Loading...
Admin Site & Arch - 2008PLN2008-49 Application of Mr. Bruce Powell, for approval of an Administrative Powell, B. Site and Architectural Review Permit for a single story addition of 60 square feet to an existing single family residence located at 878 Emory Avenue in an R-1-16 (Single Family Residential) Zoning District. STAFF RECOMMENDATION That the Community Development Director take the Following Action: 1. Approve the Administrative Site & Architectural Permit, incorporating the attached findings, to allow a 60 square foot addition, 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: 22,087 square feet (.507 acres) 19,087 square feet (0.43 acres) Required/Allowed: 16,000 square foot min. Site Utilization Building Coverage: Gravel Paving Coverage Landscaping Coverage: 2,782 square feet (14%) 2,178 square feet (11 %) 14,127 square feet (74%) 35% maximum allowed Building square footage: Existing and proposeci structures: First Floor: 1,640 sq. ft. First Floor Addition: 60 sq. ft. Garage/Carport: 360 sq. ft. Accessory Structure: 638 sq. ft. Existing Porch: 84 sc~ ft. Total: 2,782 sq. ft. Staff Report ~ Administrative Hearing of Apri121, 2008 PLN2008-49 ~ 878 Emory Ave Page 2 of 3 Floor Area Ratio (FAR) 14 (FAR) .45 (FAR) maximum Building Height: Parking Provided Surrounding Uses: 16'-6" 4 spaces - 2 covered, 2 uncovered North: Single-family residential South: Single-family residential East: Single-family residential West: Single-family residential 28 feet maximum 2 spaces - 1 covered DISCUSSION Applicant's Proposal: The applicant is requesting approval of an Administrative Site and Architectural Review Permit to allow a 60 square foot addition to an existing one-story single- family residence at 878 Emory Avenue. 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 east side of Emory Ave between Waldo Rd and Sunnyoaks Ave. The property is surrounded by single-family residences on the north, south, east and west. The project site is located in an R-1-16 (Single-family residential) Zoning District and within the San Tomas Area Neighborhood Plan (STAND) Area (reference Attachment 5, Location Map). 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 1.97 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-7.2ri: Consistency With Plans: Ensure that new development and substantial remodeling projects are consistent with Specific Plans, Area Plans, City Standard Details, acid 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. 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 (STAND). Staff finds that the Staff Report ~ Administrative Hearing of Apri121, 2008 PLN2008-49 ~ 878 Emory Ave Page 3 of 3 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-1-16 (Single-Family Residential, 16,000 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-1-16 Zoning District. Site Layout and Architecture: The proposed project is a 60 square foot addition of an existing one-story residence. The proposed addition incorporates representative architectural features of homes in the San Tomas Neighborhood including simple rectangular shaped forms, gable roof forms, stucco exterior and a composition shingle roof material. The proposed addition matches the existing residence (reference Attachment 3, Project Plans). The proposed residence is a traditional style home with stucco siding and composition shingle roofing. The proposed colors for the residence are white and beige tones. Trees/Landscaping: The STANP requires all new developments to provide a minimum of one tree per 2,000 square feet of net lot area. The applicant has shown existing trees on site to satisfy this requirement. Attachments: 1. Findings for Approval of File No. PLN2008-49 2. Conditions of Approval for File No. PLN2008-49 3. Project Plans (Site Plan, Floor Plans, and Elevations) 4. Location Map Prepared Mandler, Interim Planner v~~ Approved by: .,_~ Tim Haley, Associate Planner Attachment #1 Page 1 of 2 RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2008-49 SITE ADDRESS: 878 Emory Ave APPLICANT: Mr. Bruce Powell ADM. HEARING: Apri 21, 2008 Findings for approval of an Administrative Site and Architectural Review Permit allow a 60 square foot to an existing one-story residence located at 878 Emory Ave. The Community Development Director finds as follows with regard to File No. PLN2008-49: 1. The density of the proposed project site is 1.97 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-1-16 (Single-Family Residential, 16,000 square foot minimum lot size) Zoning District and meets the minimum setbacks, height restriction, building coverage, floor area ratio, and parking requirements of a R-1-16 Zoning District within the San Tomas Area Neighborhood. 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 2,782 square foot one-story single-family residence with a building coverage of 14%, and a floor area ratio of .17. 5. The project provides t~vo 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 16'-6", 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 complies the requirements of the STANP. 9. The proposed residence; incorporates representative architectural features of homes in the San Tomas Neighborhood including simple rectangular shaped forms, gable roofs, composition shingle roof, and stucco siding. 10. The subject property is located on the east side of Emory Ave between Waldo Rd and Sunnyoaks Ave. 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 4 CONDITIONS OF APPROVAL FOR FILE NO. PLN2008-49 SITE ADDRESS: APPLICANT: ADM. HEARING: 878 Emory Ave Mr. Bruce Powell Apri121, 2008 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 60 square foot first-story addition of an existing residence located at 878 Emory Ave. 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, site plan, floor plans, and color photographs prepared by Larry Lagier, dated as received by the Planning Division on February 13, 2008. The Planning final required for the Building Permit will require the inclusion of all architectural details and landscaping shown on the approved building plans. b. 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. 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. Attachment #2 Pa eg 2 of 4 4. Parking and Drivewa~5: 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. 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 tines: 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. If specifying photo sensor exterior lighting, ensure that the fixtures are also equipped with motion detectors to prevent the lights from remaining on all night. 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 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. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. c. Unnecessary idling of internal combustion engines shall be strictly prohibited. d. 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. e. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell. 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. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. Attachment #2 Pa eg 3 of 4 12. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 13. 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. 14. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue- lined on the construction plans. 8'/2 by 11 calculations shall be submitted as well. 15. Special Inspections: When a special inspection is required by C.B.C. Section 17, 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 C.B.C Appendix Chapter 1, Section 106. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 16. 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. 17. Approvals Required: T'he 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. 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. d. Bay Area Air Quality Management District (demolitions only) 18. 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. 19. 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. Attachment #2 Page 4 of 4 20. 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.