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Site and Arch - Void - 2008CITY of CAMPBELL Community Development Department April 28, 2008 Dawn and Christopher Lavond 1561 Hack Avenue Campbell, CA 95008. Re: PLN2008-24 - 1561 Hack Avenue -Site and Architectural Review Permit Dear Applicant: Please be advised that at its meeting of April 22, 2008, the Planning Commission Adopted Resolution No. 3883 granting a Site and Architectural Review Permit for the construction of a new one-story single-family residence 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, May 2, 2008. 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 Julianna Mandler Planner cc Jackie C. Young Lind, Acting Community Development Director Ed Arango, Associate Engineer Frank Mills, Building Division Chris Veargason, Fire RESOLUTION NO. 3883 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2008-24) TO ALLOW THE DEMOLITION OF AN EXISTING ONE-STORY SINGLE-FAMILY RESIDENCE AND THE CONSTRUCTION OF A NEW ONE-STORY SINGLE-FAMILY RESIDENCE ON PROPERTY OWNED BY DAWN AND CHRISTOPHER LAVOND LOCATED AT 1561 HACK AVENUE IN AN R-1-10 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF DAWN AND CHRISTOPHER LAVOND. FILE NO.: PLN2008-24. 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 PLN2008-24. 1. The density of the residential project will result in a density of 3.2 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 project is consistent with the R-1-10 (Single-Family Residential, 10,000 square foot minimum lot size) zoning district and meets the minimum setbacks, height restriction, building coverage, and parking requirements of the R-1-10 Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. The proposed rebuilt one-story single family residence, attached garage, detached accessory building and entry porch consists of 4,231 square feet and a building coverage of 31 %. 5. The height of the home is 19 feet 6 inches where the maximum height limit is 28 feet. 6. The residence incorporates representative architectural features of the San Tomas Neighborhood including simple rectangular shaped forms, an attached garage, and composition shingle roofing material. 7. The proposed project is surrounded by single-family residences on the north, south and east, and town homes to the west. 8. The project provides four covered and four uncovered parking spaces where a minimum of one covered and one uncovered parking space are required. Planning Commission Resolution No. 3883 PLN2008-24 - 1561 Hack Avenue -Site and Architectural Review Permit Page 2 9. The project qualifigs as a Categorically Exempt project per Section 15303, Class 3, of the California Environmental Quality Act (CEQA) pertaining to the construction of additions to existing dwellings. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the City of Campbell General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 3. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 4. 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. 5. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 6. The proposed project will contribute to the housing stock in the City of Campbell and serve the housing needs of the community. 7. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 8. 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 (PLN2008-24) to allow the demolition of an existing single- story single-family residence and the construction of a new single-story single-family residence on property owned by Dawn and Christopher Lavond located at 1561 Hack Avenue in an R-1-10 (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. Planning Commission Resolution No. 3883 PLN2008-24 - 1561 Hack Avenue -Site and Architectural Review Permit Page 3 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 (PLN2008-24) to allow a substantial remodel to an existing single-family residence located at 1561 Hack Avenue. The project shall substantially conform to the project plans stamped as received by the Community Development Department on February 15, 2008, except ass may be modified by the conditions of approval herein. 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. Site and Architectural Review Permit Approval Expiration: The 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. 4. Landscape Plan: The applicant shall submit two (2) sets of a final landscape/site plan to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The landscape plan shall illustrate a minimum of one'tree per 2,000 square feet of net lot area in the STANP area. 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. Planning Commission Resolution No. 3883 PLN2008-24 - 1561 Hack Avenue -Site and Architectural Review Permit Page 4 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: 11. Permits Required; A building permit application shall be required for the proposed change in use in an existing commercial structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 12. 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. Planning Commission 'Resolution No. 3883 PLN2008-24 - 1561 Hick Avenue -Site and Architectural Review Permit Page 5 13. 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. 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. 16. 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. 17. 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'/2 X 11 calculations shall be submitted as well. 18. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 19. 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. 20. Approvals Reguir~:d: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department c. School District: i) Campbell Union School District (378-3405) ii) Cam~,pbell Union High School District (371-0960) iii) Moreland School District (874-2900) iv) Cambrian School District (377-2103) d. Bay Area Air Quality Management District (Demolitions Only) 21. 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 Planning Commission Resolution No. 3883 PLN2008-24 - 1561 Hack Avenue -Site and Architectural Review Permit Page 6 approval process. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. 22. 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. 23. 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. Public Works Department: 24. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site the applicant shall pay the required Storm Drain Area fee, currently set at $2,120.00 per net acre, which is $657.00. 25. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. 26. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of- way line. 27. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size. of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 28. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a pavement restoration plan for approval by the City Engineer prior to any utility installation or abandonment. Streets that have been reconstructed or overlaid within the previous five years will require boring and jacking for all new utility installations. Hack Ave has not been reconstructed or overlaid in the last 5 years. The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project. 29. Utility Encroachment Permit: Separate permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant Planning Commission Resolution No. 3883 PLN2008-24 - 1561 Hack Avenue -Site and Architectural Review Permit Page 7 shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric, and all over utility work. 30. Additional Street Improvements: Should it be discovered after the approval process that new utility main lines, extra utility work or other work is required to service the development, and Should those facilities or other work affect any public improvements, the City may add conditions to the development/project/permit, at the discretion of the City Engineer, to restore pavement or other public improvements to the satisfaction of the City. 31. stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System. (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. PASSED AND ADOPTED this 22"d day of April, by the following roll call vote: AYES: Commissioners: Ebner, Gairaud, Gibbons and Roseberry NOES: Commissioners: None ABSENT: Commissioners: Alderete, Doorley and Rocha ABSTAIN: Commissioners: None APPROVED: Bob Roseberry, it ATTEST: ie C. oUng ~ d, A ng Secretary C~~~/~il~OYiS G?~A~ka~ ITEM N0.4 CITY OF CAMPBELL • PLANNING COMMISSION Staff Report • Apri122, 2008 PLN2008-24 Public Hearing to consider the application of Mr. Christopher Lavond for a Lavond, C. Site and Architectural Review Permit (PLN2008-24) for the demolition on an existing one-story single family residence and rebuild of a new one-story family residence on property owned by Christopher and Dawn Lavond located at 1561 Hack Avenue in an R-1-10 (Single Family Residential) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Adopt a Resolution, incorporating the attached findings, approving the Site & Architectural Review Permit (PLN2008-24) to allow for the demolition on an existing one-story single family residence and rebuild of a new one-story single family residence, subject to the attached conditions of approval. ENVIRONMENTAL DETERMINATION Staff recommends that the Community Development Director find that this project is Categorically Exempt under Section 15301, Class 1 of the California Environmental Quality Act (CEQA), pertaining to the construction of addit}ons to existing dwellings. PROJECT DATA Gross Lot Area: Net Lot Area: Pmvi ded 37 acres (16,200 square feet) 30 acres (13,500 square feet) Required/Allowed: 10,000 square feet minimum Site Utilization Building Coverage: Paving Coverage: Landscaping Coverage Building square footage: Existing Buildings: Residence Garage (Attached) Accessory Building Entry Porch 4,231 square feet (31%) 1,930 square feet (14%) 7,339 square feet (54%) 2,631 sq. ft. 425 sq. ft. 984 sq. ft. 191 sq. ft. 4,231 sq. ft. 35% maximum allowed Floor Area Ratio (FAR): .31 (FAR) .45 (FAR) maximum Staff Report -Planning Commission Meeting of Apri122, 2008 PLN2008-24 - 1561 Hack Avenue Page 2 Building Height: 19 ft. 5 in. 28 feet maximum Parking Provided 4 spaces - 2 covered, 2 uncovered 2 spaces - 1 covered 4 spaces - 2 covered, 2 uncovered (accessory structure) Building setbacks Front yard: 25' (25' minimum) Rear yard: 54' (25' minimum) Side yard (south):. 9'6" (8" minimum) Side yard-(north): 18'6" (10'minimum) Surrounding Uses: North: Single-Family Residential (Low-Density Residential) South: Single-Family Residential (Low-Density Residential) East: Single-Family Residential (Low-Density Residential) West: P-D (Planned Development) DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review Permit to allow the demolition of an existing one-story single family residence and rebuild of a new one-story single family residence. The single family residence is located at 1561 Hack Avenue (reference attached Project Plans dated February 15, 2008). Project Location: The subject property is located on the west side of Hack Avenue between Audrey Avenue and West Parr Avenue. The property borders single-family residences on the north, south and east, and town homes to the west. The project site is located in an R-1-10 (Single-family Residential) Zoning District, and within the San Tomas Area Neighborhood Plan (STANP) Area (reference attached 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 3.2 units per gross acre, which is consistent with the General Plan land use designation. The proposed project complies with the following General Plan Land Use Element Strategies: Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, especially in historic neighborhoods and neighborhoods with consistent design characteristics. Strategy LUT-7.2n: Consistency With Plans: Ensure that new development and substantial remodeling projects are consistent with Specific Plans, Area Plans, City Standard Details, and adopted Streetscape Standards to create a cohesive design. Staff Report -Planning Commission Meeting of Apri122, 2008 PLN2008-24 - 1561 Hack Avenue Page 3 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 oil the built environment. Strategy LUT-17.1b: Landscapi~: Ensure that new developments provide new tree plantings, shrubs, greenery and other landscaping materials, and preserve existing trees and shrubs. Zoning Designation: The subject property is zoned R-1-10 (Single Family Residential, 10,000 square foot minimum lot size). The proposed project is consistent with the zoning designation and meets the minimum setbacks, height restriction, building coverage, and parking requirements of the R-1-10 Zoning District. San Tomas Area Neighborhood Plan: The project site is located in the San Tomas Neighborhood and is subject to the San Tomas Area Neighborhood Plan (STANP). Staff finds that the proposed project is consistent with the development standards and design guidelines of the STANP. Site Layout and Architecture: The architectural style of the residence is a traditional style residence in a single story form. The exterior material is stucco and wood siding with a composition shingle roaf. Colors are indicated as tan for horizontal wood siding and the garage door, dark brown for trim and avocado for eaves. A hipped roof is proposed and the roofing materials are shown as Composition shingle in a gray color. The bottom lining of the house will be made of rock. The architectural features of the existing residence incorporate representative architectural features of homes in the San Tomas Neighborhood including simple rectangular shaped forms, hipped rooflines, siding 'and complementary roofing materials. Trees/Landscaping: The STANP requires all new developments provide a minimum of one tree per 2,000 square feet of net lot area. A final Landscape Plan, showing the removal and replanting of a 15-gallon tree, will be required as a condition of approval. Site and Architectural Review Committee: The Site and Architectural Review Committee (SARC) reviewed this application on April 8, 2008 and requested the following: ~ Information about the use of the accessory structure located in the back of the property (reference Accessory Structure Floor Plan Attachment No. 3). Attachments: 1. Findings for Approval of File No. PLN2008-24 2. Conditions of Approval for File No. PLN2008-24 3. Accessory Structure Floor Plan -File No. BLD2005-343 4. Project Plans, dated February 15, 2008 Staff Report -Planning Commission Meeting of Apri122, 2008 PLN2008-24 - 1561 Hack Avenue Page 4 5. Sample Board 6. Location Map Prepared by: ul anna Mandler, Interim Planner Approved by: I Tim J. Haley, Associate Planner