Site-Minor Mod Side Settback - 2007June 28, 2007
Critchfield Construction, Inc.
845 S. McGlincy Lane
Campbell, CA 95008
Re: PLN2007-64 - 597 Maple Avenue -Site and Architectural Review Permit
Dear Applicant:
Please be advised that at its meeting of June 26, 2007, the Planning Commission
Adopted Resolution No. 3817 granting a Site and Architectural Review Permit
(PLN2007-64) to allow for a minor modification of a side yard setback to allow for a
second story addition and first floor remodel of an existing single-story 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, July 6, 2007. The time within which judicial review of this 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.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sinc ely,
Steve Prosser
Planner I
Cc: Frank Mills, Building
Ed Arango, Public Works
Chris Veargason, Fire
Russell Biswell & Tonja Chi (Property Owners)
597 Maple Avenue
Campbell, CA 95008
70 North First Street Campbell, California 95008-1436 Tee 408.866.2140 Fnx 408.871.5140 too 408.866.2790
RESOLUTION N0.3817
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2007-64) TO ALLOW FOR A MINOR
MODIFICATION OF A SIDE YARD SETBACK TO ALLOW FOR A
SECOND STORY ADDITION AND FIRST FLOOR REMODEL OF AN
EXISTING SINGLE-STORY, SINGLE-FAMILY RESIDENCE ON
PROPERTY OWNED BY RUSSELL BISWELL AND TONJA CHI
LOCATED AT 597 MAPLE AVENUE IN AN R-1-6 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF CRITCHFIELD
CONSTRUCTION, INC. FILE NO.: PLN2007-64.
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 PLN2007-64.
1. The density of the residential project will result in a density of 5.8 units per gross acre,
which is consistent with the General Plan land use designation of Low Density
Residential (less than 6 units per gross acre).
2. The project is consistent with the R-1-6 (Single-Family Residential, 6,000 square foot
minimum lot size) zoning district and meets the minimum setback requirements, height
restriction, building coverage, and parking requirements of the R-1-6 Zoning District
with the exception of the modified second-story side yard setback.
3. The proposed two-story single-family residence home consists of a 2,352 square foot
in area with a building coverage of 28.8% and floor area ratio of .38.
4. The proposed addition is compatible with the architecture of the existing home and the
adjacent neighborhood.
5. The proposed project is surrounded by single-family residential uses on the north,
south, east and west.
6. The project provides one covered and one uncovered parking spaces where a
minimum of one covered and one uncovered parking space are required.
7. The project qualifies as a Categorically Exempt project per Section 15301, Class 1, of
the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed project is consistent with the City of Campbell General Plan and Zoning
Ordinance.
Planning Commission R~. elution No. 3817
PLN2007-64 - 597 Maple Avenue -Site and Architectural Review Permit
Page 2
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. The modified side setback would not be detrimental to the health, safety, peace,
comfort or general welfare of persons in the neighborhood, or the city as a whole; and
the side setback would not unreasonably interfere with the ability of adjoining property
owners to enjoy access to air, privacy, sunlight, and the quiet enjoyment of the owner's
property.
4. The proposed project is architecturally compatible with the surrounding neighborhood.
5. 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.
6. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
7. The proposed project will contribute to the housing stock in the City of Campbell and
serve the housing needs of the community.
8. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
9. There is a reasonable relationship and a rough proportionality between the conditions
of approval and the impacts of the project.
THEREFORE, BE IT RESOLVED that the Planning Commission grants a Site and
Architectural Review Permit (PLN2007-64) to allow for a minor modification of a side yard
setback to allow for a second story addition and first floor remodel of an existing single-
story, single-family residence on property owned by Russell Biswell and Tonja Chi located
at 597 Maple Avenue in an R-1-6 (Single-Family Residential) Zoning District.
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.
Planning Commission R~. elution No. 3817
PLN2007-64 - 597 Maple Avenue -Site and Architectural Review Permit
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Declaration of Acceptance of All Conditions: Within thirty (30) days of Planning
Commission approval, the applicant shall sign the final, approved set of Conditions of
Approval. Until said Conditions are signed, the proposed Use Permit shall not be valid
for any permits sought from the City.
2. Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2007-64 to allow a modification of a side yard setback for the construction of first
and second story addition located at 597 Maple Avenue. The building design and site
design shall substantially conform to the project exhibits listed below, except as may be
modified by the conditions of approval herein:*
a. Project plans, stamped as received by the Planning Division on April 17, 2007 with
revised elevations stamped as received on May 30, 2007.
b. Color and Material Board stamped as received on April 17, 2007.
Planning sign off is required to prior to Building Permit final. Construction not
in substantial compliance with the approved project plans shall not be approved
without prior authorization of the necessary approving body.
3. 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 or the Site and Architectural Review Permit shall be
void.
4. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the
Campbell Municipal Code.
5. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All 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.)
6. 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.
7. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of
the Campbell Municipal Code.
Planning Commission Re_.,lution No. 3817
PLN2007-64 - 597 Maple Avenue -Site and Architectural Review Permit
Page 4
8. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director prior to installation of the lighting for compliance with
all applicable Conditions of Approval, ordinances, laws and regulations. Lighting
fixtures shall be of a decorative design to be compatible with the residential
development and shall incorporate energy saving features.
9. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to minimize
the number of roof vents that are visible from the street frontage. The applicant shall
provide the location of such vents on the building plan elevations and roof plans, to the
satisfaction of the Community Development Director, prior to issuance of a building
permit.
10. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00
p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take
place on Sundays or holidays unless an exception is granted by the Building
Official.
b. Truck routes to and from the construction site should be established and submitted
to the City for review and approval prior to issuance of a building permit. These
truck routes shall avoid access to the project site via residential streets where
possible.
c. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise-generating construction equipment, such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses.
Prior to the issuance of building permits, the project site shall be posted with the
name and contact number of the lead contractor in a location visible from the public
street so that the contractor can be made aware of noise complaints.
Building Division:
11. Permits Required: A building permit application shall be required for the proposed
complete remodeling and addition to the existing structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
12. Project Description: This project is proposed as a "remodel and addition to an existing
dwelling". The scope of work proposed under this project more closely reflects the
construction of a new single-family dwelling. The Building Inspection Division will
Planning Commission R~,_.,lution No. 3817
PLN2007-64 - 597 Maple Avenue -Site and Architectural Review Permit
Page 5
consider this project as new construction, and fees will be calculated based on the
comparative similarities to new construction.
13. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
14. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches by 36 inches.
15. 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.
16. 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.
17. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1 R and
MF-1 R shall be blue-lined on the construction plans. 8'/2 X 11 calculations shall be
submitted as well.
18. 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.
19. Non-Point Source Pollution Control: The City of Campbell standard Santa Ctara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24 inches by 36 inches) is available at the
Building Division service counter.
20. 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.
21. 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.
22. Approvals Required: The project requires the following agency approvals prior to
issuance of the building permit:
Planning Commission R~,_ .,lution No. 3817
PLN2007-64 - 597 Maple Avenue -Site and Architectural Review Permit
Page 6
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)
*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.
Public Works Department:
23. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for
the site, the applicant shall provide a current Preliminary Title Report, grant deed, or
other satisfactory proof of ownership.
24. Storm Drain Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee of $2,120.00 per net acre, which
is $302.00.
25. Street Improvements: Prior to issuance of any grading or building permits for the site,
the applicant shall execute a street improvement agreement, cause plans for public
street improvements to be prepared by a registered civil engineer, pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment
permit for construction of the standard public street improvements, as required by the
City Engineer. The plans shall include the following:
a. Show location of all existing utilities within the existing public right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of
sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area.
c. Removal of existing raised and cracked sidewalk.
d. Installation of City standard sidewalk as necessary.
e. Construction of conforms to existing public and private improvements, as
necessary.
26. 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.
27. Water MeterL) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the public
right-of-way line.
Planning Commission Re~ ~~ution No. 3817
PLN2007-64 - 597 Maple Avenue -Site and Architectural Review Permit
Page 7
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 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. Additionally the applicant shall pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment
permit for construction of the standard public street improvements, as required by the
City Engineer. Streets that have been reconstructed or overlaid within the previous five
years will require boring and jacking for all new utility installations. Maple Avenue has
not been reconstructed or overlaid 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. Utility Encroachment Permit: Separate permits for the installation of utilities to serve
the development will be required (including water, sewer, gas, electric, etc.). Applicant
shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas,
water, electric and all other utility work.
31. Additional Street Improvements: Should it be discovered after the approval process
that new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public improvements,
the City may add conditions to the development/project/permit, at the discretion of the
City Engineer, to restore pavement or other public improvements to the satisfaction of
the City.
32. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements,
and the Campbell Municipal Code regarding stormwater pollution prevention. The
primary objectives are to improve the quality and reduce the quantity of stormwater
runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP Handbook")
by the California Stormwater Quality Association (CASQA), 2003; Start at the Source:
A Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by
the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and
Using Site Design Techniques to Meet Development Standards for Stormwater Quality:
Planning Commission Resolution No. 3817
PLN2007-64 - 597 Maple Avenue -Site and Architectural Review Permit
Page 8
A Companion Document to Start at the Source ("Using Site Design Techniques") by
BASMAA, 2003.
33.Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required pavement restoration installed and accepted by the City.
County Fire Department:
34. Required Fire Flow: The fire flow for this project is 1000 gpm at 20 psi residual
pressure. The adjusted fire flow is available from area water mains and fire hydrant(s)
which are spaced at the required spacing.
35. 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.
PASSED AND ADOPTED this 26th day of June, 2007, by the following roll call vote:
AYES: Commissioners: Alderete, Doorley, Ebner, Gibbons, Rocha and
Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: Francois
ABSTAIN: Commissioners: None
c,
APPROVED:
Michael Rocha, Chair
ATTEST:
J ie C. ng Li , Acti Secretary
Jul 09 07 11:54a
Planning Commission Re_ elution No. 3817
PLN2o07-64 - 597 Maple Avenue -Site and Architectural Review Permit
Pa e 8
A Companion Document fo Start of the Source ("Using Site Design Techniques") by
BASMAA, 2003.
33. Occupancy: Prior to allowing occupancy for any andlor all buildings, the applicant
shall have the required pavement restoration installed and accepted by the City.
County Fire Department: mat 20 psi residual
34. Required Fire Flow: The fire flow for this project is 1000 gp
pressure. The adjusted fire flow is available from area water mains and fire hydrant(s)
which are spaced at the required spacing.
35. Premises Identification: Approved numbers or bedrlaini svisible andlaegible frolm the
and existing buildings in such a position as to p Y
street or road fronting the property. Numbers shall contrast with their background.
PASSED AND ADOPTED this
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
26th day of June, 2007, by the following roll call vote:
Alderete, Doorley, Ebner, Gibbons, Rocha
Roseberry
None
Francois
None
APPROVED: Chair
Michael Rocha,
ATTEST:
Jackie C. Young Lind, Acting Secretary
Ackno ledged & Accepted: ~~ _
~' U
Russell Biswell, Property Owner Tonja Chi, Property Owner
and
p.9
6
J
pF • ~q4,j~ ITEM NO. 2
~~• ~~
V r
~ ~~ CITY OF CAMPBELL • PLANNING COMMISSION
f•°RCHAR°'`\ Staff Report • June 26, 2007
PLN2007-64 Public Hearing to consider the application of Critchfield Construction
Critchfield Inc. for a Site and Architectural Review Permit (PLN2007-64) to allow a
Construction Inc. modification of a side yard setback for the construction of a new first and
second story addition to an existing one-story residence on property
owned by Mr. Russell Biswell and Ms. Tonja Chi located at 597 Maple
Avenue in an R-1-6 (Single-Family Residential) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission takes the following action:
1. Adopt a Resolution incorporating the attached findings, approving a Site and Architectural
Review Permit to allow a modification of the eastern side yard setback to allow the
construction of second story addition along the existing single-story setback, subject to the
attached conditions of approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically
Exempt under Section 15301, Class 1 of the California Environmental Quality Act
(CEQA), pertaining to the construction of additions to existing dwellings.
PROJECT DATA
Net Lot Area:
Site Utilization
Building Coverage:
Paving Coverage:
Landscaping Coverage:
Building square footage:
First Floor:
Second floor
Garage
14 acres (6,200 square feet)
1,786 square feet (29%)
312 square feet (5%)
4,102 square feet (66%)
40% maximum allowed
1,350 sq. ft.
566 sq. ft.
436 sq. ft.
2,352 sq. ft.
Floor Area Ratio (FAR): .38 (FAR) .45 (FAR) maximum
Staff Report ~ Planning Corr~mission Meeting of June 26, 2007
PLN2007-64 ~ 597 Maple Avenue Page 2 of 4
Parking Provided
Building setbacks
Front yard:
Rear yard:
Side yard (east)
Side yard (west)
Adjacent Land Uses
2 spaces - 1 covered, 1 uncovered 2 spaces - 1 covered
20' (20 ft. minimum)
50' (5 ft. minimum)
6' S" (6' S" first floor)
(10' 6" second floor)
5' 6" (existing) (5 ft. minimum or %2 wall height)
North: Single-family residential
South: Single-family residential
East: Single-family residential
West: Single-family residential
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the modification of a side yard setback in order to construct a new first and
second story addition along the existing side yard setback (reference Attachment 3).
The subject property is located on the north side of Maple Avenue between Page Street and
Poplar Avenue. The project is surrounded by single-family residences on the north, south, east
and west. The project site is located in an R-1-6 (Single-Family Residential) Zoning District.
Project Description: The existing residence is 1,267 square feet. The applicant is proposing a 519
square foot first floor addition to the rear of the existing residence and a 566 square foot second
story addition above the new first floor addition.
The project site is located R-1-6 (Single-Family Residential, 6,000 square foot minimum lot size)
zoning district. There is one existing, nonconforming first floor side yard setback (west) that will
not be modified. The existing setback of structure is substandard by 6 inches. The proposed
construction does not affect this setback as the first and second floor additions meet the
minimum setback requirements for the western property line. The eastern side yard setback
requires Planning Commission approval for a modification of side yard setback as the applicant
is requesting to construct the second story addition at the existing six and one-half feet setback
where a ten foot-eight inch setback would be typically required. Per the Zoning Code, the
Planning Commission may allow a minimum side setback of at least five feet for structures
proposed for a second story addition, when it finds:
a. The side setback would not be detrimental to the health, safety, peace, comfort or general
welfare of persons in the neighborhood, or the city as a whole; and
b. The side setback would not unreasonably interfere with the ability of adjoining property
owners to enjoy access to air, privacy, sunlight, and the quiet enjoyment of the owner's
property.
Staff Report .., Planning Con~~nission Meeting of June 26, 2007
PLN2007-64 ~ 597 Maple Avenue Page 3 of 4
With Planning Commission approval for the modification of the side yard setback, the proposed
project would be consistent with the zoning designation and meets the height restriction, building
coverage, floor area ratio, and parking requirements for the R-1-6 Zoning District.
The applicant's request for a modification to the side yard setback is consistent with previous
approvals within the neighborhood. The applicant has provided photographs of second-story
residences within the surrounding neighborhood that have been constructed with modified side
yard setbacks (reference Attachment 5).
The proposed addition includes one second-story window on the west side that is approximately
15 feet from adjacent property line. There are three second-story windows to the rear of the
addition that are approximately 47 feet from the rear property line. The modified side yard
setback should not present a privacy impact on the adjacent residence as there are no windows
along the right side (eastern) second story elevation.
The proposed project is consistent with the applicant's desire to expand the available living space
without incurring the cost to construct a new second story addition above the existing first floor.
The addition consists of a first floor addition, with the new second floor above the new first
floor. Staff has worked closely with the applicant attempting to modify the design to better
incorporate the addition with the existing residence. Recommendations included lowering the
eave lines of the new porch entry and the second-story dormers to tie in with the existing and
proposed eave lines. The property owner has stated that financial constraints have limited the
scope of modifications.
ANALYSIS
General Plan Desi ation: The General Plan land use designation for the project site is Low
Density Residential (less than 6 units per gross acre). The proposed project has a density of 5.8
units per gross acre, which is within the density range allowed for the site. The proposed project
complies with the following General Plan Land Use Element Strategies:
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 of long-lasting, high
quality building materials on all buildings to ensure the long-term quality of the
built environment.
Zonin~i ng ation: The zoning designation for the project site is R-1-6 (Single-Family
Residential). The proposed project is consistent with the zoning designation and meets the
minimum setbacks, height restriction, building coverage, and parking requirements of the R-1-6
Zoning District, with the exception of the modified second-story side yard setback.
Site Layout and Architecture: The architectural style of the proposed residence is traditional. The
exterior material is stucco with a composition shingle roof. The addition would match the
existing materials and colors with an earth tone color for the body and white trim (reference
Staff Report ~ Planning Commission Meeting of June 26, 2007
PLN2007-64 ~ 597 Maple Avenue Page 4 of 4
attachment 4). Additional architectural details include skylights, an upgraded front door, new
windows, and a new covered front porch over an existing entry patio. The proposed front porch
includes a covered archway. The entry door is black in color.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of June 12, 2007. The Committee was generally
supportive of the project, stressing to the applicant their concerns regarding second-story privacy
impacts, and encouraging neighbor outreach.
Attachments:
1. Findings for Approval of File No. PLN2007-2964
2. Conditions of Approval for File No. PLN2007-64
3. Project Plans (Site Plan, Floor Plans, Elevations)
4. Color and Material Board
5. Photographs of two-story homes in the surrounding neighborhood
6. Location Map ~
Prepared by:
Steve Prosser, Planner I
Approved by:
ie C. ng Lin ,Actin Community Development Director
Attachment # 1
FINDINGS FOR APPROVAL OF FILE NO. PLN2007-64
SITE ADDRESS: 597 Maple Avenue
APPLICANT: Critchfield Construction Inc.
DATE: June 26, 2007
Findings for approval of a Site and Architectural Review Permit to allow a 6' S" side .
setback where a 10' 6" side yard setback would be required along the east property line to allow
the construction of first and second story addition property located at 597 Maple Avenue
The Planning Commission finds as follows with regard to File No. PLN2007-64:
1. The density of the residential project will result in a density of 5.8 units per gross acre, which
is consistent with the General Plan land use designation of Low Density Residential (less
than 6 units per gross acre).
2. The project is consistent with the R-1-6 (Single-Family Residential, 6,000 square foot
minimum lot size) zoning district and meets the minimum setback requirements, height
restriction, building coverage, and parking requirements of the R-1-6 Zoning District with the
exception of the modified second-story side yard setback.
3. The proposed two-story single-family residence home consists of a 2,352 square foot in area
with a building coverage of 28.8% and floor area ratio of .38.
4. The proposed addition is compatible with the architecture of the existing home and the
adjacent neighborhood.
5. The proposed project is surrounded by single-family residential uses on the north, south, east
and west.
6. The project provides one covered and one uncovered parking spaces where a minimum of
one covered and one uncovered parking space are required.
7. The project qualifies as a Categorically Exempt project per Section 15301, Class 1, of the
California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the City of Campbell General Plan and Zoning
Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. The modified side setback would not be detrimental to the health, safety, peace, comfort or
general welfare of persons in the neighborhood, or the city as a whole; and the side setback
Attachment # 1
Page 2 of 2
would not unreasonably interfere with the ability of adjoining property owners to enjoy
access to air, privacy, sunlight, and the quiet enjoyment of the owner's property.
4. The proposed project is architecturally compatible with the surrounding neighborhood.
5. 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.
6. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
7. The proposed project will contribute to the housing stock in the City of Campbell and serve
the housing needs of the community.
8. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
9. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2007-64
SITE ADDRESS: 597 Maple Avenue
APPLICANT: Critchfield Construction Inc.
DATE: June 26, 2007
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the items under review.
Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertains to this
development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
Declaration of Acceptance of All Conditions: Within thirty (30) days of Planning
Commission approval, the applicant shall sign the final, approved set of Conditions of
Approval. Until said Conditions are signed, the proposed Use Permit shall not be valid for
any permits sought from the City.
2. Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2007-64 to allow a modification of a side yard setback for the construction of first and
second story addition located at 597 Maple Avenue. The building design and site design
shall substantially conform to the project exhibits listed below, except as maybe modified by
the conditions of approval herein:*
a. Project plans, stamped as received by the Planning Division on April 17, 2007 with
revised elevations stamped as received on May 30, 2007.
b. Color and Material Board stamped as received on April 17, 2007.
Planning sign off is required to prior to Building Permit final. Construction not in
substantial compliance with the approved project plans shall not be approved without prior
authorization of the necessary approving body.
3. 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 or the Site and Architectural Review Permit shall be void.
4. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the Campbell
Municipal Code.
Attachment #2
Page 2 of 6
5. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. All 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.)
6. 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.
7. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the
Campbell Municipal Code.
On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
9. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to minimize the
number of roof vents that are visible from the street frontage. The applicant shall provide the
location of such vents on the building plan elevations and roof plans, to the satisfaction of the
Community Development Director, prior to issuance of a building permit.
10. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and
Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays
or holidays unless an exception is granted by the Building Official.
b. Truck routes to and from the construction site should be established and submitted to the
City for review and approval prior to issuance of a building permit. These truck routes
shall avoid access to the project site via residential streets where possible.
c. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise-generating construction equipment, such as air compressors and
portable power generators, shall be located as far as possible from noise-sensitive
receptors such as existing residences and businesses.
f. Prior to the issuance of building permits, the project site shall be posted with the name
and contact number of the lead contractor in a location visible from the public street so
that the contractor can be made aware of noise complaints.
Attachment #2
Page 3 of 6
Building Division:
11. Permits Required: A building permit application shall be required for the proposed complete
remodeling and addition to the existing structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
12. Project Description: This project is proposed as a "remodel and addition to an existing
dwelling". The scope of work proposed under this project more closely reflects the
construction of a new single-family dwelling. The Building Inspection Division will consider
this project as new construction, and fees will be calculated based on the comparative
similarities to new construction.
13. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
14. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches by 36 inches.
15. 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.
16. 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.
17. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 8'/s X 11 calculations shall be submitted as
well.
18. 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.
19. Non-Point Source Pollution Control: The City of Campbell standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24 inches by 36 inches) is available at the Building
Division service counter.
20. 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.
21. 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
Attachment #2
Page 4 of 6
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.
22. Approvals Required: The project requires the following agency approvals 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)
*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.
Public Works Department:
25. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current Preliminary Title Report, grant deed, or other
satisfactory proof of ownership.
26. Storm Drain Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee of $2,120.00 per net acre, which is
$302.00.
27. Street Improvements: Prior to issuance of any grading or building permits for the site,
the applicant shall execute a street improvement agreement, cause plans for public
street improvements to be prepared by a registered civil engineer, pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment
permit for construction of the standard public street improvements, as required by the
City Engineer. The plans shall include the following:
a. Show location of all existing utilities within the existing public right of way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the
sidewalk area.
c. Removal of existing raised and cracked sidewalk.
d. Installation of City standard sidewalk as necessary.
e. Construction of conforms to existing public and private improvements, as
necessary.
28. 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
Attachment #2
Page 5 of 6
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
29. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of--way
line.
30. 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
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.
31. 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. Additionally the applicant shall pay various fees and deposits, post security
and provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements, as required by the City Engineer. Streets that have been
reconstructed or overlaid within the previous five years will require boring and jacking for all
new utility installations. Maple Avenue has not been reconstructed or overlaid 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.
32. Utility Encroachment Permit: Separate permits for the installation of utilities to serve the
development will be required (including water, sewer, gas, electric, etc.). Applicant shall
apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric
and all other utility work.
33. Additional Street Improvements: Should it be discovered after the approval process that new
utility main lines, extra utility work or other work is required to service the development, and
should those facilities or other work affect any public improvements, the City may add
conditions to the development/project/permit, at the discretion of the City Engineer, to
restore pavement or other public improvements to the satisfaction of the City.
34. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and
the Campbell Municipal Code regarding Stormwater pollution prevention. The primary
objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design
Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area
Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design
Attachment #2
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Techniques to Meet Development Standards for Stormwater Quality: A Companion
Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003.
35. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall
have the required pavement restoration installed and accepted by the City.
County Fire Department:
36. Required Fire Flow: The fire flow for this project is 1000 gpm at 20 psi residual pressure.
The adjusted fire flow is available from area water mains and fire hydrant(s) which are
spaced at the required spacing.
37. 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.
Acknowledged & Accepted:
Russell Biswell, Property Owner Tonja Chi, Property Owner