New SFR - 2004March 28, 2005
Mr. Martin Stalie
1105 Audrey Avenue
Campbell, CA 95008
Re: Building Permit No: BLD2005-403
1105 Audrey Avenue
Dear Mr. Stalie:
The Planning Division has reviewed your plan submittal for a new single-family home located at
the above referenced address. Per Planning Commission Resolution No. 3621 (Site &
Architectural Review Permit) the following conditions of approval/issues need to be addressed
prior to the issuance of a building permit:
1. Demolition of Structures and Paving: Prior to issuance of building permits please submit a
demolition plan that depicts structures and paving to be removed prior to construction.
2. 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.
3. Roof Venting: The applicant shall coordinate mechanical and equipment improvement plans
to minimize the number of roof vents that are visible from the street frontage. The applicant
shall submit detailed mechanical plans demonstrating the clustering of mechanical venting
and the routing of ventilation systems within the building when possible to the satisfaction of
the Community Development Director, prior to the issuance of building permits.
4. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
5. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
Thank you for the opportunity to review these plans. If you should have any questions regarding
these comments or the requested information, please feel free to contact me at (408) 866-2144 or
by email attimh@citvofcampbell.com.
70 North First Street, Campbell, California 95008-1436 ' TEL 408,866,:2140 ' FAX 408,871.5140 . TOD 408.866.:2790
Building Permit No: BLDL.v05-403
1105 Audrey Ave
Page 2 of2
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Tim J. Haley
Associate Planner
cc: Frank Mills, Senior Building Inspector
GeoffBradley, Senior Planner
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CITY OF CAMPBELL
Community Development Department
January 12,2005
Mr. Martin Stalie
1105 Audrey Avenue
Campbell, CA 95008
/
Re: PLN2004-164- 1105 Audrey Avenue - Site and Architectural Review Permit
Dear Applicant:
Please be advised that at its meeting of January 11, 2005, the Planning Commission adopted
Resolution No. 3621 approving a Site and Architectural Review Permit (PLN2004-164) to allow
the construction of a new single-family residence on the above referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5
p.m. on Friday, January 21, 2005. The time within which judicial review ofthis action must be
sought is governed by Section 1094.6 of the California Code of Civil Procedure, unless another
statute (such as California Government Code Section 65009 or some other applicable provision)
sets forth a more specific time period is set forth.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
~\Y
Tim 1. Haley
Associate Planner
Cc: Ed Arango, Public Works
Frank Mills, Building
Chris Veargason, County Fire
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.:2140 . FAX 408.871.5140 . TDD 408.866.:2790
"
RESOLUTION NO. 3621
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2004-164) TO ALLOW THE CONSTRUCTION
OF A NEW SINGLE-FAMILY RESIDENCE ON PROPERTY OWNED
BY MR. MARTIN STALIE LOCATED AT 1105 AUDREY AVENUE IN
AN R-I-I0 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. MARTIN STALIE. FILE NO. PLN2004-164.
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 PLN2004-164:
1. The density of the proposed project site is 3.2 per gross acre which is consistent with the
General Plan land use designation of Low Density Residential (less than 3.5 units per gross
acre.)
2. The proposed project is consistent with the R-I-I0 (Single-Family Residential, 10,000 square
foot minimum lot size) Zoning District and meets the minimum setbacks, height restriction,
building coverage, floor area ratio, and parking requirements of the R-I-I0 Zoning District.
3. The project is consistent with the development standards and design guidelines of the San
Tomas Area Neighborhood Plan.
4. The project consists of a 5,320 square foot residence (including a 2,367 first floor, a 1,644
second floor, a 568 square foot garage, a 741 square foot covered patio) with a building
coverage of 32% and Floor Area Ratio of 40%. An eight-foot setback is provided from the
eastern side property line and a twelve and one-half foot setback is provided from the
western side property line. A twenty-five foot setback is provided from the front and rear
property lines.
5. The proj ect provides two covered and two uncovered parking spaces for the proposed
residence thus satisfying the parking requirements of two spaces per unit.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
7. The proposed new residence incorporate representative architectural features of homes in the
San Tomas Neighborhood including hipped forms, a two-car garage, tile roofing, and stucco
siding.
8. The proposed project is surrounded by single-family residential uses to the north, south, east
and west.
"
Planning Commission Resolunon No. 3621
PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence
Page 2
9. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of single-family
residences in an urbanized area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2004-164) to allow the construction of a new single-family
residence on property owned by Mr. Martin Stalie located at 1105 Audrey Avenue in an R-I-lO
(Single Family Residential) Zoning District, subject to the following conditions:
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Plannin2: Division:
1. Proiect Approval: Approval is granted for a Site and Architectural Review Permit (PLN2004-
164) allowing the construction of a new two-story single-family residence on property
located at 1105 Audrey Avenue. The project shall substantially conform to the project
Planning Commission Resolunon No. 3621
PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence
Page 3
exhibits listed below; except as may be modified by the conditions of approval contained
herein.
a. Project plans prepared by Lou Costanzo dated August 18, 2004 and November 1 & 3
2004 received by the Planning Division on December 1, 2004, including a site plan,
floor plans, roof plan, conceptual landscape plan and elevations.
b. Color/material board received by the Planning Division on December 1, 2004.
2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a
period of one year from the date of final approval. Within this one-year period, a building
permit must be obtained and construction completed one year thereafter or the Site and
Architectural Review Permit shall be void.
3. Porch/Patio Areas and Balconies: The proposed plans include covered patio and porch areas
of approximately 741 square feet. These areas shall not be converted into conditioned living
spaces without subsequent Planning Commission approval.
The rear balcony area on the second floor shall incorporate a solid railing design to provide
additional privacy to adjacent properties. Plans submitted to the Building Division shall
reflect a revised railing design to the satisfaction ofthe Community Development Director.
4. Roof Venting: The applicant shall coordinate mechanical and equipment improvement plans
to minimize the number of roof vents that are visible from the street frontage. The applicant
shall submit detailed mechanical plans demonstrating the clustering of mechanical venting
and the routing of ventilation systems within the building when possible to the satisfaction of
the Community Development Director, prior to the issuance of building permits.
5. Prominence of Garage Door: The applicant shall propose a decorative car garage door design
to reduce the scale of the garage door due to its prominence on the front elevation to the
satisfaction of the Community Development Director.
6. Landscaping: The applicant shall submit a landscape plan to the Planning Division, prior to
the issuance of building permits, which shows the required 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 may be included in the total. All new trees shall be planted within the net lot area
and shall be planted prior to issuance of a Certificate of Occupancy.
7. 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.)
"
Planning Commission ResolUtion No. 3621
PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence
Page 4
8. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell
Municipal Code.
9. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a new fence at the
expense of the applicant, unless it is determined to be in good condition by the Community
Development Director.
10. Construction Hours: Construction activities shall be limited to the hours of 8:00 a.m. to 5:00
p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays
and Holidays unless an exception is granted by the Building Official.
11. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
Buildin2 Division:
12. Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such
work is part of the permit.
13. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
14. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
15. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches X 36 inches.
16. 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
engineer specializing in soils mechanics.
17. 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.
18. 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
Planning Commission ResOludon No. 3621
PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence
Page 5
report and the building pad elevation and on-site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. 8W' X 11" calculations shall be submitted
as well.
20. 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.
21. Pollution Prevention: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
22. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
d. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
Note: To determine your district, contact the offices identified above. Obtain the
School District payment form from the City Building Division, after the Division has
approved the building permit application.
23. P.G. & E.: The applicant is advised to contact P.G. &E. as early as possible in the approval
process. Service installations, changes and/or relocations may require substantial scheduling
time and can cause significant delays in the approval process. The applicant should also
consult with P.G. &E. concerning utility easements, distribution pole locations and required
conductor clearances.
Planning Commission ResOluLion No. 3621
PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence
Page 6
24. Intent to Occupy During Construction: Owners shall declare their intent to occupy the
dwelling during construction. The Building Inspection Division may require the premises to
be vacated during portions of construction because of substandard and unsafe living
conditions created by construction.
25. Construction Fencing: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The construction site
shall be secured to prevent vandalism and/or theft during hours when no work is being done.
All protected trees shall be fenced to prevent damage to root systems.
PUBLIC WORKS DEPARTMENT
26. Work in the Public-Right-of-Way: Prior to doing any work in the public right-of-way, the
applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post
security, and provide insurance.
27. Utilities: All new on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companIes.
28. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
the installation and/or abandonment of all utilities. The plan shall clearly show the location
and size of all existing utilities and the associated main lines; indicate which utilities and
services are to remain; which utilities and services are to be abandoned, and where new
utilities and services will be installed. Joint trenches for new utilities shall be used whenever
possible.
29. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a
pavement restoration plan for approval by the City Engineer prior to any utility installation or
abandonment. Streets that have been resurfaced within the previous five years will require
boring and jacking for all new utility installations. Audrey Avenue has not been resurfaced
in the last 5 years. The pavement restoration plan shall indicate how the street pavement
shall be restored following the installation or abandonment of all utilities necessary for the
proj ect.
30. 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 of $2,060.00 per net acre, which is
$517.00.
Planning Commission ReSOlu(ion No. 3621
PLN2004-164 -1105 Audrey Avenue-New Single-Family Residence
Page 7
COUNTY FIRE DEPARTMENT
31. Preliminary Review: Review of this development proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work, the applicant shall make application to, and receive
from, the Building Division all applicable construction permits.
32. Required Fire Flow: The required fire flow for this project 1,750 gpm at 20 psi residual
pressure. The required fire flow is not available from area water mains and fire hydrant(s)
which are not spaced at the required spacing.
33. Required Fire Flow Option (Single family Dwellings): Provide the required fire flow from
hydrants spaced at a maximum of 500 feet or, provide an approved fire sprinkler system
throughout all portions of the building, designed per National Fire Protection Association
(NFPA) Standard #13 and local ordinances. The fire sprinkler system supply valving shall be
installed per Fire Department Standard Detail & Specifications W-l/SP-6.
34. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background.
35. Fire Protection Notes: Add fire protection notes to the plans reflecting compliance with
require fire flow option in the form of one public fire hydrant or a sprinkler system
throughout all portions of the building.
PASSED AND ADOPTED this 11 th day of January, 2005, by the following roll call vote:
AYES: Commissioners: Alderete, Doorley, Francois, Gibbons, Rocha and
Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
APPROVED:
Elizabeth Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary
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ITEM NO.1
CITY OF CAMPBELL. PLANNING COMMISSION
Staff Report . January 11, 2005
PLN2004-164
Stalie, M.
Public Hearing to consider the application of Mr. Martin Stalie for a Site
and Architectural Review Permit (pLN2004-164) to allow the construction
of a new single-family residence on property owned by Mr. Martin Stalie
located at 1105 Audrey Avenue in an R-I-I0 (Single Family Residential)
Zoning District. Staff is recommending that this project be deemed
Categorically Exempt under CEQA.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Review Permit to allow the construction of a new single family residence, subject to the attached
Conditions of Approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15303, Class 3 of the California Environmental Quality Act (CEQA), pertaining
to the construction of a new single-family residence in an urbanized area.
PROJECT DATA
Applicants Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the construction of a new single family residence on property located at 1105
Audrey Avenue.
The subject property is located on the north side of Audrey Avenue across from its intersection
with Obum Court and is surrounded by single-family residences on the north, south, east and
west. The site is currently developed with a single-family residence and detached garage that
would be removed with the construction of the new residence. The property is located in an R-
1-10 (Single-family Residential) zoning district and in the San Tomas Neighborhood Plan
Area.
PROJECT DATA
Catef!orv
Gross Lot Area:
Net Lot Area:
Density:
Proposed
13,680 sq. ft. (0.31 acres)
11,400 sq. ft. (0.26 acres)
3.2 units/gross acre
Required! Allowed
N/A
10,000 sq. ft.
Less than 3.5 units/gross acre
Staff Report - Planning Cummission Meeting of January 11, 2005
PLN2004-164 ~ 1105 Audrey Avenue
Site Area:
Building Coverage:
Landscape Coverage:
Paving Coverage:
Building Area:
Proposed Residence:
1 st Floor:
Porches
Garage:
2nd floor
Total:
Floor Area Ratio:
Building Coverage
Main Building Height:
Parking:
Page 2 of 4
3,676 sq. ft. 32%
6,724 sq. ft. 59%
1,000 sq. ft. 9%
35 % maximum
2,367 sq. ft. N/A
741 sq. ft.*
568 sq. ft. 200 sq. ft. minimum
1,644 sq. ft.
5,320 sq. ft. * Covered porch not included in the Floor Area Calculation
4,579 sq. ft. (.40 FAR)
3,676 sq. ft. (32 percent)
5,130 sq. ft. (.45 FAR)
3,990 (35 percent)
28 ft.
28 ft.
2 covered, 2 uncovered
1 covered, 1 uncovered
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Low
Density Residential (less than 3.5 units per gross acre.) The density of the proposed project is 3.2
units per gross acre, which is consistent with the General Plan land use designation.
The proposed project complies with the following General Plan Land Use Element Strategies:
Strategy LUT -5.2a: Neighborhood Compatibility: Promote new residential
development and substantial additions that are designed to maintain and support
the existing character and development pattern of the surrounding
neighborhood, especially in historic neighborhoods and neighborhoods with
consistent design characteristics.
Strategy LUT -7 .2n: Consistency With Plans: Ensure that new development and
substantial remodeling projects are consistent with Specific Plans, Area Plans,
City Standard Details, and adopted Streetscape Standards to create a cohesive
design.
Strategy LUT-9.3e: Building Materials: Encourage the use oflong-Iasting, high
quality building materials on all buildings to ensure the long-term quality of the
built environment.
Staff Report - Planning Commission Meeting of January 11, 2005
PLN2004-164 - 1105 Audrey Avenue
Page 3 of4
Strategy LUT -17.1 b: Landscaping: Ensure that new developments provide new
tree plantings, shrubs, greenery and other landscaping materials, and preserve
existing trees and shrubs.
San Tomas Area Neighborhood Plan: The project site is located in the San Tomas Neighborhood
and is subject to the San Tomas Area Neighborhood Plan (STANP.) Staff finds that the
proposed project is consistent with the development standards and design guidelines of the
STANP.
Zoning Classification: The zoning designation for the project site is R-l-lO (Single-Family
Residential, 10,000 square foot minimum lot size). The proposed project is consistent with the
zoning designation and meets the minimum setbacks, height restriction, building coverage,
floor area ratio, and parking requirements of the R -1-10 Zoning District.
Site Layout and Architecture: The proposed site plan illustrates the construction of a new two
story residence on the existing lot. The site plan situates the residence towards the center of the
lot. The proposed layout provides a courtyard adjacent to the garage at the front entrance, an
L-shape covered porch at the rear and side yards and the two car garage towards the street
frontage. The proposed residence covers approximately 32 percent of the project site.
The proposed residence has a traditional design with well-articulated architectural features.
The elevations incorporate representative architectural features of the San Tomas
Neighborhood including simple rectangular shaped forms, simple hipped and gabled rooflines,
tile roofs, stucco siding exteriors, and an attached garage.
The proposed elevations depict a traditional Spanish Colonial design with stucco walls and a
barrel tile roof. Building elevations are accentuated arched windows, wood shutters, decorative
raftered eaves and terra cotta pipe roof vents. Colors are shown as Navajo white for walls and
Old Wodd Blend tile roofing.
The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood. The two story design minimizes the perceived scale and mass of the residence
with a stepped elevation and insets of the second story.
Street Improvements: The ST ANP does not require standard street improvements for this
project.
Landscaping: Pursuant to the STANP, the applicant is required to provide one tree per 2,000
square feet of net lot area or 6 trees. The submitted conceptual landscape plan indicates 15
trees as a part of the landscape plantings. The applicant will be required to provide a landscape
plan, prior to building permit issuance, that shows the required number of trees as required by
the STANP.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of December 28,2004. The Committee was supportive of
the project with the following added conditions:
Staff Report - Planning Commission Meeting of January 11,2005
PLN2004-164 - 1105 Audrey Avenue
Page 4 of 4
1) Applicant to submit a detail mechanical plan that demonstrates the clustering of roof venting
equipment, the routing of venting within the interior of the building and the location of
venting on the rear portions of the roof to minimize its visibility from the street frontage.
2) The outdoor patio areas shall not be enclosed; and
3) The garage door is too prominent a feature of the front elevation and individual garage doors
are recommended.
Staffhas recommended Conditions of Approval 3, 4 and 5 to address the Committee's concerns.
Attachments:
1. Findings for Approval of File No. PLN2004 -164
2. Conditions of Approval for File No. PLN2004-164
3. Exhibits (Site Plan, Floor Plans)
4. Location Map
PreparedbY:~*
Tim J. Ha As date Planner
Approved by:
Attachment # 1
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2004-164
SITE ADDRESS:
APPLICANT:
DATE:
1105 Audrey Avenue
Mr. Martin Stalie
January 11, 2005
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. PLN2004-164:
1. The density of the proposed project site is 3.2 per gross acre which is consistent with the
General Plan land use designation of Low Density Residential (less than 3.5 units per gross
acre. )
2. The proposed project is consistent with the R-l-lO (Single-Family Residential, 10,000 square
foot minimum lot size) Zoning District and meets the minimum setbacks, height restriction,
building coverage, floor area ratio, and parking requirements of the R-l-lO Zoning District.
3. The project is consistent with the development standards and design guidelines of the San
Tomas Area Neighborhood Plan.
4. The project consists of a 5,320 square foot residence (including a 2,367 first floor, a 1,644
second floor, a 568 square foot garage, a 741 square foot covered patio) with a building
coverage of 32% and Floor Area Ratio of 40%. An eight-foot setback is provided from the
eastern side property line and a twelve and one-half foot setback is provided from the
western side property line. A twenty-five foot setback is provided from the front and rear
property lines.
5. The project provides two covered and two uncovered parking spaces for the proposed
residence thus satisfying the parking requirements of two spaces per unit.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
7. The proposed new residence incorporate representative architectural features of homes in the
San Tomas Neighborhood including hipped forms, a two-car garage, tile roofing, and stucco
siding.
8. The proposed project is surrounded by single-family residential uses to the north, south, east
and west.
9. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of a single-family
residences in an urbanized area.
Findings for Approval-Planning Commission Meeting of January 11, 2005
PLN2004-164 - 1105 Audrey Avenue
Attachment # I
Page 2 of2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN2004-164:
SITE ADDRESS:
APPLICANT:
DATE:
1105 Audrey Avenue
Mr. Martin Stalie
January 11, 2005
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. Where approval by the Community Development Director, City Engineer, Public
Works Director, City Attorney, or Fire Department is required, that review shall be for
compliance with all applicable Conditions of Approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices for the item under review.
Additionally, the applicant is hereby notified that he/she is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Proiect Approval: Approval is granted for a Site and Architectural Review Permit (pLN2004-
164) allowing the construction of a new two-story single-family residence on property
located at 1105 Audrey Avenue. The project shall substantially conform to the project
exhibits listed below; except as may be modified by the conditions of approval contained
herein.
a. Project plans prepared by Lou Costanzo dated August 18, 2004 and November 1 & 3
2004 received by the Planning Division on December 1, 2004, including a site plan,
floor plans, roof plan, conceptual landscape plan and elevations.
b. Color/material board received by the Planning Division on December 1, 2004.
2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a
period of one year from the date of final approval. Within this one-year period, a building
permit must be obtained and construction completed one year thereafter or the Site and
Architectural Review Permit shall be void.
3. PorchlPatio Areas and Balconies: The proposed plans include covered patio and porch areas
of approximately 741 square feet. These areas shall not be converted into conditioned living
spaces without subsequent Planning Commission approval.
The rear balcony area on the second floor shall incorporate a solid railing design to provide
additional privacy to adjacent properties. Plans submitted to the Building Division shall
reflect a revised railing design.
Conditions of Approval - t Lanning Commission Meeting of January 11, 2005
PLN2004-164 - 1105 Audrey Avenue
Attachment #2
Page 2 of5
4. Roof Venting: The applicant shall coordinate mechanical and equipment improvement plans
to minimize the number of roof vents that are visible from the street frontage. The applicant
shall submit detailed mechanical plans demonstrating the clustering of mechanical venting
and the routing of ventilation systems within the building when possible to the satisfaction of
the Community Development Director, prior to the issuance of building permits.
5. Prominence of Garage Door: The applicant shall propose a decorative single car garage door
design to reduce the scale of the garage door due to its prominence on the front elevation.
6. Landscaping: The applicant shall submit a landscape plan to the Planning Division, prior to
the issuance of building permits, which shows the required 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 may be included in the total. All new trees shall be planted within the net lot area
and shall be planted prior to issuance of a Certificate of Occupancy.
7. 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.)
8. Parking and Drivewavs: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.28 (parking and Loading) of the Campbell
Municipal Code.
9. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a new fence at the
expense of the applicant, unless it is determined to be in good condition by the Community
Development Director.
10. Construction Hours: Construction activities shall be limited to the hours of 8:00 a.m. to 5:00
p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays
and Holidays unless an exception is granted by the Building Official.
11. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
Building Division:
12. Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such
work is part of the permit.
CoraiAiu- or AppIoV81- Pianning Commission Meeting of January 11, 2005
PLN2004-164 - 1105 Audrey Avenue
Attachment #2
Page 3 of5
13. Plan PrCJlaration: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
14. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
15. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches X 36 inches.
16. Soils RCJlort: 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
engineer specializing in soils mechanics.
17. 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.
18. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report and the building pad elevation and on-site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. 8W' X 11" calculations shall be submitted
as well.
20. 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.
21. Pollution Prevention: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
Conditions of Approval- Planning Commission Meeting of January 11,2005
PLN2004-164 - 1105 Audrey Avenue
Attachment #2
Page 4 of5
22. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
d. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
Note: To determine your district, contact the offices identified above. Obtain the
School District payment form from the City Building Division, after the Division has
approved the building permit application.
23. P.G.&E.: The applicant is advised to contact P.G.&E. as early as possible in the approval
process. Service installations, changes and/or relocations may require substantial scheduling
time and can cause significant delays in the approval process. The applicant should also
consult with P.G.&E. concerning utility easements, distribution pole locations and required
conductor clearances.
24. Intent to Occupy During Construction: Owners shall declare their intent to occupy the
dwelling during construction. The Building Inspection Division may require the premises to
be vacated during portions of construction because of substandard and unsafe living
conditions created by construction.
25. Construction Fencing: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The construction site
shall be secured to prevent vandalism and/or theft during hours when no work is being done.
All protected trees shall be fenced to prevent damage to root systems.
PUBLIC WORKS DEPARTMENT
26. Work in the Public-Right-of-Way: Prior to doing any work in the public right-of-way, the
applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post
security, and provide insurance.
27. Utilities: All new on-site utilities shall be installed underground per Section 21.18.140 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving
utility companies.
28. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
the installation and/or abandonment of all utilities. The plan shall clearly show the location
Conditions of Approval- Planning Commission Meeting of January 11,2005
PLN2004-164 - 1105 Audrey Avenue
Attachment #2
Page 5 of5
and size of all existing utilities and the associated main lines; indicate which utilities and
services are to remain; which utilities and services are to be abandoned, and where new
utilities and services will be installed. Joint trenches for new utilities shall be used
whenever possible.
29. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a
pavement restoration plan for approval by the City Engineer prior to any utility installation
or abandonment. Streets that have been resurfaced within the previous five years will
require boring and jacking for all new utility installations. Audrey Avenue has not been
resurfaced in the last 5 years. The pavement restoration plan shall indicate how the street
pavement shall be restored following the installation or abandonment of all utilities
necessary for the project.
30. 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 of $2,060.00 per net acre, which is
$517.00.
COUNTY FIRE DEPARTMENT
31. Preliminary Review: Review of this development proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work, the applicant shall make application to, and receive
from, the Building Division all applicable construction permits.
32. Required Fire Flow: The required fire flow for this project 1,750 gpm at 20 psi residual
pressure. The required fire flow is not available from area water mains and fire hydrant(s)
which are not spaced at the required spacing.
33. Required Fire Flow Option (Single family Dwellings): Provide the required fire flow from
hydrants spaced at a maximum of 500 feet or, provide an approved fire sprinkler system
throughout all portions of the building, designed per National Fire Protection Association
(NFP A) Standard #13 and local ordinances. The fire sprinkler system supply valving shall be
installed per Fire Department Standard Detail & Specifications W -l/SP-6.
34. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background.
35. Fire Protection Notes: Add fire protection notes to the plans reflecting compliance with
require fire flow option in the form of one public fire hydrant or a sprinkler system
throughout all portions of the building.
1105 Audrey Ave
Campbell CA 95008
1-4
Examples of venting viewed from the street
5-6
Balcony proposal
7 -12
Garage door prominence
12 - 16
Current street grading water problem