Admin Site and Arch - Res Add - 2008~i 1 ~T ot" ~I~1V1E" B~I~~
February 3, 2009 Community DeaElopment Departme~~t
Chris McKay
612 Morse Street
San Jose, CA 95126
Re: Administrative Site & Architectural Review Permit
File No: PLN2008-135
1422 Theresa Avenue
Dear Mr. McKay,
The Community Development Director conditionally approved your Administrative Site &
Architectural Review Permit on February 2, 2009, to allow a 230 square-foot addition to
an existing single-family residence and a new 720 square foot detached garage located
at 1422 Theresa Avenue in the R-1-8 (Single Family Residential) Zoning District. This
approval is based upon the attached findings and 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 12, 2009.
Please note that a signed copy of the attached Conditions of Approval must be received
by the Planning Division within thirty days of the effective date 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) 866-2142 or by email at stevep@cityofcampbell.com
Sincerely,
~~
eve L. Prosser
Associate Planner
cc: Tim Haley, Acting Principal Planner
Frank Mills, Senior Building Inspector
Nancy Gadbois, 24290 Oklahoma Avenue, Red Bluff, CA 95126
Tom Linn Drafting and Design, P.O. Box 313, Antioch, CA 94509
encl: Findings and Conditions of Approval for File No. PLN2008-135
?0 North Firsr Svee; Campbell, California 95008-1433 'rec. 408.806.2140 F',~a 408.871.5140 ~o~ 408.80(>.2790
RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2008-135
SITE ADDRESS: 1422 Theresa Avenue
APPLICANT: Chris McKay
DATE: February 2, 2009
Findin s~ for approval of an Administrative Site and Architectural Review Permit to allow a
single story residential addition to an existing single family residence located at 1422 Theresa
Avenue.
The Community Development Director finds as follows with regard to File No. PLN2008-135:
1. The density of the proposed project site is 3.8 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 an R-1-8 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 2,006 square foot one-story single-family residence with a 36 square
foot covered porch and a 720 square foot detached garage with a building coverage of 30%,
and a floor area ratio of .29.
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 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 with 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, hipped and gable roofs,
and stucco siding.
10. The subject property is located on the east side of Theresa Avenue, between Chapman Drive
and West Parr Avenue.
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.
CONDITIONS OF APPROVAL FOR FILE NO. PLN2008-135
SITE ADDRESS: 1422 Theresa Avenue
APPLICANT: Chris McKay
ADM. HEARING: February 2, 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 owner 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 to allow a 230 square foot first-story addition of an existing residence and the
construction of a 720 square foot detached garage located at 1422 Theresa Avenue. The
building design and site design shall conform to the project exhibits listed below, except as
maybe modified by the Conditions of Approval herein:
a. Project Plans, site plan, floor plans, color and material board and color photographs
prepared by Tom Linn Drafting and Design and the applicant, dated as received by the
Planning Division on January 8, 2009 and revised on January 23, 2009.
3. Planning Final Required: Planning sign off is required to prior to Building Permit final.
Construction details, materials and colors shall be in compliance with the approved project
plans. Any modifications or changes to the approved plans must be pre-approved in writing
by the Community Development Director or an authorized representative prior to actual
construction.
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. 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.
6. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the Campbell
Municipal Code.
7. 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.
8. On-Site Lighting: 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.
9. 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.
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.
11. 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:
12. 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.
13. Project Description: This project is proposed as a "remodel and addition to an existing
dwelling". The scope of work proposed under this project more closely reflects the
construction of a new single-family dwelling. The Building Inspection Division will consider
this project as new construction, and fees will be calculated based on the comparative
similarities to new construction.
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. Construction Plans: The Conditions of Approval shall.be stated in full on the cover sheet of
construction plans submitted for building permit.
16. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches by 36 inches.
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 site drainage details.
18. Seismic Requirements: Additions and Alterations to (e) residential structures shall comply
with Section 3403.2.3 Seismic of the 2007 California Building Code (CBC).
19. Title 24 Energ~Compliance: California Title 24 Energy Compliance forms shall be blue-
lined on the construction plans. 8'/s by 11 calculations shall be submitted as well.
20. 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.
21. 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.
22. 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 (874-2900)
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 ahs
approved the building permit application.
d. Bay Area Air Quality Management District (Demolitions Only)
23. 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.
24. 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.
25. 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.
26. 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.
County Fire Department:
27. Required Fire Flow: The fire flow for this project is 1,000 gpm at 20 residual pressure. The
required fire flow is available from area water mains and fire hydrant(s) which are spaced at
the required spacing.
Acknowledged & Accepted:
O~
Chris M y, Applicant Date I
Nancy Gad is, Owner Date