Admin Site and Arch - 2009CITY OF CAMPBELL
Community Development Department
February 12, 2009
Ted Borns/Borns Living Trust
845 Earl Avenue
San Jose, CA 95126
Re: Administrative Site & Architectural Review Permit
File No: PLN2009-003
1505 Capri Drive
Dear Mr. Borns,
The Community Development Director conditionally approved your Administrative Site &
Architectural Review Permit on February 9, 2009 to allow a 182 square-foot addition to an existing
single-family residence located at 1505 Capri Drive. This approval is subject to the attached
conditions of approval.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5:00
p.m. on February 19, 2009.
Please note that pursuant to Planning Division Condition of Approval #1, a signed copy of the
attached Conditions of Approval must be received by the Planning Division within thirty days of
the Community Development Director's decision.
If you should have any questions regarding this approval, please do not hesitate to contact me at
(408) 866-2124 or by email at ste~henrC~cityofcampbell.com.
Sincerely,
Stephen Rose
Planning Intern
cc: Tim Haley, Acting Principal Planner
Bill Bruckart, Building Official
encl: Conditions of Approval for File No. PLN2009-003
CONDITIONS OF APPROVAL FOR FILE NO. PLN2009-003
SITE ADDRESS: 1505 Capri Drive
APPLICANT: Ted Borns
OWNERS: Borns Living Trust
DATE: February 9, 2009
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. Declaration of Acceptance of All Conditions: Within thirty (30) days of the effective date of the
Community Development Director's approval, the applicant and property owners shall sign the
final, approved set of Conditions of Approval. Until said Conditions are signed, the proposed
Administrative Site and Architectural Review Permit shall not be valid for any permits sought
from the City.
2. Approved Project: Approval is granted for an Administrative Site and Architectural Review
Permit (PLN2009-003) for the construction of a single-story 182 square-foot addition to the rear
of an existing single-family residence located at 1505 Capri Drive. The project shall
substantially conform to the revised project plans stamped as received by the Community
Development Department on January 5, 2009, except as may be modified by the conditions of
approval herein.
3. Planning Final Required: 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.
4. Site and Architectural Review Permit Approval Expiration: The Administrative Site and
Architectural Review Permit approval shall be valid for 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 use must be established on the property and all conditions of approval
fulfilled (if no building permit is required). Failure to meet these deadlines will result in the
Administrative Architectural Site and Review Permit being void.
5. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Section 21.18.060 of
the Campbell Municipal Code and shall be submitted for review and approval by the
Community Development Department.
6. Compliance with Other Regulations: The applicant shall comply with other state, county, and
city ordinances that pertain to the proposed project and where they are conducted.
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. On-Site Li~htin~: 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. 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.
Building Division:
10. Permits Required: A building permit application shall be required for the proposed residential
addition. The building permit shall include Electrical/Plumbing/Mechanical fees when such
work is part of the permit.
11. 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.
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 minimum size of construction plans submitted for building permits shall be
24 in. X 36 in.
14. 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.
15. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-1R
shall be blue-lined on the construction plans. 8.5 X 11 calculations shall be submitted as well.
16. Special Inspections: When a special inspection is required by C.B.C. Chapter 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.
17. Non-point Pollution Control Pro am: 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.
18. 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. 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.
19. 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 P.G.&E concerning utility easements, distribution pole locations and required
conductor clearances.
20. 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.
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. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed new single family project prior to the issuance of a building permit.
Acknowledged & Accepted:
Ted Borns Date
PLN2009-003 Application of Ted Borns, for approval of an Administrative Site and
Borns, Ted Architectural Review Permit for the construction of a single-story 182
square-foot addition to the rear of an existing single-family residence on
property owned by the Born's Living Trust located at 1505 Capri Drive
in an R-1-8 (Single Family Residential) Zoning District in the San Tomas
Area.
STAFF RECOMMENDATION
That the Community Development Director take the following action:
1. Approve the Administrative Site & Architectural Review Permit, incorporating the attached
findings, to allow the construction of a single story residential addition to the rear of an
existing 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 15301, Class 1 of the California Environmental Quality Act
(CEQA), pertaining to the construction of additions to existing dwellings.
PROJECT DATA
Net Lot Area:
Gross Lot Area:
Units per Acre:
Proposed Site Utilization:
Building Coverage:
Landscaping Coverage:
Paving Coverage:
Building Area:
Existing residence:
Proposed addition:
Garage:
Floor area ratio (FAR):
9,520 square feet (0.218 acres)
11,620 square feet (0.266 acres)
3.75
1,602 square feet (16.8%) Allowed: 40%
6,500 square feet (68%)
1,080 square feet (11.3%)
1,020 square feet
182 square feet
400 square feet
1,602 square feet
16%
Allowed:.45%
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of an Administrative Site and
Architectural Review Permit to allow an addition of 182 square feet (living area) to an existing
single-family residence located at 1505 Capri Drive (reference Attachment 3, Project Plans).
Staff Report -Administrative Hearing of February 9, 2009 Page 2 of 2
PLN2009-003 ~ 1505 Capri Drive
Property Location: The subject property is located on the west side of Capri Drive, between
West Parr Avenue and Chapman Drive. The property is bordered by R-1-8 single-family
residences to the north, south, and west, with R-1-10 uses to the east (reference Attachment 4,
Location Map).
ANALYSIS
General Plan: The General Plan land use designation for the project site is Low Density
Residential (less than 4.5 units per gross acre) in the San Tomas Neighborhood Area. The
density of the proposed project is 3.75 units per gross acre, which is consistent with the General
Plan land use designation.
Zoning: The zoning designation for the subject site is R-1-8 (Single Family Residential) in the
San Tomas Neighborhood Area.
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). The STANP
requires that any building addition in the R-1-8 zoning district obtain approval by the
Community Development Director through the Administrative Site & Architectural Review
process. Staff finds that the proposed project is consistent with the STANP development
standards.
Site Layout: The proposed project is a one-story addition to the rear of the existing single story
home.
Design and Architecture: Proposed exterior materials and colors of the addition would match the
existing residence. The addition shows a gabled roof form that is consistent with the residence.
Parkin The residence has an existing one car garage and driveway, which provides one
covered and one uncovered parking space. The existing parking satisfies the requirement of
Chapter 21.28 (Parking and Loading) of the Zoning Code, which requires two spaces per each
unit, one of which shall be covered.
Attachments:
1. Findings for Approval of File No. PLN2009-003
2. Conditions of Approval for File No. PLN2009-003
3. Project Plans
4. Location Map
5. Site Photographs
Prepares
i~
Approved by: -~ 1
Tim Haley, Acting Principal Planner
Attachment #1
Page 1 of 2
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2009-003
SITE ADDRESS: 1505 Capri Drive
APPLICANT: Ted Borns
DATE: February 9, 2009
Findings for ~proval of an Administrative Site and Architectural Review Permit to allow a
single story residential addition to the rear of an existing single family residence located at
1505 Capri Drive.
The Community Development Director finds as follows with regard to File No. PLN2009-
003:
1. The density of the proposed project site is 3.75 units per gross acre, which is consistent
with the General Plan land use designation of Low Density Residential (less than 4.5 units
per gross acre).
2. The proposed project is consistent with the R-1-8 (Single-Family Residential, 8,000
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-1-8
Zoning District.
3. The project, as conditioned, is consistent with the development standards and design
guidelines of the San Tomas Area Neighborhood Plan.
4. The proposed single-story single-family residence of 1,602 square feet in area and an
attached 400 square foot garage has a building coverage of 16.8% and floor area ratio of
.16.
5. The project provides one covered parking spaces in a one-car garage and one uncovered
spaces, where a minimum of one covered and one uncovered parking space is required.
6. The proposal incorporates features of a simple residential addition maintaining materials,
massing, and roof forms of the exiting residence.
7. The proposed residence incorporates representative architectural features of homes in the
San Tomas Neighborhood including simple rectangular shaped forms and gabled roofs.
8. The subject property is located on the west side of Capri Drive, between West Parr
Avenue and Chapman Drive. The property is bordered by R-1-8 single-family residences
to the north, south, and west, with R-1-10 uses to the east.
Attachment #1
Page 2 of 2
9. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to new construction or conversion of small
structures.
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, as conditioned, will be 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 2 of 4
5. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be submitted for review and approval
by the Community Development Department.
6. Compliance with Other Regulations: The applicant shall comply with other state, county,
and city ordinances that pertain to the proposed project and where they are conducted.
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. On-Site Li htin~ 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. 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.
Building Division:
10. Permits Required: A building permit application shall be required for the proposed residential
addition. The building permit shall include Electrical/Plumbing/Mechanical fees when such
work is part of the permit.
11. 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.
Attachment #2
Page 1 of 4
CONDITIONS OF APPROVAL FOR FILE NO. PLN2009-003
SITE ADDRESS: 1505 Capri Drive
APPLICANT: Ted Borns
OWNERS: Borns Living Trust
DATE: February 9, 2009
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:
Declaration of Acceptance of All Conditions: Within thirty (30) days of the effective date of
the Community Development Director's approval, the applicant and property owners shall
sign the final, approved set of Conditions of Approval. Until said Conditions are signed, the
proposed Administrative Site and Architectural Review Permit shall not be valid for any
permits sought from the City.
2. Approved Project: Approval is granted for an Administrative Site and Architectural Review
Permit (PLN2009-003) for the construction of a single-story 182 square-foot addition to the
rear of an existing single-family residence located at 1505 Capri Drive. The project shall
substantially conform to the revised project plans stamped as received by the Community
Development Department on January 5, 2009, except as may be modified by the conditions
of approval herein.
3. Planning Final Required: 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.
4. Site and Architectural Review Permit Approval Expiration: The Administrative Site and
Architectural Review Permit approval shall be valid for 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 use must be established on the property and all
conditions of approval fulfilled (if no building permit is required). Failure to meet these
deadlines will result in the Administrative Architectural Site and Review Permit being void.
Attachment #2
Page 3 of 4
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 minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
14. 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.
15. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 8.5 X 11 calculations shall be submitted as
well.
16. Special Inspections: When a special inspection is required by C.B.C. Chapter 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.
17. Non-point Pollution Control Program: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" X 36") is available at the Building Division
service counter.
18. 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. 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.
19. 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 P.G.&E concerning utility easements, distribution pole
locations and required conductor clearances.
Attachment #2
Page 4 of 4
20. 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.
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. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed new single family project prior to the issuance of a building permit.
Acknowledged & Accepted:
Ted Borns Date