residence due to the location of the neighbors garage and driveway. Their garage is
detached and located to the rear of their property and the driveway is located between their
residence and the Locke's North property line. The total distance between structures is
estimated to be 20' plus or minus, ample distance for daylight expose.
I would respectfully request that the staff carefully consider recommending to the Planning
Commission/City Council granting the Locke Variance.
Respectfully Yours
Del Herfurth