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Admin Site & Arch - 2007March 12, 2007 PLN2007-13 Application of Mr. Alan Crownover, for approval of an Administrative Crownover, A. Site and Architectural Review Permit for an addition to an existing single family residence located at 1197 Audrey Avenue in an R-1-10 (Single Family Residential) Zoning District. STAFF RECOMMENDATION That the Community Development Director take the Following Action: Approve the Administrative Site & Architectural Permit, incorporating the attached findings, to allow a 1,324 square foot addition (774 sq. ft. of living space and a 550 sq. ft. attached garage) to an existing single-story, single-family residence and the demolition of a 571 square foot carport on the project site, 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 Gross Lot Area: Net Lot Area: Proposed: 18,300 square feet (0.42 acres) 16,059 square feet (0.37acres) Required/Allowed: 10,000 square feet min. Site Utilization Building Coverage: Paving Coverage: Landscaping Coverage: 4,267 square feet (27%) 800 square feet (5%) 10,992 square feet (68%) 35% maximum allowed Building square footage: Existing and proposed structures: First Floor: 2,704 sq. ft. Garage 550 sq. ft. Porches 14 sq. ft. (e) Accessory Structure 999 sq. ft. Total 4,477 sq. ft. Staff Report ~ Administrattve Hearing of March 12, 2007 PLN2007-13~ 1197 Audrey Avenue Page 2 of 3 Floor Area Ratio (FAR) .26(FAR) .45 (FAR) maximum Building Height: Parking Provided Building setbacks Front yard: Rear yard: Side yard (east): Side yard (west) Surrounding Uses: DISCUSSION 15'-4" 28 feet maximum 4 spaces - 2 covered, 2 uncovered 2 spaces - 1 covered 30 ft. (25 ft. minimum) 25 ft. (25 ft. minimum) 8 ft. (8 ft. minimum) 11 ft. (10 ft. minimum) North: Single-family residential South: Single-family residential East: Single-family residential West: Single-family residential Annlicant's Proposal: The applicant is requesting approval of an Administrative Site and Architectural Review Permit to allow a 1,324 square foot addition (774 square feet of living space and a 550 square foot attached garage) to an existing single-story single-family residence and the demolition of a 571 square foot carport at 1197 Audrey Avenue. The applicant also proposes to remodel the interior of the existing residence. Staff has provided notice to the surrounding property owners within the 300 feet of the project site for the consideration of this application. Property Location: The subject property is located on the north side of Audrey Avenue between Burrows Road and Hack Avenue. The property is surrounded by single-family residences on the south, east, west and north. The project site is located in an R-1-10 (Single-family residential) Zoning District and within the San Tomas Area Neighborhood Plan (STANP) Area. 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 2.4 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. Staff Report ,.. Administrative Hearing of March 12, 2007 PLN2007-13 ~ 1197 Audrey Avenue Page 3 of 3 Strateg„ 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. 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 classification for the project site is R-1-10 (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, and parking requirements of the R-1-10 Zoning District. Site Layout and Architecture: The proposed project is a single-story addition onto asingle-story residence, which includes a new attached garage and additional bedroom. The proposed addition incorporates representative architectural features of homes in the San Tomas Neighborhood including simple rectangular shaped forms, hipped and gabled rooflines, stucco walls and a composition shingle roof material matching the existing residence. Other notable design elements include an upgraded carnage style garage door and replacement windows on all four elevations. The residence is a contemporary, single-story ranch style home with stucco walls and composition shingle roofing. The proposed colors for the residence are earth tones, including a taupe body color for the stucco, a white trim and a dark brown composition shingle roof to match the existing residence. Trees/Landscaping: The STANP requires all new developments to provide a minimum of one tree per 2,000 square feet of net lot area. Nine existing trees on the property exceed the requirement for four on-site trees. Attachments: 1. Findings for Approval of File No. PLN2007-13 2. Conditions of Approval for File No. PLN2007-13 3. Project Plans (Site Plan, Floor Plans, Elevations, and Color Board) 4. Location Map Prepared by: Approved by: Prosser, Planner I Acting Community Development Director Attachment # 1 Pa eg 1 of 2 RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2007-13 SITE ADDRESS: APPLICANT: Hearing 1197 Audrey Avenue Mr. Alan Crownover March 12, 2007 Findings for approval of an Administrative Site and Architectural Review Permit to allow a 1,324 addition to an existing single-family residence located at 1197 Audrey Avenue. The Community Development Director finds as follows with regard to File No. PLN2007-13: 1. The density of the proposed project site is 2.4 units 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-1-10 (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-1-10 Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. The home consists of a 3,269 square foot single-story single-family residence and a 550 square foot accessory structure, with a building coverage of 27%, and a floor area ratio of .26. 5. The project provides two covered and two uncovered parking spaces, where a minimum of one covered and one uncovered parking space is required. 6. The height of the home is 1 S'-4", where the maximum height limit is 28'-0". 7. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 8. The proposed project includes nine existing trees which exceeds the requirements of the STAND. 9. The proposed residence incorporates representative architectural features of homes in the San Tomas Neighborhood including simple rectangular shaped forms, hipped and gabled roofs, composition shingle roof, stucco siding, and an attached garage. 10. The subject property is located on the north side of Audrey Avenue between Burrows Road and Hack Avenue. The property is surrounded by single-family residences on the north, south, east and west. Attachment # 1 Pa eg 2 of 2 11. The project qualifies as Categorically Exempt under Section 15301, Class 1 of the California Environmental Quality Act (CEQA) pertaining to the construction of additions to existing dwellings. Based upon the foregoing findings of fact, the Community Development Director further finds and concludes that: 1. The proposed project is allowed within the applicable zoning district with Administrative Site and Architectural Review Permit approval, and complies with all other applicable provisions of this Zoning Code and the Municipal Code 2. The proposed project is consistent with the City of Campbell General Plan. 3. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 4. The proposed project is well designed and 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 Page 1 of 5 CONDITIONS OF APPROVAL FOR FILE NO. PLN2007-13 SITE ADDRESS: 1197 Audrey Avenue APPLICANT: Mr. Alan Crownover P.C. MEETING: March 12, 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 pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Project: Approval is granted for an Administrative Site and Architectural Review Permit to allow a 1,324 square foot addition to an existing single-story single-family residence, including 774 square feet of living space and a 550 square foot attached garage, and the demolition of a 571 square foot carport located at 1197 Audrey 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. Revised Project Plans prepared by John Freel of JF Building Design, dated March O1, 2007, including a site plan, floor plans, and elevations and Color/Material Board dated February 06, 2007. 2. Approval Expiration: The Administrative 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. 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. 4. 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. Applicant shall provide semi-pervious pavers or stamped concrete for portions of the new driveway. Attachment #2 Pa~e2of5 5. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. 6. On-Site Li hg tiny: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with Section 21.18.090 of the Campbell Municipal Code. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 7. 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. 8. Construction Hours: Construction activities will 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. 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. Building Division: 10. Permits Required: A building permit application shall be required for the proposed remodeling of and addition to the existing single family dwelling. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 11. Project Description: This project is proposed as a "remodel and addition to an existing dwelling". The scope of work proposed under this project, in many ways, reflects the construction of a new single-family dwelling, The Building Inspection Division will consider much of this project as new construction, where applicable, fees will be calculated based on the comparative similarities to new construction. 12. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 13. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 14. Plan Preparation: Portions of this project require 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. 15. 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. Attachment #2 Pa e~ 3 of 5 16. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF- 1R shall be blue-lined on the construction plans. 8'/2 by 11 calculations shall be submitted as well. 17. 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. 18. 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" by 36") is available at the Building Division service counter. 19. 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. 20. P.G.&E.: Applicant is advised to contact Pacific Gas and Electric Company 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. Applicant should also consult with PG&E concerning utility easements, distribution pole locations, and required conductor clearances. 21. Intent to Occupy Dwelling: Owners shall declare their intent to occupy or not occupy the new dwelling upon completion of construction. The Building Division may require the premises to be vacated during portions of construction because of substandard and unsafe living conditions created by construction. 22. 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 trees shall be fenced to prevent damage to root systems. Attachment #2 Pa eg 4 of 5 PUBLIC WORKS DEPARTMENT 23. Plan Lines: Prior to issuance of any grading or building permits for the site, the applicant shall provide a plan layout showing the correct street dimensions (dimension widths of the entire street and dimension from property line to centerline of roadway), and existing street improvement dimensions (sidewalk, curb, gutter, etc.). 24. 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. 25. Utilities: All 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. 26. 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. 27. 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. 28. 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 reconstructed or overlaid within the previous five years will require boring and jacking for all new utility installations. Hazel 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. 29. Additional Street Improvements: Should any new utility main lines or other work required to service the development affect any public improvements, the City may add conditions to the development/project, at the discretion of the City Engineer, to restore pavement or other public improvements to the satisfaction of the City. 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 $782.00. Attachment #2 Pa_ e~ 5 FIRE DEPARTMENT 31. Formal Plan Review: Review of this Develop fire de artment operat ons~and shallnot be site access and water supply as they pertain to p construed as a substitute for formal plan review to n eShrmi make aplpl canon to, andere e~ ed codes. Pnor to performing any work the applica from, the Building Department all applicable construction permits. 32. Required Fire Flow: The fire flow for this project is 1500 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. 33. Premises Identification: Approved numbers or a ndrev sible and legible from the street odr existing buildings in such a position as to be pla y road fronting the property. Numbers shall contrast with their background. Revise drawings m writing to reflect compliance with this requirement.