Site and Arch - 2000May 4, 2000
CITY OF CAMPBELL
Community Development Department · Current Planning
Mr. Jim Netzel
6543 Skyfarm Drive
San Jose, CA 95120
Re: Plan Check 2000-482 - 1667 Walters Avenue
Dear Mr. Netzel:
The Planning Division has reviewed your plan submittal of May 3, 2000 for a new single-family residence
on the referenced property. The plans were reviewed per Planning Commission Resolution No. 3273, the
site and architectural approval for this project.
The plan submittal is consistent with this approval; however, the following information is needed to
complete your building division submittal:
I) Please specify the type and size of proposed on-site trees.
2) Please provide a more decorative garage door. Raised panels as well as windows would be
recommended.
3) Include the protection of retained trees in the landscape plan submittal and
4) Provide color samples of walls and trim
Please contact the undersigned, if you should have any questions regarding these items. I may be reached at
(408) 866-2144.
S ~~~incerely,
&lwy;5
Associate Planner
cc: Frank Mills, Senior Building Inspector
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.866.8381 · 'rDD 408.866.2790
CITY OF CAMPBELL
Community Development Department · Current Planning
April 27, 2000
Jim Netzel
6543 Sky Farm Drive
San Jose, CA 95120
Re: PLN2000-28 - 1667 Walters Avenue
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of April 25, 2000, adopted
Resolution No. 3273 granting a Site and Architectural Approval to allow the construction of a
new two-story, single-family residence on the above-reference property.
This approval is effective in ten days, unless appealed in writing to the City Clerk. The time
within which judicial review of this decision must be sought is governed by California Code of
Civil Procedure, Section 1094.6.
If you have any questions, do not hesitate to contact me at (408) 866-2144.
Tim J. Haley
Associate Planner
Harold Housley, Public Works Department
Frank Mills, Building Division
Wayne Hokanson, Santa Clara County Fire Department
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.866.8381 · Tr)D 408.866.2790
RESOLUTION NO. 3273
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL TO THE CONSTUCTION OF
A NEW TWO-STORY, SINGLE-FAMILY RESIDENCE ON
PROPERTY LOCATED AT 1667 WALTERS AYENUE IN AN
R-1-9 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. SIM NETZEL. FILE NO. PLN2000-28.
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 PLN2000-28.
The proposed project is consistent with the R-l-9 (Single family residential, 9,000 square
foot minimum lot size) zoning district and the R-1-6 development standards where applicable
as required per the Zoning Ordinance and the San Tomas Area Neighborhood Plan.
2. The existing lot is substandard in area and has a net area of 7,185 square feet.
3. 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 5.2 dwelling units per goss acre
and is an existing non-conforming lot of record consistent with the General Plan density of
less than 3.5 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.
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:
Planning Commission Resol~.,on No. 3273
PLN2000-28 - 1667 Walters Avenue - Jim Netzel
Page 2
COMMUNITY DEVELOPNIENT DEPARTMENT
1. Approved Project: Approval is granted for a Site and Architectural Review permit to allow
the construction of a new 3,230 square foot two-story single-family residence located at 1667
Walters Avenue. Project approval shall substantially comply with project plans prepared by
Stephen M. Clarke, dated March 29, 2000, except as modified by the Conditions of Approval
herein.
Architectural Details:
a. Prior to issuance of building permits, the applicant shall provide details of the building
materials including a window and door schedule, wall siding and roofing samples, and
color samples.
b. Prior to issuance of building permits, the applicant shall indicate on the elevations of
the building plans the installation of a decorative garage door indicative of a craftsman
style building.
Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
28) for this project is valid for a period of one (1) year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year
from the date of approval, or the permit shall be void.
4. Building Division Requirements: Applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
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).
7. 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.
Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Guidelines (WELS) and the Tree Preservation
Ordinance to indicate how trees to be retained on site will be protected during construction,
prior to issuance of building permits.
Landscaping:
a. 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 trees within the net lot area of the
subject property shall be included in the total. All new trees shall be planted within the
Planning Commission Reso~ .on No. 3273
PLN2000-28 - 1667 Walters Avenue - Jim Netzel
Page 3
bo
net lot area and shall be noted on plans to be submitted to the Community
Development Department prior to issuance of building permits.
The applicant shall be required to plant an additional tree within the front yard area.
The applicant shall be required to submit a landscape plan to be reviewed and approved
by the Community Development Department indicating the type and size of the tree to
be planted in the front yard area.
PUBLIC WORKS DEPARTMENT
10. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
11.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall grant additional Right-of-Way for Public Street
Purposes along the Walters Avenue frontage to accommodate a 20 foot half street. The
applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
12.
Public Service Easement: Prior to issuance of any grading or building permits for the site,
the applicant shall grant a 10 foot Public Service Easement on private property contiguous
with the public right-of-way along the Walters Avenue frontage. The applicant shall cause
all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for
the City's review and recordation.
13.
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.
14.
Street Improvements Pursuant to a Minor Encroachment Permit: Prior to issuance of an
encroachment permit for construction of any public street improvements in the public Right-
of-Way the applicant ahall cause plans to be prepared, post security, and provide insurance,
all as required by the City Engineer.
15. 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.
16.
Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation 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.
17.
Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel, and
reconstruct the on-site Drainage System, as necessary, to demonstrate that the facilities are
functioning normally in accordance with the requirements of the City.
Planning Commission Resot~..on No. 3273
PLN2000-28 - 1667 Walters Avenue - Jim Netzel
Page 4
18. 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 $340.00.
19.
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.
PASSED AND ADOPTED this 25tia day of April, 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 April 25, 2000
Page 6
Public Works Department explore finishing the improvements in the
triangle area of the cul de sac on El Patio and requested that staff bring
a report back to the Commission, 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 item is final in 10 days unless appealed in writing to the
City Clerk.
Chairperson Gibbons read Agenda Item No. 2 into the record.
2. PLN2000-28
Netzel, J.
Public Hearing to consider the application of Mr. Jim Netzel for
approval of a Site and Architectural Application (PLN2000-28) to
allow the construction of a new single family residence on property
located at 1667 Walters Avenue in an R-l-9 (Single Family
Residential) Zoning District. This project is Categorically Exempt.
Planning Commission decision final, unless appealed in writing to the
City Clerk within 10 days.
Mr. Tim J. Haley, Associate Planner, presented the staff report as follows:
· Advised that the applicant is seeking approval for a new two-story, 3,200 square foot, single-
family residence on the north side of Walters Avenue, close to Harriet Avenue. The structure
will be a Craftsman style residence.
· The zoning is R-l-9. Since this property is only 7,185 square feet, it is considered legal non-
conforming and can be developed using the R-1-6 Standards.
· This proposed residence complies with the requirements of the San Tomas Area
Neighborhood Plan and with all required development and design standards.
· Staff recommends that the Commission adopt a Resolution approving this application.
Chairperson Gibbons asked about the Condition which requires deferred street improvements.
Mr. Tim J. Haley advised that the Public Works Department is recommending deferred
improvements. The improvements required are a rolled curb.
Commissioner Francois presented the Site and Architectural Review Committee meeting as
follows:
· This project was reviewed by SARC on April 11, 2000.
· SARC was supportive with the requirement for minor decorative items on the garage door.
Windows have been added.
Planning Commission Minutes of April 25, 2000
Chairperson Gibbons opened the Public Hearing for Agenda Item No. 2.
Page 7
Ms. Susanne Waher, 1381 Estrellita:
· Commended the Planning Commission for the houses that have been approved recently along
Walters Avenue.
· Stated that she is impressed with this plan and encouraged by this project.
Chairperson Gibbons closed the Public Hearing for Agenda Item No. 2.
Commissioner Lindstrom asked if the SARC requirements have been met.
Commissioner Lowe advised that the applicant was supportive of the request for changes to the
garage door and implemented the change in his plans.
Commissioner Kearns expressed surprise that the garage door would be metal rather than wood.
Chairperson Gibbons advised that metal is the industry standard.
Motion:
Upon motion of Commissioner Lowe, seconded by Commissioner Hernandez,
the Planning Commission adopted Resolution No. 3273 granting a Site and
Architectural Approval (PLN2000-28) to allow the construction of a new
single-family residence on property located at 1667 Walters Avenue in an R-
1-9 (Single Family Residential) Zoning, 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. 3 into the record.
3. PLN2000-35
Sandu, B & N
Public Hearing to consider the application of Bhopinder &
Narinder Sandu, on behalf of Freddie's Liquors, for approval of
a Conditional Use Permit (PLN2000-35) to allow the
establishment of a liquor store on property located at 1581 W.
Campbell Avenue in a C-1-S (Neighborhood Commercial)
Zoning District. This project is Categorically Exempt. Planning
Commission decision final, unless appealed in writing to the
City Clerk within 10 days.
RESOLUTION NO. 3273
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE C1TY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL TO THE CONSTUCTION OF
A NEW TWO-STORY, SINGLE-FAMILY RESIDENCE ON
PROPERTY LOCATED AT 1667 WALTERS AVENUE IN AN
R-l-9 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. JIM NETZF. L. FILE NO. PLN2000-28.
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 PLN2000-28.
The proposed project is consistent with the R-l-9 (Single family residential, 9,000 square
foot minimum lot size) zoning district and the R-1-6 development standards where applicable
as required per the Zoning Ordinance and the San Tomas Area Neighborhood Plan.
2. The existing lot is substandard in area and has a net area of 7,185 square feet.
3. 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 5.2 dwelling units per gross acre
and is an existing non-conforming lot of record consistent with the General Plan density of
less than 3.5 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.
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:
Planning Commission Resotation No. 3273
PLN2000-28 - 1667 Walters Avenue - Jim Netzel
Page 2
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Site and Architectural Review permit to allow
the construction of a new 3,230 square foot two-story single-family residence located at 1667
Walters Avenue. Project approval shall substantially comply with project plans prepared by
Stephen M. Clarke, dated March 29, 2000, except as modified by the Conditions of Approval
herein.
Architectural Details:
a. Prior to issuance of building permits, the applicant shall provide details of the building
materials including a window and door schedule, wall siding and roofing samples, and
color samples.
b. Prior to issuance of building permits, the applicant shall indicate on the elevations of
the building plans the installation of a decorative garage door indicative of a craftsman
style building.
Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
28) for this project is valid for a period of one (1) year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year
from the date of approval, or the permit shall be void.
4. Building Division Requirements: Applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
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).
7. 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: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Guidelines (WELS) and the Tree Preservation
Ordinance to indicate how trees to be retained on site will be protected during construction,
prior to issuance of building permits.
Landscaping:
a. 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 trees within the net lot area of the
subject property shall be included in the total. All new trees shall be planted within the
Planning Commission Resomtion No. 3273
PLN2000-28 - 1667 Walters Avenue - Jim Netzel
Page 3
bo
net lot area and shall be noted on plans to be submitted to the Community
Development Department prior to issuance of building permits.
The applicant shall be required to plant an additional tree within the front yard area.
The applicant shall be required to submit a landscape plan to be reviewed and approved
by the Community Development Department indicating the type and size of the tree to
be planted in the front yard area.
PUBLIC WORKS DEPARTMENT
10. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
11.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall grant additional Right-of-Way for Public Street
Purposes along the Walters Avenue frontage to accommodate a 20 foot half street. The
applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
12.
Public Service Easement: Prior to issuance of any grading or building permits for the site,
the applicant shall grant a 10 foot Public Service Easement on private property contiguous
with the public right-of-way along the Walters Avenue frontage. The applicant shall cause
all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for
the City's review and recordation.
13.
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.
14.
Street Improvements Pursuant to a Minor 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,
all as required by the City Engineer.
15. 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.
16.
Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation 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.
17.
Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel, and
reconstruct the on-site Drainage System, as necessary, to demonstrate that the facilities are
functioning normally in accordance with the requirements of the City.
Planning Commission Rest, ration No. 3273
PLN2000-28 - 1667 Walters Avenue - Jim Netzel
Page 4
18. 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 $340.00.
19.
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.
PASSED AND ADOPTED this 25th day of April, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Hemandez, Jones, Kearns, Lindstrom,
Lowe
None
None
None
APPROVED:
Elizabeth Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary
· O,~CH ^gg '
ITEM NO.2
STAFF REPORT - PLANNING COMMISSION MEETING OF
April 25, 2000
PLN2000-28
Netzel, J.
Public Hearing to consider the application of Mr. Jim Netzel for a Site
and Architectural Review Permit (PLN2000-28) to allow construction of
a new two-story, single-family residence on property located at 1667
Walters Avenue 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
(STAN-P)
Gross Lot Area:
Net Lot Area:
Density:
.19 acres (8,585 square feet)
.16 acres (7,185 square feet)
5.2 units/gross acre
N/A
9,000 sq. fi.*
less than 4.5 units/gross acre
*Existing lot is substandard in lot area and is not consistent with General Plan Density
Proposed residence
Proposed Residence:
3,230 square feet (living area/garage) N/A
Building Coverage
Landscape Coverage
Paving Coverage
2,130 square feet 29.6%
4,305 square feet 60 %
750 square feet 10.4%
Total Building sq. ft:
Lot Coverage:
Floor Area Ratio:
Parking Provided:
3,230 square feet
29.6%
.449
2 covered parking spaces
3,233 square feet maximum
35% maximum
.45 maximum
2 parking spaces
Staff Report o Planning Commission Meeting of April 25, 2000
PLN2000-28 - 1667 Walters Avenue
Page 2
Setbacks Proposed Residence:
Front Yard: 20 feet
Rear Yard: 32 feet
Side Yard (west): 12 feet
Side Yard (east): 10 feet
STANP Requirements**:
20 feet minimum
20 feet minimum
9.5 feet minimum (50 % of wall height)
9.5 feet minimum (50% of wall height)
**R-1-6 standards apply due to substandard lot size.
DISCUSSION
Applicant's Proposal: The applicant, Jim Netzel, is requesting approval of a Site and
Architectural Review Permit to allow the construction of a new two-story, single-family
residence at 1667 Walters Avenue. The project site is located on the north side of Walters Ave.
near its intersection with Harriet Avenue. The project site is surrounded by single-family
residences to the east, west, south, and north.
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 site
is 5.2 units per gross acre, which is not consistent with the General Plan land use designation;
however, the existing lot was created prior to the existing general plan designation.
The project site is located in the San Tomas Neighborhood and is subject to San Tomas
development guidelines. Staff finds the proposal consistent with the development guidelines with
the recommended conditions of approval.
Zoning Designation: The zoning designation for the project site is R-l-9 (Single-Family
Residential, 9,000 square foot minimum lot size). Due to the substandard size of the existing lot
at 7,185square feet, the project may be developed at the R-1-6 Zoning standard in regards to side
and rear yard setbacks and lot coverage.
The proposed project is consistent with the zoning designation and meets the minimum setback,
height restriction, lot coverage, building area, floor area ratio and parking requirements of the R-
1-6 and R-1-9 zoning district, where applicable.
Site Layout and Unit Design: The proposed project would allow the development of a two-story
residence with an attached two (2) car garage on the subject property. The front entry and garage
door of the home face Walters Avenue. The residence will have a 20 foot front yard setback to
the porch and a 25 foot setback to the garage. Other setbacks provided include a 32-foot rear
StaffReport - Planning Commission Meeting of April 25, 2000
PLN2000-28 - 1667 Walters Avenue
Page 3
yard, a 10-foot side yard setback on the east side of the property and a 12-foot side yard setback
on the west side of the property.
The proposed residence has a contemporary craftsman style of architecture with a hip and gable
roof design, wood lap siding and composition asphalt shingle roofing. Additional architectural
features include a window box, multi-posted porch, divided window treatments, and rafter
details. The building design is consistent with the design criteria of the San Tomas Neighborhood
Plan.
The proposed colors for the home include a medium brown color for the lap siding of the home,
a medium gray color for roofing.
Landscaping: The site plan indicates that 60 percent of the project site will be landscaped. The
applicant is not removing any trees from the site and four trees would be required under the San
Tomas guidelines. The site plan indicates three existing trees would be retained and that three
new trees would be provided. Staff recommends that one of the three proposed trees be planted
in the front yard of the property consistent with the San Tomas guidelines.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of April 11, 2000, and is supportive of the submitted
plan, subject to the condition that a more decorative garage door be provided.
Attachments:
1. Findings for approval of the Site and Architectural Review Permit
2. Conditions of Approval for the Site and Architectural Review Permit
3. Exhibits
4. Location Map
Prepared by: ~"~ . ,~~
Tim Haley, Associate'Planner
Approved by:
Sharon Fierro, Interim Community Development Director
FINDINGS FOR APPROVAL OF FILE NO. PLN 2000-28
SITE ADDRESS: 1667 Walters Avenue
APPLICANT: Jim Netzel
DATE: April 25,2000
Attachment #1
Findings for Approval of a Site and Architectural Review Permit to allow the construction of a
new single family residence
The Planning Commission finds as follows with regard to File No. PLN 2000-28:
1. The proposed project is consistent with the R-l-9 (Single family residential, 9,000 square
foot minimum lot size) zoning district and the R-l-6 development standards where applicable
as required per the Zoning Ordinance and the San Tomas Area Neighborhood Plan.
2. The existing lot is substandard in area and has a net area of 7,185 square feet.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and with the San Tomas Area.
4. The development of the property will result in a density of 5.2 dwelling units per gross acre
and is an existing non-conforming lot of record consistent with the General Plan density of
less than 3.5 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
CONDITIONS OF APPROVAL FOR FILE NO. PLN2000-28
SITE ADDRESS: 1667 Walters Avenue
APPLICANT: Jim Netzel
P.C. MEETING: April 25, 2000
The applicant is hereby notified, as part of this application, that he/she 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
1. Approved Project: Approval is granted for a Site and Architectural Review permit to
allow the construction of a new 3,230 square foot two-story single-family residence
located at 1667 Walters Avenue. Project approval shall substantially comply with
project plans prepared by Stephen M. Clarke, dated March 29, 2000, except as
modified by the Conditions of Approval herein.
Window Details:
a. Prior to issuance of building permits, the applicant shall provide details of the
building materials including a window and door schedule, wall siding and
roofing samples, and color samples.
b. Prior to issuance of building permits, the applicant shall indicate on the
elevations of the building plans the installation of a decorative garage door
indicative of a craftsman style building.
o
Site and Architectural Approval Expiration: The Site and Architectural approval
(PLN2000-28) for this project is valid for a period of one (1) year from the Planning
Commission approval. All conditions of approval specified herein must be completed
within one year from the date of approval, or the permit shall be void.
Building Division Requirements: Applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building
Division.
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.
Conditions of Approval
PLN2000-28 - 1667 Walters Avenue
Page 2
o
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).
7. 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: The applicant shall submit a tree protection plan in accordance
with the City's Water Efficient Landscape Guidelines (WELS) and the Tree
Preservation Ordinance to indicate how trees to be retained on site will be protected
during construction, prior to issuance of building permits.
o
Landscaping:
a. 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 trees 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.
b. The applicant shall be required to plant an additional tree within the front yard
area. The applicant shall be required to submit a landscape plan to be reviewed
and approved by the Community Development Department indicating the type
and size of the tree to be planted in the front yard area.
PUBLIC WORKS DEPARTMENT
10.
Preliminary_ Title Report: Prior to issuance of any grading or building permits for
the site, the applicant shall provide a current Preliminary Title Report.
11.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or
building permits for the site, the applicant shall grant additional Right-of-Way for
Public Street Purposes along the Walters Avenue frontage to accommodate a 20
foot half street. The applicant shall cause all documents to be prepared by a
registered civil engineer/land surveyor, as necessary, for the City's review and
recordation.
12.
Public Service Easement: Prior to issuance of any grading or building permits for
the site, the applicant shall grant a 10 foot Public Service Easement on private
property contiguous with the public right-of-way along the Walters Avenue
frontage. The applicant shall cause all documents to be prepared by a registered
civil engineer/land surveyor, as necessary, for the City's review and recordation.
Conditions of Approval
PLN2000-28 - 1667 Walters Avenue
Page 3
13.
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.
14.
Street Improvements Pursuant to a Minor 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, all as required by the City Engineer.
BUILDING DEPARTMENT
15.
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.
16.
Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building plans.
17.
Size of Plans: The maximum size of construction plans submitted for building
permits shall be 24 inches by 36 inches.
18.
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.
19.
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.
20.
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
21.
Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-iR
and MF-1R shall be blue-lined on the construction plans.
Conditions of Approval
PLN2000-28 - 1667 Walters Avenue
Page 4
22.
Special Inspections: When a special inspection is required by UBC 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 UBC Section 106.3.5. Please obtain City of Campbell
Inspection forms from the Building Department.
23.
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 inch x 36 inch) is
available at the Building Department.
24.
Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District (378-2704)
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 (377-3103)
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.
FIRE DEPARTMENT
No Fire Department requirements.
CITY OF CAMPBELL
Community Development Department · Current Planning
April 13, 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 25, 2000, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to
consider the application of Mr. Jim Netzel for approval of a Site and Architectural
Application (PLN2000-28) to allow the construction of a new single family residence on
property located at 1667 Walters Avenue in an R~ 1-9 (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
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2000-28
Address: 1667 Walters Avenue
SHARON FIERRO
SECRETARY
70 North First Street · Campbell, California 95OO8.1423 - TEL 408.866.2140 · FaX 408.866.8381 · TDD 408.866.2790
~.0¥' CA~/~
CITY OF CAMPBELL
Community Development Department · Current Planning
April 4, 2000
Re: PLN2000-28 - 1667 Walters Avenue
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the follOwing
meeting(s):
Site and Architectural Review Committee Meeting
Date: Tuesday, April 11, 2000
Time: 6:30 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Should
2140.
Planning Commission Meeting
Date: Tuesday, April 25, 2000
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
you have any questions or comments, please do not hesitate to contact me at (408) 866-
Sin
Tim J. Haley
Associate Planner
CC:
Jim Netzel (Applicant/Property Owner)
6543 Sky Farm Drive
San Jose, CA 95120
70 North First Street · Campbell, California 95008.1423 · T~L 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790
City of Campbell - Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM'
To:
From:
Subject:
Site and Architectural Review Committee
Tim Haley, Associate Planner
1667 Walters Avenue - Mr. Jim Netzel
Date: April 11, 2000
Recommendation:
Approval subject to recommended conditions
Proposal:
The applicant is requesting approval of a site and architectural application to allow the construction of a new single
family residence on the project site. The project site is located on the north side of Walters Ave. just east of it
intersection with Harriet Ave. The proposed residence would require the removal of the existing residence on the
property.
The project site is located in a R-l-9 (Single family residential minimum lot size 9000 square fee0 Zoning District. The lot
size is 7,185 square feet and consequently may be developed based upon the R- I-6 standards under the San Tomas Plan
and is considered substandard in area..
PROJECT DATA
Gross Acres: 8,585 sq. ft. .19 acres
Net Acres: 7,185 sq. ft. .16 acres
Building Coverage:
Landscaping:
.Paving Coverage
2,130 square feet
2,595 square feet
2,735 square feet
29.6 %
35 %
37 %
Max. Permitted
4O%
First floor residence and garage
Second floor
2,130 square feet
17100 square feet
3,230 square feet
FAR (Floor area ratio)
.449
.45
Proposed at 5.2 units per gross acre
General Plan less than 4.5 units per gross acre
Parking Required:
Parking Provided:
2 parking spaces one which must be covered
4 parking spaces two which are covered
SARC MEMORANDUM 1776 Walters Ave
Page 2
Setbacks: Provided Required
Front 20' 20'
East 10' 9.5'
West 12' 9.5'
North 32' 20'
Building design:
Modem craftsman style
Horizontal lap siding
Composition shingle
Wood trim around windows
Accents include window box, multiple posted porch, eave rafters, and pavers and banded concrete
RECOMMENDED CONDITIONS OF APPROVAL: SARC DRAFT
COMMUNITY DEVELOPMENT DEPARTMENT
1. Proiect Approval - Approval is granted for a site and architectural approval (PLN 2000-28) allowing
development on property located at 1667 Walters Avenue consisting of the following:
· A 3230 square feet residence. Project approval shall substantially comply with project plans prepared
by Stephen M Clarke, dated 3/29/00, except as modified by the Conditions of Approval contained
herein.
Materials and Colors: The applicant shall work with staff upon the recommendation of the Architectural
Advisor to select specific building colors and materials. The conceptual palette is considered acceptable. The
colors shall be referred to the Community Development Director for review and approval prior to issuance of
building permits.
Landscape and Fencing Plan: The applicant shall submit four (4) sets of the landscape/irrigation/fencing plan
to the Community Development Director for review and approval prior to the issuance of building permits.
Final plan to be prepared consistent with the WELS standards and the Tree Preservation Ordinance. No trees
are proposed for removal. The plan shall include the following:
A) Provision of 4 t~ees consistent with the San Tomas Neighborhood Plan.
B) Provision of irrigation and planting details for all planting areas in the front yard
C) Detail of pavers and driveway treatments.
Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant
shall provide a current Preliminary Title Report.
SARC MEMORANDUM 1776 Wa~ters Ave
Page 3
o
10.
11.
12.
13.
14.
15.
16.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits for the site,
the applicant shall grant additional Right-of-Way for Public Street Purposes along the Walters Avenue
frontage to accommodate a 20 foot half street. The applicant shall cause all documents to be prepared by a
registered civil engineer/land surveyor, as necessary, for the City's review and recordation.
Public Service Easement: Prior to issuance of any grading or building permits for the site, the applicant shall
grant a 10 foot Public Service Easement on private property contiguous with the public right-of-way along the
Walters Avenue frontage. The applicant shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
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.
Street Improvements Pursuant to a Minor 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, all as required by the City Engineer.
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.
Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility
Installation 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.
Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel, and reconstruct the
on-site Drainage System, as necessary, to demonstrate that the facilities are functioning normally in
accordance with the requirements of the City.
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 $340.00.
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.
Site Plan: The applicant shall submit a complete and accurate Site Plan in accordance with the Planning
Division's check list.
Building Division:Comments attached
Fire District: No Comments