Loading...
Site and Arch - 2008CITY of CAMPBELL Communirv Development Department February 25, 2009 Nick and Leslie Garcia 1137 N. Central Ave. San Jose, CA 95128 Re: Building Permit No: BLD2009-00122 1137 N. Central Ave. Dear Mr. and Mrs. Garcia, The Planning Division has reviewed your building permit submittal fora 239 square-foot first- story addition and a 360 square-foot second-story addition to an existing single-family residence located at the above referenced property pursuant to an approved Site and Architectural Review Permit (PLN2008-177). Planning Division clearance for issuance of a building permit has been forwarded to the Building Division. Please note that pursuant to Condition of Approval No. 8, all new on-site lighting shall be approved by the Planning Division. Prior to installation please submit acut- sheet of new lighting fixtures. Additionally, please note that pursuant Condition of Approval No. 3, Planning Division sign off is required 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. If you have any questions, please contact me at (408) 866-2193 or by email at danielf~~cityofcampbell.com. Sincerely, aniel Fama Assistant Planner ec: Frank Mills, Senior Building Inspector Tim Haley, Acting Principal Plaruzer Loc Hua, Landmark Design, 290 N. Santa Cruz Ave., Los Gatos, CA 95030 CONDITIONS OF APPROVAL FOR FILE NO. PLN2008-177 SITE ADDRESS: 1137 N Central Avenue APPLICANT: Nick and Lesie Garcia P.C. MEETING: January 13, 2009 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. Where approval by the Community Development Director, City Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall be for compliance with all applicable Conditions of Approval, adopted policies and guidelines, ordinances, laws and regulations, and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division 1. Declaration of Acceptance of All Conditions: Within thirty (30) days of the Planning Commission. approval, the applicant shall sign the final, approved set of Conditions of Approval. Until said Conditions are signed, the proposed Site and Architectural Review 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 (PLN2008-177) to allow first- and second-story additions to an existing single-family residence located at 1137 N Central Avenue. The project shall substantially conform to the revised project plans and material board stamped as received by the Community Development Department on December 19, 2008 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 will not be approved without prior authorization of the necessary approving body. 4. Site and Architectural Review Permit Approval Expiration: The Site and Architectural Review Permit approval shall be valid for two years from the date of final approval. Within this one-year period a building permit must be obtained. Failure to meet these deadlines will result in the 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. Pale 2 of 4 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 hg tiny: 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. 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: 1. Permits Required: A building permit application shall be required for the proposed addition to the existing structure. The building permit shall include ElectricaVPlumbinglMechanical fees when such work is part of the permit. 2. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 3. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. Page 3 of 4 4. 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. 5. 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 comprehensive site drainage details. 6. Title 24 Ener~y Compliance: California Title Energy Compliance forms CF-1R and MF-1R shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as well. 7. 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. 8. Non-Point Source: 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. 9. 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 school district, contact the offices identified above or visit: http://www.sccoe.kl2.ca.us/resourcesfamilies/districtlocator. 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) 10. 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. and E. concerning utility easements, distribution pole locations and required conductor clearances. Page 4 of 4 11. 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. 12. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the proposed new single family project prior to issuance of building permit. Acknowledged & Accepted: <~ ~ Nick Garci /z~/r~~ PL~~~ll~f~ b~~A~~~~NY Date -g' Leslie Garcia 7af ~. r r.~~~ ~~, Date Community- Development Department January 15, 2009 Nick & Leslie Garcia 1137 N. Central Avenue Campbell, CA 95008 Re: PLN2008-177 - 1137 N. Central Avenue -Site and Architectural Review Permit Dear Applicant: Please be advised that at its meeting of January 13, 2009, the Planning Commission Adopted Resolution No. 3922 granting a Site and Architectural Review Permit to allow first and second story additions with a minor modification to a side yard setback and an FAR over .45 on the above reference property. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 p.m. on Friday, January 22, 2009. 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. Sincerely, Daniel Fama ~c Assistant Planner cc Tim J. Haley, Acting Principal Planner Ed Arango, Associate Engineer Frank Mills, Senior Building Inspector Chris Veargason, Deputy Fire Marshall, II Landmark Designs, 290 N. Santa Cruz Avenue, Los Gatos, CA 95030 RESOLUTION NO. 3922 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING APPROVAL OF A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2008-177) TO ALLOW FIRST AND SECOND STORY ADDITIONS WITH A MINOR MODIFICATION TO A SIDE YARD SETBACK AND AN FAR OVER .45 ON PROPERTY OWNED BY NICK AND LESLIE GARCIA LOCATED AT 1137 N. CENTRAL AVENUE IN AN R-1-6 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. LUC HUA. FILE NO.: PLN2008-177. 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 PLN2008-177. 1. The density of the residential project will result in a density of 5.5 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 setbacks, height restriction, building coverage, and parking requirements of the R-1-6 Zoning District with approval of a side yard setback and FAR exception. 3. The proposed addition to the existing two-story single family residence with attached garage would result in a total building area of 2,792 square feet and a building coverage of 31.1 %. 4. The proposed project would result in a floor-to-area ratio (FAR) of .456. 5. The existing maximum height of the home is 21 feet, 9 inches and the maximum height of the proposed addition would be 21 feet, 9 inches where the maximum height limit is 35 feet. 6. The proposed project is surrounded by single-family residences on the north, south, and west, and a San Jose public park to the east. 7. The project provides two covered and 2 uncovered parking spaces where a minimum of one covered and one uncovered parking space are required. 8. The project qualifies as a Categorically Exempt project per Section 15303, Class 1, of the California Environmental Quality Act (CEQA) pertaining to the construction of additions to existing dwellings. Planning Commission Resc,~~,tion No. 3922 PLN2008-177 - 1137 N. Central Avenue -Site and Architectural Review Permit Page 2 9. The expansion of the second story would not significantly alter the scale and mass of the residence. 10. Most residences in the project vicinity are two story homes. 11. The extension of the second story is a minor addition that is consistent with the existing two-story development pattern of the neighborhood and is an extension along an existing second story setback. 12. The location of the second story addition would largely place it adjacent to a first-story portion of the neighboring residence. Additionally, the second story portion of the adjacent residence does not have side windows facing the subject property. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The perceived scale and mass of the home is compatible with the adjacent homes and the homes in the surrounding area. 2. The home minimizes the use of design features that make it appear significantly larger than the adjacent homes and the homes in the surrounding area. 3. 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. 4. 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. 5. The proposed project is consistent with the City of Campbell General Plan and Zoning Ordinance. 6. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 7. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 8. 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. 9. The proposed project will contribute to the housing stock in the City of Campbell and serve the housing needs of the community. Pianning Commission Res~,u~ion No. 3922 PLN2008-177 - 1137 N. Central Avenue -Site and Architectural Review Permit Page 3 10. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 11. 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 (PLN2008-177) to allow first and second story additions with a minor modification to a side yard setback and an FAR over .45 on property owned by Nick and Leslie Garcia located at 1137 N. Central 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. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division Declaration of Acceptance of All Conditions: Within thirty (30) days of the Planning Commission approval, the applicant shall sign the final, approved set of Conditions of Approval. Until said Conditions are signed, the proposed Site and Architectural Review 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 (PLN2008-177) to allow first- and second-story additions to an existing single-family residence located at 1137 N Centra! Avenue. The project shall substantially conform to the revised project plans and material board stamped as received by the Community Development Department on December 19, 2008 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 will not be approved without prior authorization of the necessary approving body. 4. Site and Architectural Review Permit Approval Expiration: The Site and Architectural Review Permit approval shall be valid for two years from the date of final approval. Within this one-year period a building permit must be obtained. Failure to meet these deadlines will result in the Architectural Site and Review Permit being void. Pianning Commission Resc,,,~tion No. 3922 PLN2008-177 - 1137 N. Central Avenue -Site and Architectural Review Permit Page 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 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. 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. Planning Commission Resc,.,~cion No. 3922 PLN2008-177 - 1137 N. Central Avenue -Site and Architectural Review Permit Page 5 Building Division: 11. Permits Required: A building permit application shall be required for the proposed addition to the existing structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 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: 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. 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 comprehensive site drainage details. 16. Title 24 Energy Compliance: California Title Energy Compliance forms CF-1 R and MF- 1 R shall be blue-lined on the construction plans. 8'/z X 11 calculations shall be submitted as well. 17. 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. 18. Non-Point Source: 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 38") is available at the Building Division seR~ice counter. 19. 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) Planning Commission Resc,,.~tion No. 3922 PLN2008-177 - 1137 N. Central Avenue -Site and Architectural Review Permit Page 6 Note: To determine your school district, contact the offices identified above or visit: http://www.sccoe.k12.ca.us/resourcesfamilies/districtlocator. 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) 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 P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. 21. 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. 22. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the proposed new single family project prior to issuance of building permit. PASSED AND ADOPTED this 13th day of January, by the following roll call vote: AYES: Commissioners: Alderete, Ebner, Gairaud, Gibbons and Rocha NOES: Commissioners: None ABSENT: Commissioners: Roseberry ABSTAIN: Commissioners: None APPROVED: Mark Ebner, Chair ATTEST: Ciddy Wordell, Acting Secretary ITEM NO.1 of • C,gy~n u`~. er 0 o CITY OF CAMPBELL • PLANNING COMMISSION f c Staff Report • January 13, 2009 •~RC11 A0. PLN2008-177 Public Hearing to consider the application of Mr. Loc Hua for a Site and Hua, L Architectural Review Permit (PLN2008-177) for a Minor Modification to a Side Yard Setback and a Floor Area Ratio (FAR) over .45 for additions to an existing two-story single-family residence on property owned by Nick and Leslie Garcia located at 1137 N. Central Avenue in an R-1-6 (Single Family Residential) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: Adopt a Resolution, incorporating the attached findings, approving the Site & Architectural Review Permit (PLN2008-177) for first- and second-story additions to an existing two-story single family residence to allow a Minor Modification to a side yard setback, and a FAR over .45, 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 Provided: Required/Allowed: Net Lot Area: 14 acres (6,120 square feet) 6,000 square feet minimum Site Utilization Building Coverage: Paving Coverage: Landscaping Coverage 1,909 square feet (31.1%) 1,800 square feet (29.4%) 2,411 square feet (39.4%) 40% maximum Building square footage: Existing 1St floor: Garage (Attached): 2°a floor: Proposed 1St floor (proposed): 2"d floor (proposed): 1,118 sq. ft. 422 sq. ft 653 sq. ft. 239 sq. ft. 360 sq. ft. 2,792 sq. ft. Floor Area Ratio (FAR): .456 .45 FAR maximum Staff Report -Planning Commission Meeting of January 13, 2009 Page 2 PLN2008-177 - 1137 N Central Avenue Building Height: 21 ft., 9 in. 35 feet maximum Parking Provided 4 spaces - 2 covered, 2 uncovered 2 spaces - 1 covered Building setbacks Front yard: 25' (20 ft. minimum) Rear yard: 20' (5 ft. minimum) Side yard (north): 6' (5 ft. minimum) Side yard (south): 6' (5 ft. minimum for 1st story, 9 ft for 2nd story) Surrounding Uses: North: Single-Family Residential (Low-Density Residential) South: Single-Family Residential (Low-Density Residential) East: Hamann Park (City of San Jose) West: Single-Family Residential (Low-Density Residential) DISCUSSION Applicants' Proposal: The applicant is requesting approval of a Site and Architectural Review Permit to allow first- and second-story additions to an existing two-story single-family residence with a Minor Modification to a Side Yard setback and a floor area ratio (FAR) greater than .45. Project Location: The subject property is located at 1137 N Central Avenue, north of Almarida Drive. The property borders low-density single-family residences on the north, south and west, and Hamann Park (San Jose) to the east. The project site is located in an R-1-6 (Single-family residential) Zoning District (reference Attachment 3 -Location Map). Project Description: The existing residence is 2,193 square feet. The proposed first- and second- story additions would add 599 square feet of living area in order to accommodate a new first- story family room and renovated bathroom, and an upstairs master bedroom and bath (reference Attachment 4 -Project Plans). ANALYSIS General Plan Desi ng ation: The General Plan land use designation for the project site is Low Density Residential (less than 6 units per gross acre.) The density of the proposed project is 5.5 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. Strate~y 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 -Planning Commission Meeting of January 13, 2009 Page 3 PLN2008-177 - 1137 N Central Avenue 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. Zoning Designation: The subject property is zoned R-1-6 (Single Family Residential, 6,000 square foot minimum lot size). The proposed project is consistent with the development standards (height, building coverage, parking, etc.) of this zoning designation with the exception of a minimum side yard setback (6 ft. proposed vs. 9 ft. required) and maximum FAR (.456 proposed vs..45 allowed). The Planning Commission may allow a minimum side setback of five feet for structures proposed for a second story addition, when it finds (staff comments italicized): 1. 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. The extension of the second story is a minor addition that is consistent with the existing two-story development pattern of the neighborhood and the existing residence. 2. 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. The location of the second story addition would largely place it adjacent to a first-story portion of the neighboring residence. Additionally, the second story portion of the adjacent residence does not have side windows facing the subject property. The Planning Commission may also approve a FAR of up to 0.50 with approval of a Site and Architectural Review Permit when it makes both of the following findings (staff comments italicized): 1. The perceived scale and mass of the home is compatible with the adjacent homes and the homes in the surrounding area. The applicant has provided photographs of adjacent residences (reference Attachment 5 -Site Photographs). The expansion of the second story would not significantly alter the scale and mass of the residence. 2. The home minimizes the use of design features that make it appear significantly larger than the adjacent homes and the homes in the surrounding area. Most residences in the project vicinity are two story homes (reference Attachment 6 - Aerial Photograph). Staff Report -Planning Commission Meeting of January 13, 2009 PLN2008-177 - 1137 N Central Avenue Page 4 Design and Architecture: The residence is a contemporary design incorporating some elements of ranch-style architecture (hipped roof, wide eaves, covered front porch, siding on the front elevation, and (painted) brick detailing on the garage). The proposal would upgrade the appearance of the existing residence and introduce Craftsman styling, materials, and elements. The project plans indicate a new stone veneer wainscot (reference Attachment 7), a second-story balcony over the garage, a second story circular window, and a panelized garage door with upper panel windows. The existing siding and stucco finishes would be extended along a portion of the front elevation and along the side elevation. Site and Architectural Review Committee: The (SARC) reviewed this application on December comment italicized): Site and Architectural Review Committee 9, 2008, and requested the following (staff • Remove some of the cultured stone veneer. The applicant has removed much of the stone veneer that was originally indicated, and now proposes a simple stone veneer wainscot on the front elevation. Replace the proposed circular window with a square or rectangular window consistent with the existing fenestration. The applicant has indicated that the property owners wish to maintain the circular window. Without the stone veneer on the second story (as previously shown), the circular window is consistent with the residence. • Provide a sample sheet of the stone veneer. Sample sheets of the stone veneer were provided. • Inform neighbors of proposal. Property owners indicated that the neighbors have been informed of their project. Attachments: 1. Findings for Approval of File No. PLN2008-177 2. Conditions of Approval for File No. PLN2008-177 3. Location Map 4. Revised Project Plans, dated December 19, 2008 5. Site Photographs 6. Aerial Image 7. Sample Board /1 _ Prepared by: ~/' / ~~T Daniel Fama, Assistant Planner Approved by: I r-y Tim Haley, Acting Principal Planner Attachment # 1 FINDINGS FOR APPROVAL OF FILE NO. PLN2008-177 SITE ADDRESS: 1137 N Central Avenue APPLICANT: Loc Hua P.C. MEETING: January 13, 2009 Findings for Approval for a Site & Architectural Review Permit for first- and second-story additions to an existing two-story single family residence to allow a Minor Modification to a Side Yard setback, and a FAR over .45, subject to the attached conditions of approval The Planning Commission finds as follows with regard to file number PLN2008-177: 1. The density of the residential project will result in a density of 5.5 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 setbacks, height restriction, building coverage, and parking requirements of the R-1-6 Zoning District with approval of a side yard setback and FAR exception. 3. The proposed addition to the existing two-story single family residence with attached garage would result in a total building area of 2,792 square feet and a building coverage of 31.1 %. 4. The proposed project would result in a floor-to-area ratio (FAR) of .456. 5. The existing maximum height of the home is 21 feet, 9 inches and the maximum height of the proposed addition would be 21 feet, 9 inches where the maximum height limit is 35 feet. 6. The proposed project is surrounded by single-family residences on the north, south, and west, and a San Jose public park to the east. 7. The project provides two covered and 2 uncovered parking spaces where a minimum of one covered and one uncovered parking space are required. 8. The project qualifies as a Categorically Exempt project per Section 15303, Class 1, of the California Environmental Quality Act (CEQA) pertaining to the construction of additions to existing dwellings. 9. The expansion of the second story would not significantly alter the scale and mass of the residence. 10. Most residences in the project vicinity are two story homes. 11. The extension of the second story is a minor addition that is consistent with the existing two- story development pattern of the neighborhood and is an extension along an existing second story setback. Attachment #1 Page 2 of 2 12. The location of the second story addition would largely place it adjacent to a first-story portion of the neighboring residence. Additionally, the second story portion of the adjacent residence does not have side windows facing the subject property. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The perceived scale and mass of the home is compatible with the adjacent homes and the homes in the surrounding area. 2. The home minimizes the use of design features that make it appear significantly larger than the adjacent homes and the homes in the surrounding area. 3. 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. 4. 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. 5. The proposed project is consistent with the City of Campbell General Plan and Zoning Ordinance. 6. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 7. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 8. 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. 9. The proposed project will contribute to the housing stock in the City of Campbell and serve the housing needs of the community. 10. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 11. 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. PLN2008-177 SITE ADDRESS: 1137 N Central Avenue APPLICANT: Loc Hua P.C. MEETING: January 13, 2009 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. Where approval by the Community Development Director, City Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall be for compliance with all applicable Conditions of Approval, adopted policies and guidelines, ordinances, laws and regulations, and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division Declaration of Acceptance of All Conditions: Within thirty (30) days of the Planning Commission approval, the applicant shall sign the final, approved set of Conditions of Approval. Until said Conditions are signed, the proposed Site and Architectural Review 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 (PLN2008- 177) to allow first- and second-story additions to an existing single-family residence located at 1137 N Central Avenue. The project shall substantially conform to the revised project plans and material board stamped as received by the Community Development Department on December 19, 2008 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 will not be approved without prior authorization of the necessary approving body. 4. Site and Architectural Review Permit Approval Expiration: The Site and Architectural Review Permit approval shall be valid for two years from the date of final approval. Within this one- year period a building permit must be obtained. Failure to meet these deadlines will result in the 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. Attachment #2 Paee 2 of 4 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 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. 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: 13. Permits Re uq fired: A building permit application shall be required for the proposed addition to the existing structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 14. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 15. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. Attachment #2 Page 3 of 4 16. 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. 17. Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include comprehensive site drainage details. 18. Title 24 EnerQV Compliance: California Title Energy Compliance forms CF-1R and MF-1R shall be blue-lined on the construction plans. 8%2 X 11 calculations shall be submitted as well. 19. ~ecial 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. 20. Non-Point Source: 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. 21. 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 school district, contact the offices identified above or visit: http://www.sccoe.kl2.ca.us/resourcesfamilies/districtlocator. 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) 22. 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. and E. concerning utility easements, distribution pole locations and required conductor clearances. Attachment #2 Page 4 of 4 23. 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. 24. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the proposed new single family project prior to issuance of building permit.