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Site and Arch - 3 homes - 2001June 28, 2002 Mr. Omid Shakeri The Ridgecrest Group 3131 Bascom Ave. STE 110 Campbell, CA 95008 Re: Building Permit No.: BLD2002-00641 to -00643 127 4 Walnut Drive Dear Mr. Shakeri: The Planning Division has reviewed your plan submittal for the above referenced property in light of the Planning Commission approval per Resolution No. 3427 and Resolution No. 3428. The submitted plans are generally consistent with this approval, subject to the following modifications or the provision of additional details: 1. Park Impact Fee: The Park Impact fee for the project is $21,980. Prior to the recordation of the Final Map, 75% of the required Park Impact Fee ($16,485) is due. The remaining 25% ($5,495) is due prior to the issuance of a certificate of building occupancy. 2. Final Parcel Map: The Final Parcel Map shall be recorded prior to the issuance of building permi ts. 3. 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. 4. Fences: Fencing along the property lines shall be replaced at the expense of the applicant, unless it is determined to be in good condition by the Community Development Director. Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. 5. Decorative Pavement Treatment: The applicant shall provide decorative pavement within the driveways and walkways. Please submit a sample of the proposed pavement treatment for review and approval by the Community Development Director and indicate such treatment on the Landscape Plan. 6. Colors and Materials: The approved colors and materials for the wall, trim, and roof shall be indicated on the plans. The composition roof material shall be 40-year quality. 70 North First Street . Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TDO 408.866.2790 BLD2002-00641 to -0064;" -·1274 Walnut Drive Page 2 of2 7. Parcell: The following revisions should be made to the plans for Parcell: a. The dutch-gable detail on the front elevation should incorporate horizontal wood siding. b. The site plan indicates a 14-inch Walnut tree to the right of the driveway. This tree is an Oak tree and should be reflected as such on the plans. c. Sheets A-5 and A-6 indicate that the roof material is wood shake. Please revise these sheets to be consistent with the approved composition shingle roof material. 8. Parcel 2: The following revisions should be made to the plans for Parcel 2: a. Please remove the area of the pool from the lot coverage calculation. b. The site plan indicates that a 9-inch Almond tree in the Right-of-Way is to be removed. Trees within the Right-of-Way cannot be removed without approval from the Public Works Department. c. The roof on the left elevation should be revised to present a less awkward roof form. 9. Parcel 3: The following revisions should be made to the plans for Parcel 3: a. The dutch-gable detail on the front elevation should incorporate horizontal wood siding. b. The site plan indicates that a 7-inch Almond tree in the Right-of-Way is to be removed. Trees within the Right-of-Way cannot be removed without approval from the Public Works Department. 10. Landscaping: The applicant shall submit four sets of a revised landscape and irrigation plan indicating an evergreen variety of trees along the rear property lines to provide year-round privacy and screening from the adjacent commercial property. Additionally, the 24-inch box Coast Live Oak replacement trees should be moved towards the front property line and away from the home so that the trees will have adequate room to grow. If you have any questions please do not hesitate to contact me at (408) 866-2143 or via email at stephaniew@cityofcampbell.com Sincerely, ~. Stephanie Willsey ~ Planner I cc: Frank Mills, Senior Building Inspector Geoff Bradley, Senior Planner Reza Norouzi, Memarie Associates, 12201 Saratoga-Sunnyvale Rd. #D, Saratoga, CA 95070 April 30, 2002 Omid Shakeri The Ridgecrest Group 3131 S. Bascom Avenue, Suite 110 Campbell, CA 95008 Re: Application PLN 2002-141(PM)/PLN 2001-142(S)/PLN 2002-0 1 (TRP) at 1274 Walnut Drive Dear Mr. Shakeri: The Planning Commission, at its meeting of April 23, 2002, adopted Resolution 3426 approving a Tentative Parcel Map and Resolution 3427 approving a Site and Architectural Review Permit to allow the construction of three new single-family residences. At your earliest convenience, I would like to arrange a meeting with you, your consultants, and the City's Public Works land development representative(s). The purpose of the meeting would be to review the conditions of approval imposed by the Public Works Department and the Department's procedures and requirements for satisfaction of those conditions. The land development representative(s) may also include staff members from the Planning and Building Divisions, if necessary. We hope this meeting will facilitate your project and assist in making your project a success. Please contact me at (408)866-2158 to arrange a meeting time and to answer any questions. I~~n~erel!, / _./..; ,~~~k~¿;/ I. í4Ç6fff($~-7 Land--IJê'~opment Engméer Cc: Fred Nourzad, 3131 S. Bascom Ave., Ste. 110, Campbell 95008 Memarie Associates, Inc. 12202 Saratoga-Sunnyvale Rd. #D, Saratoga 95070 Marvin Kirkeby, 3249 Stevens Creek Blvd. #101, San Jose 95117 Frank Mills, Senior Building Inspector Stephanie Willsey, Planner I h:\landdev/1274 walnut stdltr(mp) 70 North First Street· Campbeil. California 95008-1423 HL 408.866.:2150 . FAX 408.376.0958 . TUO .108.866.2790 April 25, 2002 Omid Shakeri The Ridgecrest Group 3131 S. Bascom Avenue, Suite 110 Campbell, CA 95008 Re: PLN2001-141 (PM)/PLN2001-142 (S)/PLN2002-01 (TRP) -1274 Walnut Drive Dear Applicant: Please be advised that at its meeting of April 23, 2002, the Planning Commission took the following actions: 1. Adopted Resolution No. 3426 approving a Tentative Parcel Map (PLN2001-141) to create three lots; 2. Adopted Resolution No. 3427 approving a Site and Architectural Review Permit to allow the construction of three new single-family residences; and 3. Adopted Resolution No. 3428 granting a Tree Removal Permit (PLN2002-01) to allow the removal of three walnut trees, ranging in size from 12 to 17 inches in diameter, on the above referenced property. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 p.m. on Friday, May 3, 2002. California Code of Civil Procedure, Section 1094.6, governs the time within which judicial review of this decision must be sought. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, ~~ Stephanie Willsey Planner I cc: Fred Nourzad (Property Owner) 3131 S. Bascom Avenue, Suite 110 Campbell, CA 95008 Marvin Kirkeby (Project Engineer) 3249 Stevens Creek Blvd., #101 San Jose, CA 95117 Memarie Associates, Inc. (Designers) 12202 Saratoga-Sunnyvale Road, #D Saratoga, CA 95070 Frank Mills, Building Chris Veargason, Fire Harold Housley, Public Works /t.) ~(Hdl 'irq ~trl.-·ct (~¡\mph~'1 (;l\jf,'!I¡;;i ,¡-~;)(~'-, i -1-~!, ; (¡~ ~ C!I.~: i ·1 () 1\ '.11 I'; ;'" I)i,~:' '.... 1 I ): _ t ( J '-, -..; ( , I ~ '_~~' (,I ( RESOLUTION NO. 3426 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A TENTATIVE PARCEL MAP (PLN2001-141) TO CREATE THREE LOTS ON PROPERTY OWNED BY MR. FRED NOURZAD AT 1274 WALNUT DRIVE IN AN R-l-lO (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. OMID SHAKERI, ON BEHALF OF THE RIDGECREST GROUP. FILE NO. PLN2001-141. 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 PLN2001-141: 1. The proposed project has a density range between 2.7 and 2.9 units per gross acre, which is consistent with the General Plan land use designation of Low Density Residential (less than 3.5 units per gross acre). 2. The proposed map is consistent with the development standards (including lot size and minimum lot width) of the R-I-I0 Zoning District and the San Tomas Area Neighborhood Plan (ST ANP). 3. The proposed subdivision layout allows for access to sunlight. 4. Each new lot created has adequate access to a public right-of-way. 5. The project qualifies as a Categorically Exempt project per Section 15315, Class 15 (Minor Land Divisions) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed subdivision is consistent with the General Plan and the Zoning Ordinance. 2. The proposed Tentative Parcel Map does not impair the balance between the housing needs of the region and the public service needs of its residents and available fiscal and environmental resources. 3. The design of the Tentative Parcel Map provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 4. The proposed development will aid in the harmonious development of the immediate area. 5. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 'Planning Commission Reso'~LlOn No. 3426 PLN2001-141 - 1274 Walnut Drive -- Tentative Parcel Map - Three Lots Page 2 6. 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. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Tentative Parcel Map (PLN2001-141) to create three lots on property owned by Mr. Fred Nourzad at 1274 Walnut A venue, subject to the following conditions: Where approval by the Director of Community De\l~lopment, 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 Plannios! Division 1. Approved Permit: Approval is granted for a Tentative Parcel Map to create three lots. The Final Parcel Map shall substantially conform to the Tentative Parcel Map prepared by Kirkeby Engineering and submitted to the Planning Division on March 28, 2002, except as may be modified by the Conditions of Approval herein. 2. Approval Expiration: The Tentative Parcel Map approval is valid for a period of two years from the date of approval unless an extension of approval is granted prior to the expiration date. 3. Park Impact Fee: A park impact fee of $10,990 per unit is due upon development of the site. Credit in the amount of $10,990 will be given for the existing single-family residence. Prior to recordation of the Final Parcel Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 4. Property Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414,1985 Ed. Uniform Fire Code.) PUBLIC WORKS DEPARTMENT 5. Parcel Map: Prior to the issuance of any building permits for the project, the applicant shall submit a Parcel Map for recordation upon approval by the City. The current plan check fee is $1,215 plus $25 per parcel. Planning Commission Reso. __.tOn No. 3426 PLN2001-141 - 1274 Walnut Drive -- Tentative Parcel Map - Three Lots Page 3 6. Preliminary Title Report: Prior to the recordation of the Parcel Map, the applicant shall provide a current Preliminary Title Report. 7. Public Service Easement: Upon recordation of the Final Parcel Map, the applicant shall grant a lO-foot Public Service Easement on private property contiguous with the public right-of-way along Walnut Drive frontage. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 8. Monumentation for Parcel Map: Prior to the recordation of the Parcel Map, the applicant shall provide security for setting all monuments shown on the map. 9. Storm Drain Area Fee: Prior to the recordation of the Parcel Map, the applicant shall pay the required storm drain area fee which is $2,000 per acre. 10. Demolition: Prior to the recordation of the Final Parcel Map, the applicant shall obtain a Demolition Permit from the Building Division to remove any nonconforming structures PASSED AND ADOPTED this 23rd day of April, 2002, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, Francois, Gibbons, Hernandez, Jones and Leonard None None None NOES: ABSENT: ABSTAIN: Commissioners: Commissi oners: Commissioners: APPROVED: Tom Francois, Chair ATTEST: Sharon Fierro, Secretary RESOLUTION NO. 3427 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2001-142) TO ALLOW THE CONSTRUCTION OF THREE NEW SINGLE-FAMILY RESIDENCES ON PROPERTY OWNED BY MR. FRED NOURZAD AT 1274 WALNUT DRIVE IN AN R-l-lO (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. OMID SHAKERI, ON BEHALF OF THE RIDGECREST GROUP. FILE NO. PLN2001-142. 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 PLN2001-142: 1. The proposed residential project is consistent with the R-l-lO (Single-Family Residential, 10,000 square foot minimum lot size) Zoning District, as required per the Zoning Ordinance and the San Tomas Area Neighborhood Plan. 2. The proposed project has a density range between 2.7 and 2.9 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). 3. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 4. The project provides 16 on-site parking spaces, where 6 spaces are required. 5. The proposed homes have a front yard setback between 25 feet 6 inches and 35 feet 6 inches, to emulate the existing varied block pattern, and large rear yard setbacks between 48 feet 5 inches and 58 feet 5 inches. 6. The proposed project will contribute to the housing stock in the City of Campbell and serve the housing needs of the community. 7. The proposed project is consistent with the San Tomas Area Neighborhood Plan. 8. The proposed project is surrounded by other residential uses to the north, south, and west and a commercial office building to the east. 9. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA). 'Planning Commission Reso....âon No. 3427 PLN2001-142 - 1274 Walnut Drive Site and Architectural Review Permit - Three New Single-Family Residences Page 2 Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 3. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 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. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit (PLN2001-142) to allow the construction of three new single- family residences on property owned by Mr. Fred Nourzad at 1274 Walnut Drive, subject to the following conditions: 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 Plannin2 Division 1. Approved Permit: Approval is granted for a Site and Architectural Review Permit to construct three new single-family homes on property located at 1274 Walnut Drive. The project shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval contained herein: a. Project plans prepared by Memarie Associates Inc. and received by the Planning Division on April 16, 2002, including a site plan, floor plans, roof plans, and elevations. b. Color samples and roof samples received by the Planning Division on April 18, 2002. 'Planning Commission Reso._<lOn No. 3427 PLN2001-142 - 1274 Walnut Drive Site and Architectural Review Permit - Three New Single-Family Residences Page 3 2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a period of one year from the date of final approval. Within this one-year period, a building permit must be obtained and construction completed one year thereafter or the Site and Architectural Review Permit shall be void. 3. Park Impact Fee: A park impact fee of $10,990 per unit is due upon development of the site. Credit in the amount of $10,990 will be given for the existing single-family residence. Prior to recordation of the Final Parcel Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 4. Property Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. Any vacant existing structures shall be secured, by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 5. Final Parcel Map: The Site and Architectural Review Permit approval is contingent upon recordation of the Final Parcel Map to divide the subject property. The Final Parcel Map shall be recorded prior to the issuance of building permits. 6. Parking and Driveways: a) All parking and driveway areas shall be developed in compliance with the standards in Chapter 21.50 of the Campbell Municipal Code. H. b) The applicant shall provide decorative pavement within the driveways and walkways. The design and materials used for the decorative pavement shall be reviewed and approved by the Community Development Director prior to the issuance of building permi ts. c) The applicant shall re-configure the driveway on Lot 1 to allow the retention of the 14- inch diameter Oak tree along the right side of the driveway. The revised configuration shall be reviewed and approved by the Community Development Director prior to the issuance of building permits. 7. Fences: Fencing along the property lines shall be replaced at the expense of the applicant, unless it is determined to be in good condition by the Community Development Director. Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. 8. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan to the Planning Division prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow pre venters , indicating the location of the boxes and screening (if the boxes are above ground) for review and approval by the Community Development Director. Planning Commission Reso.__.ton No. 3427 PLN2001-142 - 1274 Walnut Drive Site and Architectural Review Permit - Three New Single-Family Residences Page 4 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. Building Elevations Details: The applicant shall submit detailed building elevations depicting architectural details. Detailed elevations shall be reviewed and approved by the Community Development Direcwr prior to the issuance of building permits and shall include the following: a) Provision of building elevations and details illustrating architectural features such as porches and railings, window boxes, veneers, tile, or brick details. b) Composition roof materials shall be 40-year quality. c) Windows shall have significant insets (4-inches minimum) to create shadow lines and shall be detailed with trim and sill details. The applicant shall submit elevations with window schedules depicting high quality windows. d) Garage doors shall have automatic opening devices and shall have decorative features such as windows and panels. e) Architectural details shall be carried throughout all four elevations of the homes. 11. Elevation Detail: The applicant shall indicate on the building plan submittal a brick veneer detail along the base of the front elevation on the residence on Parcel 2. The plan shall be reviewed and approved by the Community Development Director prior to the issuance of building permits. 12. Landscaping: The applicant shall submit four sets of a landscape and irrigation plan indicating type and size of plant material and details regarding the automatic irrigation system to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits and shall include: a) Three 24-inch box replacement trees for the three protected trees removed. b) A minimum of one tree per each 2,000 square feet of net lot area, as required by the STANP. c) A combination of trees, shrubs, and groundcover to effectively landscape the front yard and side yard areas. d) Landscape and irrigation plans shall be consistent with the City's Water Efficient Landscaping Standards (WELS). 13. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with the City's Water Efficient Landscape Standards (WELS) for all protected trees to be retained Planning Commission Reso. _ton No. 3427 PLN2001-142 - 1274 Walnut Drive Site and Architectural Review Permit - Three New Single-Family Residences Page 5 on site, and shall contain specific information about the preservation of the trees during any grading or building on site. The tree protection plan shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits. 14. 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 exterioí 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. 15. Construction Mitigation Measures: The applicant shall implement the following construction mitigation measures: a) Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays, unless an exception is granted by the Building Official. b) No pile driving is allowed for construction of the project. c) All internal combustion engines for construction equipment used on the site will be properly muffled and maintained. d) All stationary noise generating construction equipment, such as air compressors and portable power generator, will be located as far as practical from the existing residences and businesses. e) All active construction areas shall be watered at least twice daily. f) Cover all trucks hauling soil and other loose materials stationed or prior to leaving the site. g) Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging areas at the construction site. Buildin2 Division 16. Permits Required: A building permit application shall be required for each proposed new structure. The building permit shall include Electrical/PlumbinglMechanical fees when such work is part of the permit. · Planning Commission Resc ~_âon No. 3427 PLN2001-142 - 1274 Walnut Drive Site and Architectural Review Pennit - Three New Single-Family Residences Page 6 17. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. Each detached structure shall be submitted separately. 18. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 inches by 36 inches. 19. 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. 20. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 21. 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. 22. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a) pad elevation. b) finished floor elevation (first floor). c) foundation comer locations. 23. Title 24 Energv Compliance: California Title 24 Energy Compliance forms CF-IR and MF-IR shall be blue-lined on the construction plans. 8Yí X 11 calculations shall be submitted as well. 24. Special Inspections: When a special inspection is required by UB.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. 25. Water Pollution Prevention: 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. Planning Commission Res'- jon No. 3427 PLN2001-142 - 1274 Walnut Drive Site and Architectural Review Permit - Three New Single-Family Residences Page 7 26. 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) Bay Area Air Quality Management District (Demolitions Only) d) School District: · Campbell Union School District (378-3405) · Campbell Union High School District (371-0960) · Moreland School District (379-1370) · 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. 27. Water Pollution Prevention: 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. PUBLIC WORKS DEPARTMENT 28. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a Street Improvement Agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The fee for a non-utility encroachment permit application is currently $255.00. The plans shall include the following: a) Installation of storm drain improvements on Walnut Drive as determined by the City Engineer. b) Construction of conforms to existing public and private improvements, as necessary. 29. Work in the Public Right-of-Way: Prior to doing any work in the public Right-of-Way, the applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post security, and provide insurance. -Planning Commission Resol .. .ion No. 3427 PLN2001-142 - 1274 Walnut Drive Site and Architectural Review Permit - Three New Single-Family Residences Page 8 30. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of-way line. 31. Soils Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 32. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 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. 33. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets, which have been resurfaced within the previous five years, will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 34. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. 35. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. The City will provide the applicant with information to assist in complying with this Condition of Approval. The primary objective is to improve the quality and reduce the quantity of storm water runoff to the Bay. PASSED AND ADOPTED this 23rd day of April, 2002, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, Francois, Gibbons, Hernandez, Jones and Leonard None None None NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: APPROVED: ATTEST: Tom Francois, Chair Sharon Fierro, Secretary RESOLUTION NO. 3428 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A TREE REMOVAL PERMIT (PLN2002-01) TO ALLOW THE REMOVAL OF THREE WALNUT TREES, RANGING IN SIZE FROM 12 TO 17 INCHES IN DIAMETER, ON PROPERTY OWNED BY MR. FRED NOURZAD AT 1274 WALNUT DRIVE IN AN R-I-lO (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. OMID SHAKERI, ON BEHALF OF THE RIDGECREST GROUP. FILE NO. PLN2002-01. 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 PLN2002-0 1: 1. The proposed Tree Removal Permit is consistent with the R-l-lO (Single-Family Residential, 10,000 square foot minimum lot size) Zoning District and the Low Density Residential (less than 3.5 units per gross acre) General Plan Designation. 2. The proposed tree replacement requirement of three 24-inch box size trees is consistent with the requirements of the Tree Protection Ordinance. 3. The proposed replacement trees will be a sufficient replacement for the trees to be removed and will continue the diversity of tree species found in the community. 4. The Walnut trees have been determined to have structural decay according to an I.S.A. Certified Arborist. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The retention of the three Walnut trees restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly zoned and situated properties and the applicant has demonstrated, to the satisfaction of the Planning Commission, that there are no reasonable alternatives to preserve the trees. 2. The three Walnut trees are irreparably diseased and the applicant has demonstrated, to the satisfaction of the Planning Commission, that this cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices such that the public health and safety requires its removal. 3. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. · Planning Commission ReSl jon No. 3428 PLN2002-01 - 1274 Walnut Drive -- Tree Removal Permit Page 2 NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a Tree Removal Permit (PLN2002-0 1) to allow the removal of three walnut trees, ranging is size from 12 to 17 inches in diameter on property owned by Mr. Fred Nourzad at 1274 Walnut Drive, subject to the following conditions: 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 enginee~ng 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. Approved Permit: Approval is granted for a Tree Removal Permit to allow the removal of three Walnut trees, ranging in size from 12 inches to 17 inches in diameter, on property located at 1274 Walnut Drive. This permit shall only be valid in conjunction with the approved Site and Architectural Review Permit (PLN2001-142). 2. Replacement Trees: Three 24-inch box size trees shall be required as replacement for the three protected Walnut trees to be removed. The location and species of these trees shall be shown on the detailed landscape and irrigation plans that shall be submitted to the Planning Division for review and approval by the Community Development Director, prior to the issuance of building permits. The proposed replacement trees shall continue the diversity of tree species found in the community and shall be a species listed in the City's Water Efficient Landscaping Standards (WELS). PASSED AND ADOPTED this 23rd day of April, 2002, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, Francois, Gibbons, Hernandez, Jones and Leonard None None None NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: APPROVED: Tom Francois, Chair A TrEST: Sharon Fierro, Secretary ITEM NO.4 ..\.~.o'<. . CA-'I1,.o<9 !::: ~ v r- o 0 .- >. ~'" r...~ . O~CH "Ill>' ST AFF REPORT - PLANNING COMMISSION MEETING OF APRIL 23, 2002 Shakeri, O. Public Hearing to consider the applications of Mr. Omid Shakeri, on behalf of The Ridgecrest Group, to allow the following on property located at 1274 Walnut Drive in an R-I-I0 (Single-Family Residential) Zoning District: a) A Tentative Parcel Map (PLN2001-141) to allow the creation of three lots; b) A Site and Architectural Review Permit (PLN2001-142) to allow the construction of three new single-family residences; and c) A Tree Removal Permit (PLN2002-01) to allow the removal of four Walnut trees, ranging in size from 12 inches to 17 inches in diameter. PLN2001-141 PLN2001-142 PLN2002-01 STAFF RECOMMENDATION That the Planning Commission take the following actions: 1. Adopt a Resolution, incorporating the attached findings, approving a Tentative Parcel Map (PLN2001-141) to allow the creation of three lots, subject to the attached Conditions of Approval. 2. Adopt a Resolution incorporating the attached findings, approving a Site and Architectural Review Permit (PLN2001-142) to allow the construction of three new single-family residences, subject to the attached Conditions of Approval. 3. Adopt a Resolution incorporating the attached findings, approving a Tree Removal Permit (PLN2002-01) to allow the removal of four Walnut trees, ranging in size from 12 inches to 17 inches in diameter, subject to the attached Conditions of Approval. ENVIRONMENT AL DETERMINATION This project is Categorically Exempt under Section 15303, Class 3, of the California Environmental Quality Act (CEQA) pertaining to the construction of three single-family residences in an urbanized area and Section 15315, Class 15, of the California Environmental Quality Act (CEQA) pertaining to the division of property in urbanized areas into four or fewer parcels when the division is in conformance with the City's General Plan and Zoning Code; therefore, no environmental action is required. PROJECT DATA Cate or Gross Lot Area: Net Lot Area: Lot Width: Densi t : Pro osed - Parcel 1 14,738.5 s . ft. (.34 acres) 12,211.9 s . f1. (.28 acres) 84.22 feet 2.9 units/ ross acre Re uired/ Allowed N/A 10,000 s . ft. 80 feet minimum Less than 3.5 units/ ross acre Staff Report - Planning Commission Meeting of April 23, 2002 PLN2001-141/142 & PLN2002-01 - 1274 Walnut Drive Page 2 of 6 Cate or Pro osed Residence: 1 st Floor: 2n Floor: Gara e: Total Unit Area: Porch Area: Buildin Covera e: Floor Area Ratio: Parkin : Buildin Hei ht: Pro osed - Parcell Re uired/ Allowed 1,992.7 s uare feet 1,560.8 s uare feet 717.2 s uare feet 4,270.7 s uare feet 130.2 s uare feet 2,840.1 s uare feet (23%) 4,270.7 s uare feet (35%) 3 covered, 2 uncovered 26 feet, 8 inches N/A N/A 200 s uare feet minimum N/A N/A 35% maximum 45% maximum 1 covered, 1 uncovered 28 feet maximum CateQ:orv Pronosed - Parcel 2 Reouired! Allowed Gross Lot Area: 15,741.25 sq. f1. (.36 acres) N/A Net Lot Area: 13,042.75 sq. ft. (.30 acres) 10,000 sq. ft. Lot Width: 89.95 feet 80 feet minimum Density: 2.7 units/gross acre Less than 3.5 units/gross acre Proposed Residence: 1 st Floor: 2,160.2 square feet N/A 2nd Floor: 1,500.1 square feet N/A Garage: 660.4 square feet 200 square feet minimum Total Unit Area: 4,320.7 square feet N/A Porch Area: 387 square feet N/A Building Coverage: 3,207.6 square feet (25%) 35% maximum Floor Area Ratio: 4,320.7 square feet (33%) 45% maximum Parking: 3 covered, 3 uncovered 1 covered, 1 uncovered Building Height: 26 feet, 4 inches 28 feet maximum CateQ:orv ProDosed - Parcel 3 Reouired/ Allowed Gross Lot Area: 15,239 Sq. ft. (.35 acres) N/A Net Lot Area: 12,626.6 sq. ft. (.29 acres) 10,000 sq. ft. Lot Width: 87.08 feet 80 feet minimum Density: 2.9 units/gross acre Less than 3.5 units/gross acre Proposed Residence: 1 st Floor: 1,992.7 square feet N/A 2nd Floor: 1,560.8 square feet N/A Garage: 717.2 square feet 200 square feet minimum Total Unit Area: 4,270.7 square feet N/A Porch Area: 130.2 square feet N/A Building Coverage: 2,840.1 square feet (22%) 35% maximum Floor Area Ratio: 4,270.7 square feet (34%) 45% maximum Parking: 3 covered, 2 uncovered 1 covered, 1 uncovered Building Height: 26 feet, 8 inches 28 feet maximum Staff Report - Planning Commission Meeting of April 23, 2002 PLN2001-1411142 & PLN2002-01 - 1274 Walnut Drive Page 3 of 6 DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Tentative Parcel Map (PLN2001-141) to allow the creation of three lots, a Site and Architectural Review Permit (PLN2001-142) to allow the construction of three new single-family residences, and a Tree Removal Permit (PLN2002-01) to allow the removal of four Walnut trees, ranging in size from 12 inches to 17 inches in diameter, on property located at 1274 Walnut Drive. The subject property is located on the east side of Walnut Drive, directly across from Wendell Drive. Single-family residences surround the subject property on three sides and a commercial office building is located to the east. Background: Historically the project site was a fruit orchard and is currently developed with a single-family home and in-ground swimming pool. Many of the old orchard trees remain on site as well as some new trees such as Palm trees and Oak trees. The home would be demolished for this project and the swimming pool is proposed to remain and be incorporated into the new development on Parcel 2. The project was continued from the January 22, 2002 Planning Commission meeting to allow time for the applicant to revise the project plans to incorporate suggestions from the Planning Commission and neighborhood. These suggestions included reducing the mass of the second story, varying the lot sizes, varying the front yard setbacks, preserving the Oak tree along the southern property line, and replacing the three-car garages with two-car garages or three-car detached garages. The plans have been revised to provide a less massive second story, varied lot sizes, varied front setbacks to emulate the existing varied block pattern, the preservation of the Oak tree along the southern property line, and the replacement of the three-car garage doors facing the street with two (2) three-car tandem garages with two-car garage doors and one (1) three-car side-loading garage. ANAL YSIS 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 proposed project has a density range between 2.7 and 2.9 units per gross acre, which is within the density range allowed for the site. The proposed project complies with the following General Plan Land Use Element policies and 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 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 cohesive design. Staff Report - Planning Commission Meeting of April 23, 2002 PLN2001-1411142 & PLN2002-01 - 1274 Walnut Drive Page 4 of 6 Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and site planning that is compatible with surrounding development, public spaces and natural resources. 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. The project site is located in the San Tomas Neighborhood and is subject to the San Tomas Area Neighborhood Plan (ST ANP). Staff finds that the proposal is consistent with the development standards and design guidelines of the ST ANP. Zoning Designation: The zoning designation for the project site is R-I-I0 (Single-Family Residential, 10,000 square foot minimum lot size). The proposed project is consistent with this zoning designation and meets the minimum lot size, lot width, setbacks, height, building coverage, floor area ratio, and parking requirements of the R-I-lO Zoning District. Subdivision Design: The proposed Tentative Parcel Map divides the existing 37,881.25 square foot lot into three individual lots. The proposed Tentative Parcel Map indicates Parcel 1 is 12,211.9 square feet with a lot width of 84.22 feet, Parcel 2 is 13,042.75 square feet with a lot width of 89.95 feet, and Parcel 3 is 12,626.6 square feet with a lot width of 87.08 feet. All three lots would take access from Walnut Drive. All three lots meet the subdivision requirements which require a minimum lot size of 10,000 square feet and minimum lot width of 80 feet. Street Improvements: The project site does not have standard street improvements (curb, gutter or sidewalks) and none are required/allowed by the STANP along Walnut Drive. Site Plan: The site plan proposes the construction of three single-family residences, each on individual lots. The proposed residences have varied front yard setbacks between 25 feet 6 inches and 35 feet 6 inches, to emulate the existing varied block pattern, and large rear yard setbacks between 48 feet 5 inches and 58 feet 5 inches. The decoratively paved driveways bottleneck down from the garage entrance to the street to reduce the amount of impervious surface on site and allow for more landscaping. The proposed garages on Parcel 1 and Parcel 3 are three-car tandem garages with a two-car garage door that faces the street and the proposed garage on Parcel 2 is a three-car side-loading garage. Architecture: The proposed residences each have a distinctive design and well-articulated features. All three residences have varied exterior elevations which incorporate different rooflines, front entry treatments, window styles, window trim treatments, and exterior materials and colors. The applicant uses a one and a half story design with dormers to minimize the perceived scale and mass of the residences and uses three-car tandem garages and one side- loading, three-car garage to limit the dominance of the garage on the front elevation. Staff Report - Planning Commission Meeting of April 23, 2002 PLN2001-141/142 & PLN2002-01 - 1274 Walnut Drive Page 5 of 6 The proposed home on Parcel 1 has exterior horizontal wood siding, a front porch with decorative columns and railings, and a gabled front entry feature with double doors. The proposed home on Parcel 2 has exterior stucco siding, a large front porch with decorative railings, and a hipped front entry feature with double doors. The proposed residence for Parcel 3 has exterior horizontal wood siding, a front porch with decorative railings, a rolled roof entry feature, and large arched divided windows. The applicant proposes a different color scheme for each home comprised of contrasting natural toned body and trim colors with a different accent color for the door. Composition shingle roofing will be used for all three homes, each roof different in various shades of dark gray and dark brown. Staff finds that the proposed design is well articulated and meets the development standards and design guidelines set forth in the ST ANP. LandscapinglTrees: Pursuant to the ST ANP, the applicant is required to provide a total of seven trees on each lot - one tree per 2,000 square feet of net lot area. The Conditions of Approval require that the applicant submit a landscape plan indicating the required trees on site and the effective landscaping of the front and side yard areas. The applicant is proposing to remove four trees that are protected under the City's Tree Protection Ordinance. Four Walnut trees, varying in size from 12 inches to 17 inches in diameter, are proposed to be removed to accommodate the new residences and driveways. An arborist report was prepared by Blair Glenn, an LS.A. Certified Arborist from Saratoga Tree Service, and it was concluded that the Walnut trees proposed for removal suffer from structural decay. The Conditions of Approval require that the applicant submit a landscape plan that shows the required replacement trees. The Conditions of Approval also require that the applicant submit a tree protection plan, in accordance with the City's Water Efficient Landscape Standards (WELS), for any protected trees to be retained on site. Neighborhood Meeting: A neighborhood meeting was held on March 28, 2002 which included Planning Staff, the applicant, and many people from the neighborhood. The neighbors that attended the meeting expressed contentment with the revised plans and acknowledged that the applicant had made many changes in order to incorporate the neighbors concerns. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this project at its meeting of April 9, 2002. The Committee was supportive of the project as proposed with a recommendation that the applicant consider a change in the pitch of the roof on the entry feature and dormer on the residence on Parcel 1 and that the windows facing the existing neighbors homes on Parcell and Parcel 3 be revised to reduce the privacy impacts. The applicant has revised the plans since the SARC meeting to address these issues. Staff Report - Planning Commission Meeting of April 23, 2002 PLN2001-1411l42 & PLN2002-01 - 1274 Walnut Drive Page 6 of 6 Attachments: 1. Findings Recommending Approval ofPLN2001-141 (Tentative Parcel Map) 2. Findings Recommending Approval ofPLN2001-142 (Site and Architectural Review Pennit) 3. Findings Recommending Approval of PLN2002-01 (Tree Removal Permit) 4. Recommended Conditions of Approval for PLN2001-141 (Tentative Parcel Map) 5. Recommended Conditions of Approval for PLN2001-142 (Site and Architectural Review Pennit) 6. Recommended Conditions of Approval for PLN2002-01 (Tree Removal Permit) 7. Site Plan, Floor Plans, Roof Plans, and Elevations 8. Tentative Parcel Map and Preliminary Grading Plan 9. Arborist Report 10. Planning Commission Meeting Minutes from January 22,2002 11. Location Map Prepared by: ~~ Stephanie Willsey, Planner I Approved by: Ge~~~ ~ Attachment #1 FINDINGS RECOMMENDING APPROVAL OF FILE NO PLN2001-141 (TENT A TIVE PARCEL MAP) SITE ADDRESS: APPLICANT: P.C. MEETING: 1274 Walnut Drive Omid Shakeri, on behalf of The Ridgecrest Group April 23, 2002 Findings for the Planning Commission to approve a Tentative Parcel Map to allow the creation of three lots at 1274 Walnut Drive. The Planning Commission finds as follows with regard to File No. PLN2001-141: 1. The proposed project has a density range between 2.7 and 2.9 units per gross acre, which is consistent with the General Plan land use designation of Low Density Residential (less than 3.5 units per gross acre). 2. The proposed map is consistent with the development standards (including lot size and minimum lot width) of the R-l-lO Zoning District and the San Tomas Area Neighborhood Plan (ST ANP). 3. The proposed subdivision layout allows for access to sunlight. 4. Each new lot created has adequate access to a public right-of-way. 5. The project qualifies as a Categorically Exempt project per Section 15315, Class 15 (Minor Land Divisions) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed subdivision is consistent with the General Plan and the Zoning Ordinance. 2. The proposed Tentative Parcel Map does not impair the balance between the housing needs of the region and the public service needs of its residents and available fiscal and environmental resources. 3. The design of the Tentative Parcel Map provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 4. The proposed development will aid in the harmonious development of the immediate area. 5. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Attachment #1 Page 2 of 2 6. 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. Attachment #2 FINDINGS RECOMMENDING APPROVAL OF FILE NO PLN2001-142 (SITE AND ARCHITECTURAL REVIEW PERMIT) SITE ADDRESS: APPLICANT: P.C. MEETING: 1274 Walnut Drive Omid Shakeri, on behalf of The Ridgecrest Group April 23, 2002 Findings for the Planning Commission to approve a Site and Architectural Review Permit to allow the construction of three new single-family residences at 1274 Walnut Drive. The Planning Commission finds as follows with regard to File No. PLN2001-142: 1. The proposed residential project is consistent with the R-I-lO (Single-Family Residential, 10,000 square foot minimum lot size) Zoning District, as required per the Zoning Ordinance and the San Tomas Area Neighborhood Plan. 2. The proposed project has a density range between 2.7 and 2.9 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). 3. The proposed project is well designed and IS architecturally compatible with the surrounding neighborhood. 4. The project provides 16 on-site parking spaces, where 6 spaces are required. 5. The proposed homes have a front yard setback between 25 feet 6 inches and 35 feet 6 inches, to emulate the existing varied block pattern, and large rear yard setbacks between 48 feet 5 inches and 58 feet 5 inches. 6. The proposed project will contribute to the housing stock in the City of Campbell and serve the housing needs of the community. 7. The proposed project is consistent with the San Tomas Area Neighborhood Plan. 8. The proposed project is surrounded by other residential uses to the north, south, and west and a commercial office building to the east. 9. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. Attachment #2 Page 2 of 2 3. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 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. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Attachment #3 FINDINGS RECOMMENDING APPROVAL OF FILE NO PLN2002-01 (TREE REMOVAL PERMIT) SITE ADDRESS: APPLICANT: P.c. MEETING: 1274 Walnut Drive Omid Shakeri, on behalf of The Ridgecrest Group April 23, 2002 Findings for the Planning Commission to approve a Tree Removal Permit to allow the removal of three Walnut trees. ranging in size from 12 inches to 17 inches in diameter at 1274 Walnut Drive. The Planning Commission finds as follows with regard to File No. PLN2002-01: 1. The proposed Tree Removal Permit is consistent with the R-l-lO (Single-Family Residential, 10,000 square foot minimum lot size) Zoning District and the Low Density Residential (less than 3.5 units per gross acre) General Plan Designation. 2. The proposed tree replacement requirement of three 24-inch box size trees is consistent with the requirements of the Tree Protection Ordinance. 3. The proposed replacement trees will be a sufficient replacement for the trees to be removed and will continue the diversity of tree species found in the community. 4. The Walnut trees have been determined to have structural decay according to an I.S.A. Certified Arborist. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The retention of the three Walnut trees restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly zoned and situated properties and the applicant has demonstrated, to the satisfaction of the Planning Commission, that there are no reasonable alternatives to preserve the trees. 2. The three Walnut trees are irreparably diseased and the applicant has demonstrated, to the satisfaction of the Planning Commission, that this cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices such that the public health and safety requires its removal. 3. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Attachment #4 RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN2001-141 (TENTATIVE PARCEL MAP) SITE ADDRESS: APPLICANT: P.c. MEETING: 1274 Walnut Drive Omid Shakeri, on behalf of The Ridgecrest Group April 23, 2002 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 Planninl! Division 1. Approved Permit: Approval is granted for a Tentative Parcel Map to create three lots. The Pinal Parcel Map shall substantially conform to the Tentative Parcel Map prepared by Kirkeby Engineering and submitted to the Planning Division on March 28, 2002, except as may be modified by the Conditions of Approval herein. 2. Approval Expiration: The Tentative Parcel Map approval is valid for a period of two years from the date of approval unless an extension of approval is granted prior to the expiration date. 3. Park Impact Fee: A park impact fee of $10,990 per unit is due upon development of the site. Credit in the amount of $10,990 will be given for the existing single-family residence. Prior to recordation of the Final Parcel Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 4. Property Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.) PUBLIC WORKS DEPARTMENT 5. Parcel Map: Prior to the issuance of any building permits for the project, the applicant shall submit a Parcel Map for recordation upon approval by the City. The current plan check fee is $1,215 plus $25 per parcel. Attachment #4 Page 2 of 2 6. Preliminary Title Report: Prior to the recordation of the Parcel Map, the applicant shall provide a current Preliminary Title Report. 7. Public Service Easement: Upon recordation of the Pinal Parcel Map, the applicant shall grant a lO-foot Public Service Easement on private property contiguous with the public right-of-way along Walnut Drive frontage. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordati on. 8. Monumentation for Parcel Map: Prior to the recordation of the Parcel Map, the applicant shall provide security for setting all monuments shown on the map. 9. Storm Drain Area Fee: Prior to the recordation of the Parcel Map, the applicant shall pay the required storm drain area fee which is $2,000 per acre. 10. Demolition: Prior to the recordation of the Final Parcel Map, the applicant shall obtain a Demolition Permit from the Building Division to remove any nonconforming structures. Attachment #5 RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN2001-142 (SITE AND ARCHITECTURAL REVIEW PERMIT) SITE ADDRESS: APPLICANT: P.e. MEETING: 1274 Walnut Drive Omid Shakeri, on behalf of The Ridgecrest Group April 23, 2002 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 Plannine Division 1. Approved Permit: Approval is granted for a Site and Architectural Review Permit to construct three new single-family homes on property located at 1274 Walnut Drive. The project shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval contained herein: a. Project plans prepared by Memarie Associates Inc. and received by the Planning Division on April 16, 2002, including a site plan, floor plans, roof plans, and elevations. b. Color samples and roof samples received by the Planning Division on April 18, 2002. 2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a period of one year from the date of final approval. Within this one-year period, a building permit must be obtained and construction completed one year thereafter or the Site and Architectural Review Permit shall be void. 3. Park Impact Fee: A park impact fee of $10,990 per unit is due upon development of the site. Credit in the amount of $10,990 will be given for the existing single-family residence. Prior to recordation of the Final Parcel Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 4. Property Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. Any vacant existing structures shall be secured, by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). Attachment #5 Page 2 of 6 5. Final Parcel Map: The Site and Architectural Review Permit approval is contingent upon recordation of the Final Parcel Map to divide the subject property. The Final Parcel Map shall be recorded prior to the issuance of building permits. 6. Parking and Driveways: a. All parking and driveway areas shall be developed in compliance with the standards in Chapter 21.50 of the Campbell Municipal Code. b. The applicant shall provide decorative pavement within the driveways and walkways. The design and materials used for the decorati ve pavement shall be reviewed and approved by the Community Development Director prior to the issuance of building permits. 7. Fences: Fencing along the property lines shall be replaced at the expense of the applicant, unless it is determined to be in good condition by the Community Development Director. Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. 8. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan to the Planning Division prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for review and approval by the Community Development Director. 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. Building Elevations Details: The applicant shall submit detailed building elevations depicting architectural details. Detailed elevations shall be reviewed and approved by the Community Development Director prior to the issuance of building permits and shall include the following: a) Provision of building elevations and details illustrating architectural features such as porches and railings, window boxes, veneers, tile, or brick details. b) Composition roof materials shall be 40-year quality. c) Windows shall have significant insets (4-inches minimum) to create shadow lines and shall be detailed with trim and sill details. The applicant shall submit elevations with window schedules depicting high quality windows. d) Garage doors shall have automatic opening devices and shall have decorative features such as windows and panels. e) Architectural details shall be carried throughout all four elevations of the homes. Attachment #5 Page 3 of 6 11. Elevation Detail: The applicant shall indicate on the building plan submittal a brick veneer detail along the base of the front elevation on the residence on Parcel 2. The plan shall be reviewed and approved by the Community Development Director prior to the issuance of building permits. 12. Landscaping: The applicant shall submit four sets of a landscape and irrigation plan indicating type and size of plant material and details regarding the automatic irrigation system to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits and shall include: a) Four 24-inch box replacement trees for the protected trees removed. b) A minimum of one tree per each 2,000 square feet of net lot area, as required by the STANP. c) A combination of trees, shrubs, and groundcover to effectively landscape the front yard and side yard areas. d) Landscape and irrigation plans shall be consistent with the City's Water Efficient Landscaping Standards (WELS). 13. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with the City's Water Efficient Landscape Standards (WELS) for all protected trees to be retained on site, and shall contain specific information about the preservation of the trees during any grading or building on site. The tree protection plan shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits. 14. 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. 15. Construction Mitigation Measures: The applicant shall implement the following construction mitigation measures: a) Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays unless an exception is granted by the Building Official. b) No pile driving is allowed for construction of the project. c) All internal combustion engines for construction equipment used on the site will be properly muffled and maintained. Attachment #5 Page 4 of 6 d) All stationary noise generating construction equipment, such as air compressors and portable power generator, will be located as far as practical from the existing residences and businesses. e) All active construction areas shall be watered at least twice daily. f) Cover all trucks hauling soil and other loose materials stationed or prior to leaving the site. g) Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging areas at the construction site. Buildinl! Division 16. Permits Required: A building permit application shall be required for each proposed new structure. The building permit shall include Electrical/PlumbinglMechanical fees when such work is part of the permit. 17. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. Each detached structure shall be submitted separately. 18. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 inches by 36 inches. 19. 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. 20. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 21. 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. 22. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a) pad elevation. b) finished floor elevation (first floor). Attachment #5 Page 5 of 6 c) foundation comer locations. 23. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF- lR shall be blue-lined on the construction plans. 8Yz X 11 calculations shall be submitted as well. 24. Special Inspections: When a special inspection is required by D.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 D.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 25. Water Pollution Prevention: 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. 26. 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) Bay Area Air Quality Management District (Demolitions Only) d) School District: . Campbell Union School District (378-3405) · Campbell Union High School District (371-0960) · Moreland School District (379-1370) . 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. 27. Water Pollution Prevention: 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. PUBLIC WORKS DEPARTMENT 28. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a Street Improvement Agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay various fees and Attachment #5 Page 6 of 6 deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The fee for a non-utility encroachment permit application is currently $255.00. The plans shall include the following: a) Installation of storm drain improvements on Walnut Drive as determined by the City Engineer. b) Construction of conforms to existing public and private improvements, as necessary. 29. Work in the Public Right-of-Way: Prior to doing any work in the public Right-of-Way, the applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post security, and provide insurance. 30. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of-way line. 31. Soils Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 32. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 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 compames. 33. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets, which have been resurfaced within the previous five years, will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 34. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. 35. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. The City will provide the applicant with information to assist in complying with this Condition of Approval. The primary objective is to improve the quality and reduce the quantity of storm water runoff to the Bay. Attachment #6 RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN2002-01 (TREE REMOVAL PERMIT) SITE ADDRESS: APPLICANT: P.C. MEETING: 1274 Walnut Drive Omid Shakeri, on behalf of The Ridgecrest Group April 23, 2002 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 Plannim! Division 1. Approved Permit: Approval is granted for a Tree Removal Permit to allow the removal of four Walnut trees, ranging in size from 12 inches to 17 inches in diameter, on property located at 1274 Walnut Drive. This permit shall only be valid in conjunction with the approved Site and Architectural Review Permit (PLN2001-142). 2. Replacement Trees: Four 24-inch box size trees shall be required as replacement for the four Walnut trees to be removed. The location and species of these trees shall be shown on the detailed landscape and irrigation plans that shall be submitted to the Planning Division for review and approval by the Community Development Director, prior to the issuance of building permits. The proposed replacement trees shall continue the diversity of tree species found in the community and shall be a species listed in the City's Water Efficient Landscaping Standards (WELS). Attachment #6 RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN2002-01 (TREE REMOVAL PERMIT) SITE ADDRESS: APPLICANT: P.c. MEETING: 1274 Walnut Drive Omid Shakeri, on behalf of The Ridgecrest Group April 23, 2002 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 Plannin2: Division 1. Approved Permit: Approval is granted for a Tree Removal Permit to allow the removal of three Walnut trees, ranging in size from 12 inches to 17 inches in diameter, on property located at 1274 Walnut Drive. This permit shall only be valid in conjunction with the approved Site and Architectural Review Permit (PLN2001-142). 2. Replacement Trees: Three 24-inch box size trees shall be required as replacement for the three protected Walnut trees to be removed. The location and species of these trees shall be shown on the detailed landscape and irrigation plans that shall be submitted to the Planning Division for review and approval by the Community Development Director, prior to the issuance of building permits. The proposed replacement trees shall continue the diversity of tree species found in the community and shall be a species listed in the City's Water Efficient Landscaping Standards (WELS). 01/15/2002 12:13 4082552421 S~RÄTOG~ TREE SERVIC Attachment #9 Saratoga Tree Service 13745 Skyline Blvd. Los Gatos, CA 95033 1-13-02 Omid Shakera R Idgeçrcst Group 3131 S Bascom, Ste. 110 Campbell, CA 95008 Re. 1274 Walnut Ave A sIte inspecuon was perfonneá at the above location to determlOe the condition of several trees. To the left of the driveway are two Black Walnut trees. These are old orchard trees that were grafted for nut producTIon. As 15 common \vith many old orchard trees. these are both showing signs of decay In the grafted sections. There is also sigmficant lOternal decay in one of these trees. Facing the front of the house, on the far left side of the property is another Black Walnut tree. Thls is showIng similar problems as the above mentioned two trees. None of these three walnuts arc major trees in age or stature and are not of any hentage tree status Adjacent to the single Walnut is a Coast Live Oak. This tree has a diameter of about 16 inches (I).B. H.). This tree does not show any problems assocIated with decay or dieback. The tree does have an imbalance due to the location of the adjacent tree Respectfully submitted ~~~)~ Blair Glenn I S A Certitìed Arborist #654 Attachment #10 Planning Commission Minmes of January 22, 2002 3. PLN2001-141 (PM) PLN2001-142 (8) PLN2002-001 (TRP) Shakeri, O. Public Hearing to consider the application of Mr. Omid Shakeri, on behalf of the Ridgecrest Group, for a Tentative Parcel Map (PLN2001-141) to allow the creation of three lots, a Site and Architectural Review Permit (PLN2001-142) to allow the construction of three new single-family residences and a Tree Removal Permit (PLN2002-001) to allow the removal of five trees on property located at 1274 Walnut Drive in an R-l-lO (Single Family Residential) Zoning District. This project is Categorically Exempt. Planning Commission decision final in 10 days, unless appealed in writing to the City Clerk. Project Planner: Stephanie Willsey, Planner I Ms. Stephanie Willsey, Planner I, presented the staff report as follows: · Advised that this application is for a Parcel Map, Site and Architectural Review Permit and Tree Removal Permit for property at 1274 Walnut Drive. · Stated that the existing single-family residence will be demolished. · Said that this project is proposed to be developed at 2.9 units per gross acre, which is consistent with the General Plan allowance of less than 3.5 units per gross acre. · Added that this proposal is consistent with the requirements of the R-l-lO Zoning. · Described that three homes will be constructed, each of which will be accessed from Walnut. Each home has a distinctive design with different exterior treatments for each one. · Advised that five trees are proposed for removal, four walnut trees (12 to 17 inches in diameter) and one coast live oak (16 inches in diameter). The Arborist's report states that the walnut trees are suffering from structural decay and recommends their removal. · Recommended approval. Vice Chair Hernandez presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on January 8, 2002, and was supportive. Chairman Francois opened the Public Hearing for Agenda Item No.3. Mr. David Brady, 1360 Walnut Drive, Campbell: · Stated that his home is located at the comer of Walnut and Chapman and that he has resided in this neighborhood for 18 years. · Said that while he likes the idea of this land being developed, he does not like the "cookie cutter" approach of these homes within an established neighborhood. · Advised that he had remodeled his own house but managed to keep the integrity of the surrounding neighborhood. · Declared that these may be beautiful homes but wished they would conform better to this neighborhood. · Pointed out that three-car garages are not typical and asked if perhaps the third garage space could be made less visible such as being accessed from the side. · Expressed concern over the privacy of the adjacent neighbor. · Suggested that one of the oak trees that offers privacy to the neighbor be retained instead of removed as proposed. · Stated that a key reason people reside in this area is to enjoy big lots. Planning Commission Minmes of January 22,2002 · Suggested that the project be redesigned with single-story structures. Mr. Craig Simmons, 1305 Walnut Drive, Campbell: · Said that his home, located across the street from proposed Parcel #3, has been in his family for a number of years. · Pointed out that these three homes are identical and represent big tract homes. · Reminded that the San Tomas Area Neighborhood Plan requires new homes to conform with the neighborhood. These homes, which are twice as big as any in the neighborhood do not conform. Additionally, the 35-foot front setback is not consistent with the typical 25-foot setbacks on this street. Mr. Mitchell Stermer, 1312 Walnut Drive, Campbell: · Advised that he has resided adjacent to this project site since 1988 with his wife and son. · Thanked the San Tomas Area Neighborhood Association for informing him of this Public Hearing. · Pointed out that Walnut is one of the last areas with a rural feel to it. · Said that he had several concerns with this project, the potential removal of an oak tree at the property line that he states is healthy and essential to retaining the privacy of his home. Added that he is not as concerned about the removal of the other proposed four trees. · Declared that these homes will dwarf those already in the neighborhood, probably twice as large as his home, and that having a three-car facing the street changes the character of this street. · Opined that these are three identical tract type homes. · Asked that the 35-foot front setbacks be reduced to 25 or 30 feet. · Suggested the inclusion of six-foot fences with lattice or, as an alternative, to match the existing fence separating the property from the P-Com commercial site. · Asked that the power lines be placed underground. · Expressed concern for the potential impact of construction noise and asked that no evening or weekend construction be permitted. · Restated that he wants to retain the rural atmosphere of this street and does not want to see the installation of curb, gutters or sidewalks with this project. · Said he is not surprised that this property is being developed and will welcome new homes as long as they match the neighborhood. · Distributed several photographs of two-story structures in the nearby area. · Said that the residents have a long-term commitment to this neighborhood and that this is not a tract home neighborhood. They will have to live with the impact of these homes in their neighborhood for the long term, not the developer. · Asked that the Commission consider requiring detached garages at the back of the property or limits to two-car garages. Commissioner Doorley asked about rear yard landscaping requirements. Ms. Stephanie Willsey, Planner I: · Replied that a requirement for landscaping for the rear yards could be included. · Added that construction hours are from 8 a.m. to 5 p.m., Monday through Friday, from 9 a.m. to 4 p.m. on Saturdays, with construction prohibited on Sunday and Holidays. Planning Commission Minutes of January 22,2002 · Clarified that new utility hookups would be underground but that existing service would remain as it is. Senior Planner Geoff I. Bradley added that per development standards, any new service drops must be placed below ground but that existing lines along the frontage would not be placed underground. Chairman Francois asked if there is decay in the oak tree at the shared property line. Planner Stephanie Willsey replied no. She added that according to the Arborist's report, it is believed that the tree would be adversely impacted by construction, if not immediately than in the foreseeable future, and should be removed at this time. Commissioner Doorley sought assurance that there are no street improvements planned. Planner Stephanie Willsey replied that he is correct that there will be no street improvements. City Attorney William Seligmann clarified that if the tree is on the property line or on the adjacent property owner's parcel, this applicant could not remove it. The owner may have to have a survey prepared to determine on which property the tree in question is located. This refers to the location of the trunk and not the branches. Ms. Audrey Kiehtreiber, 1509 Walnut Drive, Campbell: · Identified herself as a representative of the San Tomas Area Neighborhood Association. · Stated that she has reviewed the plans and agrees that it meets the established standards for the San Tomas Area Neighborhood Plan and thanked staff for that fact. · Pointed out that she is also a resident of Walnut Drive with a home on a large lot. · Described the area as rural with wonderful character. · Said that these are tract style homes that do not fit into the neighborhood. · Said that she had originally assumed that this property would be developed with two homes rather than three. · Pointed out that typically lots in the neighborhood, while zoned for 10,000 square foot lots, typically have 14,000 square foot lots or larger. · Asked that this project be sent "back to the drawing board" and revised a bit. Ms. Joanne Carroll, 1395 Walnut Drive, Campbell: · Advised that she and her husband moved into the neighborhood three years ago and that their next-door neighbors constructed a second story addition shortly after they arrived. · Said that this neighbor modified his design to ensure their privacy. · Agreed with the comments made by her neighbors regarding this proposal. Mr. Omid Shakeri, 3131 S. Bascom Avenue, Campbell: · Identified himself as the project representative. · Said that he has worked closely with staff to design this project and took privacy issues into consideration when designing these homes. Planning Commission Minutes of January 22, 2002 · Pointed out that for the two homes on either side (Lots 1 and 3), the elevation facing the existing homes have but two windows, one of which is a frosted bathroom window and the other of which is a shower window without any visibility. · Clarified that his company builds custom homes not tract home, including two homes at Pecan and Hazelwood as well as homes on Sunnyside. · Stated that they changed the elevations so they do not look alike, including varied materials. · Added that with so many trees, these houses will not be very visible from the street and therefore will not be intrusive to the neighborhood. · Said that, without counting the covered porches, these houses are only developed at 25 FAR. · Said that the large setbacks were provided at staff request to conform with the townhome project to the left but that they are willing to bring the homes forward if necessary. · Advised that an oak tree needs to be trimmed and that the large walnut tree will be saved. · Agreed to install a taller fence if the neighbor would prefer. · Pointed out that a second story is a matter of right for all neighbors as it is permitted through the Zoning Ordinance. They have tried to make the two story structures less intrusive through design, including articulation. · Said that he has worked in Campbell before, has been a Campbell resident for the last five to six years and cares about Campbell. · Concluded by saying this is a viable project for Campbell. Commissioner Alderete asked Mr. Omid Shakeri if he has had an opportunity to see the pictures provided by the residents. Mr. Omid Shakeri replied no. After looking at them he said that one house is even larger than they are proposing and another has a flush second story while theirs are set back. He added that two of his homes have large porches that wrap around to be compatible with the neighborhood. Additionally, they have matched colors to the surrounding area. Mr. Mitchell Stermer: · Added that there are only three two-story houses in the immediate area and that the home on Chapman is on an L-shaped lot. · Suggested that a two-car garage would be less massive than the proposed three-car garages. · Said that these homes are nice but too massive and therefore they detract from the neighborhood. · Pointed out his concern for privacy with a two story looming over his yard and encroaching on the privacy from his master suite's large picture window. · Asked that the removal of the healthy oak tree be reconsidered. Mr. Craig Simmons said that while residents would work together to ensure that any second story additions are compatible to the neighborhood, these are spec homes for which such consideration is less likely. Added that these homes do not have to be that big. Ms. Lisa Herbert, 1295 Walnut Drive, Campbell: · Said that she has lived in the family home since 1961. Planning Commission Minmes of January 22, 2002 · Disagreed that this project would not be intrusive to the neighborhood. · Begged the Commission to reconsider this plan. · Pointed out that this is not a neighborhood of million dollar homes. · Stated that the neighborhood is predominately single level homes and that monster homes would look weird in this neighborhood. Chairman Francois closed the Public Hearing for Agenda Item No.3. Commissioner Hernandez asked for reasons to have 35 foot setbacks instead of 25 foot. Planner Stephanie Willsey replied that the minimum required front setback is 25 feet. Staff decided to set these homes back further to try to maintain the predominate block pattern and to give a transitional and more open space look in the front. Commissioner Gibbons: · Stated that these issues are not unexpected in that the San Tomas Neighborhood is unique. · Agreed that the points raised have relevance, particularly the fact that the three homes do look a lot alike despite the use different materials. · Added that the dominance of these proposed three-car garages is not consistent with the neighborhood. · Said that the Commission has not supported projects in the past that did not fit into the neighborhood. · Said that the front setback issue is not much of a problem. However, side yard setbacks are an important issue in a community. · Pointed out that 5 of 12 on site trees are proposed for removal and that she did not find it acceptable to remove the oak tree. · Added that the applicant may have to increase its landscaping. · Stated that these homes reflect a cookie cutter design rather than being diverse in architectural style like is typical in this neighborhood. · Said that these are big lots and that the project is consistent with the San Tomas Neighborhood Plan but that there may be other ways to design including having the garages placed at the back, if possible. · Stated that she is not supportive. Commissioner Hernandez asked Commissioner Gibbons to rank the top two to three reasons why this project does not fit into the neighborhood. Commissioner Gibbons replied the similar redundant massing, SIze versus design and the dominance of the three-car garages. Commissioner Leonard said that she agreed with Commissioner Gibbons that the rendering shows that the three proposed homes look alike and that she would like to see them developed with more diversity and more in keeping with the neighborhood. Commissioner Doorley: · Said that the three homes are appropriate and that he does not have a problem with two story homes. Planning Commission MinUtes of January 22, 2002 · Agreed that the project has a cookie cutter approach. · Added that the oak tree issue is an important one. Commissioner Alderete said that the applicant and community have things to work out so he will not support the application as presented. Vice Chairman Hernandez said that infill development is what is prevalent these days. The applicant has tried to create a project that falls within the guidelines provided. Agreed that an opportunity to involve the neighbors is needed. Chairman Francois: · Agreed that the guidelines are established. · Supported the suggestion to move the garages to the rear. · Asked staff for a suggestion at this point. Director Sharon Fierro said that staff has taken notes and can come up with a compromise with the applicant. Chairman Francois asked for a suggested continuance date. Commissioner Gibbons stated that the applicant has made an effort to make a quality project and they are to be commended. Commissioner Doorley asked if there is a way to include the community. Director Sharon Fierro: · Said that staff would notify those neighbors who spoke this evening, using the Speaker Cards for addresses. The question is not whether three homes can be constructed but rather what design changes need to be incorporated to make them fit better into the neighborhood such as looking at more architectural diversity, preserving the oak tree and moving the garages. · Suggested February 26, 2002, as the best meeting date to continue this hearing. Motion: Upon motion of Vice Chairman Hernandez. seconded by Commissioner Gibbons, the Planning Commission continued consideration of the project at 1274 Walnut Drive (PLN2001-1411142 & PLN2002-001) to the Planning Commission meeting of February 26, 2002. (6-0-1; Commissioner Jones was absent) *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Ms. Sharon Fierro, Community Development Director, was accepted as presented with the following additions: · Announced that Council took second reading for the townhome project on Apricot. · Advised that the next Commission meeting is on February 12th and will include a modification to the commercial building under construction at 368 E. Campbell A venue. ITEM NO.3 ..\,,~O<i. CA-11À<S' !::: ~ U r o 0 .- "- "So", ~ . <- o~CH"'''o' STAFF REPORT - PLANNING COMMISSION MEETING OF JANUARY 22, 2002 Shakeri, o. Public Hearing to consider the applications of Mr. Omid Shakeri, on behalf of The Ridgecrest Group, to allow the following on property located at 1274 Walnut Drive in an R-I-IO (Single-Family Residential) Zoning District: a) A Tentative Parcel Map to allow the creation of three lots; b) A Site and Architectural Review Permit to allow the construction of three new single-family residences; and c) A Tree Removal Permit to allow the removal of five trees. PLN2001-141 (TPM) PLN2001-142 (8) PLN2002-1 (TRP) STAFF RECOMMENDATION That the Planning Commission take the following actions: 1. Adopt a Resolution, incorporating the attached findings, approving a Tentative Parcel Map (PLN2001-141) to allow the creation of three lots, subject to the attached Conditions of Approval. 2. Adopt a Resolution incorporating the attached findings, approving a Site and Architectural Review Permit (PLN2001-142) to allow the construction of three single-family residences, subject to the attached Conditions of Approval. 3. Adopt a Resolution incorporating the attached findings, approving a Tree Removal Permit (PLN2002-1) to allow the removal of five trees, subject to the attached Conditions of Approval. ENVIRONMENTAL DETERMINATION This project is categorically exempt under Section 15303, Class 3 (a) of the California Environmental Quality Act (CEQA) pertaining to the construction of three single-family residences in an urbanized area and Section 15315, Class 15 of the California Environmental Quality Act (CEQA) pertaining to the division of property in urbanized areas into four or fewer parcels when the division is in conformance with the City's General Plan and Zoning Code; therefore, no environmental action is required. PROJECT DATA Cate 0 Gross Lot Area: Net Lot Area: Lot Width: Densit : Pro osed Residence: 1 st Floor: Pro osed - Parcell 15,239 s . ft. (.35 acres) 12,626.6 s . ft. (.29 acres) 87.08 feet 2.9 units/ oss acre Re uired/ Allowed N/A 10,000 s . ft. (.23 acres) 80 feet minimum Less than 3.5 units/ oss acre 2,162 s uare feet N/A Staff Report - Planning COl1UI1Íssion Meeting of January 22, 2002 PLN2001-141 and -142 & PLN2002-1- 1274 Walnut Drive Page 2 of5 Pro osed - Parcel 1 1,451 s uare feet 626 s uare feet 4,239 s uare feet 537 s uare feet 3,325 s uare feet (26%) 4,239 s uare feet (34%) 3 covered, 3 uncovered 26 feet, 6 inches Re uired/ Allowed N/A N/A N/A N/A 35% maximum 45% maximum 1 covered, 1 uncovered 28 feet maximum Catelwrv Pro Dosed - Parcel 2 Reouired/ Allowed Gross Lot Area: 15,240.7 sq. ft. (.35 acres) N/A Net Lot Area: 12,628 sq. ft. (.29 acres) 10,000 sq. ft. (.23 acres) Lot Width: 87.09 feet 80 feet minimum Density: 2.9 units/gross acre Less than 3.5 units/gross acre Proposed Residence: 1 st Floor: 2,162 square feet N/A 2nd Floor: 1,451 square feet N/A Garage: 626 square feet N/A Total Unit Area: 4,239 square feet N/A Porch Area: 295 square feet N/A Building Coverage: 3,083 square feet (24%) 35% maximum Floor Area Ratio: 4,239 square feet (34%) 45% maximum Parking: 3 covered, 3 uncovered 1 covered, 1 uncovered Building Height: 26 feet, 6 inches 28 feet maximum Catelwrv ProDosed - Parcel 3 Reouired/ Allowed Gross Lot Area: 15,239 sq. ft. (.35 acres) N/A Net Lot Area: 12,626.6 sq. ft. (.29 acres) 10,000 sq. ft. (.23 acres) Lot Width: 87.08 feet 80 feet minimum Density: 2.9 units/gross acre Less than 3.5 units/gross acre Proposed Residence: 1 st Floor: 2,162 square feet N/A 2no Floor: 1,451 square feet N/A Garage: 626 square feet N/A Total Unit Area: 4,239 square feet N/A Porch Area: 571 square feet N/A Building Coverage: 3,359 square feet (27%) 35% maximum Floor Area Ratio: 4,239 square feet (34%) 45% maximum Parking: 3 covered, 3 uncovered 1 covered, 1 uncovered Building Height: 26 feet, 6 inches 28 feet maximum Staff Report - Planning Corumission Meeting of January 22,2002 PLN2001-141 and -142 & PLN2002-1- 1274 Walnut Drive Page 3 of5 DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Tentative Parcel Map (PLN2001-141) to allow the creation of three lots, a Site and Architectural Review Permit (PLN200l-142) to allow the construction of three single-family residences, and a Tree Removal Permit (PLN2002-1) to allow the removal of five trees on property located at 1274 Walnut Drive. The subject property is located on the east side of Walnut Drive, directly across from Wendell Drive. Single-family residences surround the subject property on three sides and a commercial office building is located to the east. Background: Historically the project site was a fruit orchard and is currently developed with a single-family home and in-ground swimming pool. Many of the old orchard trees remain on site as well as some new trees such as Palm trees and Oaks trees. The home would be demolished for this project and the swimming pool is proposed to remain and be incorporated into the new development on Parcel 2. 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 proposed project has a density of2.9 units per gross acre, which is within the density range allowed for the site. Therefore, the proposed project is consistent with the General Plan. The project site is located in the San Tomas Neighborhood and is subject to the San Tomas Area Neighborhood Plan (ST ANP). Staff finds that the proposal is consistent with the policies and design guidelines of the STANP. Zoning Designation: The zoning designation for the project site is R-I-I0 (Single-Family Residential, 10,000 square foot minimum lot size.) The proposed project is consistent with this zoning designation and meets the minimum lot size requirements, lot width, setbacks, height requirement, building coverage, floor area ratio, and parking requirements of the R-l-1 0 Zoning District. Therefore, the proposed project is consistent with the Zoning Ordinance. Subdivision Design: The proposed Tentative Parcel Map divides the existing 37,881.25 square foot lot into three individual lots. Two of the proposed lots are 12,626.6 square feet, with a lot width of 87.08 feet, and the third lot is 12,626 square feet, with a lot width of 87.09 feet. All three lots would take access from Walnut Drive. Street Improvements: The project site does not have standard street improvements (curb, gutter or sidewalks) and none are required by the STANP along Walnut Drive. Site Plan: The site plan proposes the construction of three single-family homes each on individual lots. The proposed homes have a front yard setback between 30 and 33 feet in order to match the predominant front yard block pattern and large rear yard setbacks between 48 feet and 51 feet. The decoratively paved driveways bottleneck down from 30 feet at the garage Staff Report - Planning COlllll1ission Meeting of January 22, 2002 PLN2001-141 and -142 & PLN2002-1-1274 Walnut Drive Page 4 of 5 entrance to 20 feet at the right-of-way in order to reduce the amount of impervious surface on site and allow for more landscaping. Architecture: The proposed homes each have a distinctive design and well-articulated features. Although the same floor plan is used for all three homes, the exterior elevations have varied rooflines, front entry treatments, window styles, window trim treatments, and exterior materials and colors. The applicant uses a horizontal design emphasis to limit the perceived scale and mass of the homes and breaks up the three-car garages by setting one of the garage doors back two feet. The proposed home on Parcel 1 has a wrap around porch with decorative columns, exterior horizontal wood siding, and a single front door flanked with side windows. The proposed home on Parcel 2 has exterior stucco siding with a ledgestone wainscoting treatment across the front elevation, a double-door front entrance, and large arched windows. The proposed residence for Parcel 3 has a wrap around porch, gabled porch entranceway, large divided windows, and decorative shutters and window boxes. The applicant proposes a different color scheme for each home comprised of contrasting natural toned body and trim colors with a different accent color for the door. Composition shingle roofing will be used for all three homes, each roof different in various shades of dark gray and dark brown. Staff finds that the proposed design is well articulated and meets the development standards set forth in the STANP. Landscaping: The conceptual landscape plan shows a mixture of trees, shrubs, and groundcover in the front yard and side yards areas of the homes. Pursuant to the ST ANP, the applicant is required to provide a total of seven trees on each lot - one tree per 2,000 square feet of net lot area. Condition of Approval #7 (PLN2001-142) requires the submittal of a revised landscape plan indicating the required trees on site and the effective landscaping of the front and side yard areas. Tree Removal: Five trees are proposed to be removed as part of this project to accommodate the new homes. The applicant is proposing to remove four Walnut trees, varying in size from 12 inches to 17 inches in diameter, and one Coast Live Oak tree which is 16 inches in diameter. An arborist report was prepared by Blair Glenn, an I.S.A. Certified Arborist from Saratoga Tree Service, and it was concluded that the Walnut trees proposed for removal suffer from structural decay. The Coast Live Oak tree is located two feet from the proposed right elevation of the home on Parcell. The Coast Live Oak tree was found to be in good health, except for an imbalance due to the location of the adjacent tree, according to the arborist report. The tree is proposed to be removed because the health of the tree and the structural integrity would be significantly compromised if constructed occurred around the tree due to the severity of root pruning and soil compaction required to facilitate development. Staff Report - Planning COl111nission Meeting of January 22,2002 PLN2001-141 and -142 & PLN2002-1- 1274 Walnut Drive Page 5 of5 The applicant has shown the required five 24-inch box replacement trees on the conceptual landscape plan as required by Section 21.56.100 of the Tree Protection Ordinance. Condition of Approval #2 (for PLN2002-1) requires that the applicant submit a landscape plan, which shows the required replacement trees, and shall be reviewed and approved by the Community Development Director prior to the issuance of a building permit. There are several other trees on the project site that are proposed to be removed as part of this project but due to their size and species they are not protected under the Tree Protection Ordinance and are therefore not included in the Tree Removal Permit application. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this development project at its meeting of January 8, 2002. The Committee was supportive of the application as proposed and had no additional comments or Conditions of Approval. Attachments: 1. Findings Recommending Approval ofPLN2001-141 (Tentative Parcel Map) 2. Findings Recommending Approval ofPLN2001-142 (Site and Architectural Review Permit) 3. Findings Recommending Approval ofPLN2002-1 (Tree Removal Permit) 4. Conditions of Approval for PLN2001-141 (Tentative Parcel Map) 5. Conditions of Approval for PLN2001-142 (Site and Architectural Review Permit) 6. Conditions of Approval for PLN2002-1 (Tree Removal Permit) 7. Site Plan, Floor Plan, and Elevations 8. Tentative Parcel Map and Preliminary Grading Plan 9. Arborist Report 10. Location Map Prepared by: ~w~ Stephanie Willsey, Planner I Approved by: Attachment # 1 FINDINGS RECOMMENDING APPRO V AL OF FILE NO PLN2001-141 (TENTATIVE PARCEL MAP) SITE ADDRESS: APPLICANT: P.C. MEETING: 1274 Walnut Drive Omid Shakeri, on behalf of The Ridgecrest Group January 22, 2002 Findings for the Planning Commission to approve a Tentative Parcel Map to allow the creation of three lots. The Planning Commission finds as follows with regard to File No. PLN2001-141: 1. The proposed density of 2.9 units per gross acre is consistent with the allowable density permitted under the General Plan. 2. The proposed map is consistent with the development standards (including lot size and minimum lot width) of the R-I-10 Zoning District and the San Tomas Area Neighborhood Plan (STANP.) 3. The proposed subdivision layout allows for access to sunlight. 4. Each new lot created has adequate access to a public right-of-way. 5. The project qualifies as a Categorically Exempt project per Section 15315,Class 15 (Minor Land Divisions) of the California Environmental Quality Act (CEQA.) Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed subdivision is consistent with the General Plan and the Zoning Ordinance. 2. The proposed Tentative Parcel Map does not impair the balance between the housing needs of the region and the public service needs of its residents and available fiscal and environmental resources. 3. The design of the Tentative Parcel Map provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 4. The proposed development will aid in the harmonious development of the immediate area. 5. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 6. No substantial evidence has been presented which shows that the project, as currently presented, and subject to the required conditions of approval, will have a significant adverse impact on the environment. Attachment #2 FINDINGS RECOMMENDING APPROVAL OF FILE NO PLN2001-142 (SITE AND ARCHITECTURAL REVIEW PERMIT) SITE ADDRESS: APPLICANT: PoCo MEETING: 1274 Walnut Drive Omid Shakeri, on behalf of The Ridgecrest Group January 22,2002 Findings for the Planning Commission to approve a Site and Architectural Review Permit to allow the construction of three single-family homes. The Planning Commission finds as follows with regard to File No. PLN2001-142: 1. The proposed residential project is consistent with the R-l-1 0 (Single-Family Residential, 10,000 square foot minimum lot size) Zoning District, as required per the Zoning Ordinance and the San Tomas Area Neighborhood Plan. 2. The density of the proposed project site is 2.9 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.) 3. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 4. The project provides 18 on-site parking spaces, where 6 spaces are required. 5. The project will have a floor area ratio of34%. 6. The proposed homes have a front yard setback between 30 and 33 feet in order to match the predominant front yard block pattern and large rear yard setbacks between 48 feet and 51 feet. 7. The proposed project is consistent with the San Tomas Area Neighborhood Plan. 8. The proposed project is surrounded by other residential uses to the north, south, and west and a commercial office building to the east. 9. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA.) Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 3. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 4. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Attachment #3 FINDINGS RECOMMENDING APPROVAL OF FILE NO PLN2002-1 (TREE REMOVAL PERMIT) SITE ADDRESS: APPLICANT: P.c. MEETING: 1274 Walnut Drive Omid Shakeri, on behalf of The Ridgecrest Group January 22, 2002 Findings for the Planning Commission to approve a Tree Removal Permit to allow the removal of five trees. The Planning Commission finds as follows with regard to File No. PLN2002-1: 1. The proposed Tree Removal Permit is consistent with the R-I-10 (Single-Family Residential, 10,000 square foot minimum lot size) Zoning District and the Low Density Residential (less than 3.5 units per gross acre) General Plan Designation. 2. The proposed tree replacement requirement of five 24-inch box size trees is consistent with the requirements of the Tree Protection Ordinance. 3. The proposed replacement trees will be a sufficient replacement for the trees to be removed and will continue the diversity of tree species found in the community. 4. The health of the Coast Live Oak tree and the structural integrity would be significantly compromised if constructed occurred around the tree due to the severity of root pruning and soil compaction required to facilitate development. 5. The Walnut trees have been determined to have structural decay according to an LS.A. Certified Arborist. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The retention of the Coast Live Oak tree and four Walnut trees restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly zoned and situated properties and the applicant has demonstrated, to the satisfaction of the Planning Commission, that there are no reasonable alternatives to preserve the trees. 2. The Coast Live Oak tree can potentially cause substantial damage to the proposed residential buildings and the applicant has demonstrated, to the satisfaction of the Planning Commission, that this potential damage cannot be controlled or remedied through reasonable relocation or modification of the structure or utility services. 3. The four Walnut trees are irreparably diseased and the applicant has demonstrated, to the satisfaction of the Planning Commission, that this cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices such that the public health and safety requires its removal. 4. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Attachment #4 CONDITIONS OF APPRO V AL FOR FILE NO. PLN2001-141 (TENTATIVE PARCEL MAP) SITE ADDRESS: APPLICANT: P.c. MEETING: 1274 Walnut Drive Omid Shakeri, on behalf of The Ridgecrest Group January 22, 2002 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 Plannine Division 1. Approved Permit: Approval is granted for a Tentative Parcel Map to create three lots. The Final Parcel Map shall substantially conform to the Tentative Parcel Map prepared by Kirkeby Engineering submitted on December 21, 2001. 2. Park Impact Fee: A park impact fee of $10,990 per unit, or the fee in effect at the time, is due upon development of the site. Credit in the amount of $10,990 will be given for the existing single-family residence. Prior to recordation of the Final Parcel Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 3. Property Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.) PUBLIC WORKS DEPARTMENT 4. Parcel Map: Prior to the issuance of any building permits for the project, the applicant shall submit a Parcel Map for recordation upon approval by the City. The current plan check fee is $1,215 plus $25 per parcel. 5. Preliminary Title Report: Prior to the recordation of the Parcel Map, the applicant shall provide a current Preliminary Title Report. 6. Public Service Easement: Upon recordation of the Final Parcel Map, the applicant shall grant a to-foot Public Service Easement on private property contiguous with the public right-of-way along Walnut Drive frontage. The applicant shall cause all documents to be Conditions of Approval- Planning Commission Meeting of January L2, 2002 PLN2001-141 -1274 Walnut Drive 2 prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 7. Monumentation for Parcel Map: Prior to the recordation of the Parcel Map, the applicant shall provide security for setting all monuments shown on the map. 8. Stonn Darin Area Fee: Prior to the recordation of the Parcel Map, the applicant shall pay the required storm drain area fee which is $2,000 per acre. 9. Demolition: Prior to the recordation of the Final Parcel Map, the applicant shall obtain a Demolition Permit from the Building Division to remove any nonconforming structures. Attachment #5 CONDITIONS OF APPROVAL FOR FILE NO. PLN2001-142 (SITE AND ARCHITECTURAL REVIEW PERMIT) SITE ADDRESS: APPLICANT: PoCo MEETING: 1274 Walnut Drive Omid Shakeri, on behalf of The Ridgecrest Group January 22,2002 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 Plannin2 Division 1. Approved Permit: Approval is granted for a Site and Architectural Review Permit to construct three new single-family homes on property located at 1274 Walnut Drive. The completed project shall substantially conform to the project plans and material/color samples submitted by Omid Shakeri, dated as submitted on January 7,2002. 2. Property Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. Any vacant existing structures shall be secured, by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.) 3. Parking and Driveways: All parking and driveway areas shall be developed in compliance with the standards in Chapter 21.50 of the Campbell Municipal Code. 4. Fences: Any existing or proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. 5. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division. 6. Building Elevations, Details, and Colors: The applicant shall submit detailed building elevations depicting architectural details. Detailed elevations shall be reviewed and approved by the Community Development Director prior to the issuance of building permits and shall include the following: Conditions of Approval- Plulming Commission Meeting of January L.2, 2002 PLN2001-142 -1274 Walnut Drive 2 a) Provision of building elevations and details illustrating architectural features such as porches and railings, window boxes, shutters, or stone veneers. b) Provide variation in the roof materials throughout the project. Composition roof materials shall be 40-year quality or higher. Submit brochures or roof samples of the color and material of the proposed roofing. c) Windows shall have significant insets to create shadow lines and shall be detailed with trim and sill details. The applicant shall submit elevations with window schedules depicting high quality windows. d) Garage doors shall have automatic opening devices and shall have decorative features such as windows and panels. e) The driveways, walkways, and porches shall use decorative pavement treatments such as banding, colored concrete, brick courses, or other alternative pavement enhancements. f) Architectural details shall be carried throughout all four elevations of the homes. 7. Landscape and Irrigation Plan: The applicant shall submit four sets of landscape and irrigation plans indicating type and size of plant material including trees, shrubs, ground cover, planting details, and automatic irrigation system to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permit and shall include: a) Five 24-inch box replacement trees for the protected trees removed. b) A combination of trees, shrubs, and groundcover to effectively landscape the front yard and side yard areas. c) The seven required trees on each lot (existing trees may be included.) d) Landscape and irrigation plans shall be consistent with the City's Water Efficient Landscaping Standards (WELS.) Buildin2 Division 8. Permits Required: A building permit application shall be required for each proposed new structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 9. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. Each detached structure shall be submitted separately. 10. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 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. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with Conditions of Approval- P.<dll1ing Commission Meeting of January .Û, 2002 PLN2001-142 - 1274 Walnut Drive 3 the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 13. 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. 14. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared a) according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: b) pad elevation c) finish floor elevation (first floor) d) foundation comer locations 15. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF- lR shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as well. 16. 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. 17. Water Pollution Prevention: 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) Bay Area Air Quality Management District (Demolitions Only) d) School District: · Campbell Union School District (378-3405) · Campbell Union High School District (371-0960) · Moreland School District (379-1370) · 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. Conditions of Approval- PluMing Commission Meeting of January L.l, 2002 PLN2001-142 -1274 Walnut Drive 4 19. Water Pollution Prevention: 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. PUBLIC WORKS DEPARTMENT 20. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a Street Improvement Agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The fee for a non-utility encroachment permit application is currently $255.00. The plans shall include the following: a) Installation of storm drain improvements on Walnut Drive as determined by the City Engineer. b) Construction of conforms to existing public and private improvements, as necessary. 21. Work in the Public Right-of-Way: Prior to doing any work in the public Right-of-Way, the applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post security, and provide insurance. 22. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of-way line. 23. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 24. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 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 compames. 25. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets, which have been resurfaced within the previous 5 years, will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 26. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. Conditions of Approval- Pldllning Commission Meeting of January L2, 2002 PLN2001-142 -1274 Walnut Drive 5 27. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. The City will provide the applicant with information to assist in complying with this Condition of Approval. The primary objective is to improve the quality and reduce the quantity of storm water runoff to the Bay. Attachment #6 CONDITIONS OF APPROVAL FOR FILE NO. PLN2002-1 (TREE REMOVAL PERMIT) SITE ADDRESS: APPLICANT: P.c. MEETING: 1274 Walnut Drive Omid Shakeri, on behalf of The Ridgecrest Group January 22, 2002 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 Plannin2: Division 1. Approved Permit: Approval is granted for a Tree Removal Permit to allow the removal of five trees on property located at 1274 Walnut Drive. This permit shall only be valid in conjunction with an approved Site and Architectural Review Permit (PLN 2001-142.) 2. Replacement Trees: Five 24-inch box size trees shall be required as a replacement for the five trees to be removed. The location and species of these trees shall be shown on the detailed landscape and irrigation plans that shall be submitted to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The proposed replacement trees shall continue the diversity of tree species found in the community and shall be a species listed in the City's Water Efficient Landscaping Standards (WELS.) 01/15/2802 1::13 ..082552..21 SARATOGA TREE SERIJIe ATTACHMENT #9 Saratoga Tree Service 13745 Skyline Blvd. Los Gatos, CA 95033 1-13-02 Omid Shakcra Ridgecrest Group 3131 S Bascom, Ste. 110 Campbcll, CA 95008 Re. 1274 Walnut Ave A sIte inspectJon was performed at the above location to detennine the condition of several trees. To the left of the driveway are two Black Walnut trees. These are old orchard trees that were grafted for nut producTIon. As is common with many old orchard trees, these are both showing signs of decay In the grafted sections. There is also significant internal decay in one of these trees. Facing the front of the house, on the tà.r left side of the property is another Black Walnut tree. ThlS is showmg similar problems as the above mentioned two trees. None of these three walnuts arc major trees in age or stature and are not of any heritage tree status. Adjacent to the single Walnut is a Coast Live Oak. This tree has a diameter of about 16 inches (D.S.H.). This tree does not show any problems associated with decay or dieback. The tree does have an imbalance due to the location of the adjacent tree. Respectfully submitted ~-:)g Blair Glenn 1.5 A Certified AroorÍst #654 of{ . CA-'I1 . ,0<9 ~ ~ _ r"" U r" .- -'- 1- '-. "" ,,' O'?CH p.. v..\J' ------------- CITY OF CAMPBELL Community Development Department - Current Planning April 12, 2002 NOTICE OF PUBLIC HEARING Notice is hereby given that the Planning Commission of the City of Campbell has set the time of 7:30 p.m., or shortly thereafter, on Tuesday, April 23, 2002, in the City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the application of Mr. Omid Shakeri, on behalf of the Ridgecrest Group, for a Tentative Parcel Map (PLN2001- 141) to allow the creation of three lots, a Site and Architectural Review Permit (PLN200l-142) to allow the construction of three new single-family residences and a Tree Removal Permit (PLN2002-01) to allow the removal of four Walnut trees, ranging in size from 12 inches to 17 inches in diameter, on property owned by Mr. Fred Nourzad located at 1274 Walnut Drive in an R-I-lO (Single Family Residential) Zoning District. This project is Categorically Exempt. Interested persons may appear and be heard at this hearing. Please be advised that if you challenge the nature of the above project in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this Notice, or in written correspondence delivered to the City of Campbell Planning Commission at, or prior to, the Public Hearing. Questions may be addressed to the Community Development Department at (408) 866-2140. Decisions of the Planning Commission may be appealed to the City Council. Appeals must be submitted to the City Clerk in writing within 10 calendar days of an action by the Commission. In compliance with the Americans with Disabilities Act, listening assistive devices are available for all meetings held in the Council Chambers. If you require accommodation, please contact the Community Development Department at (408) 866-2140, at least one week in advance of the meeting. PLANNING COMMISSION CITY OF CAMPBELL SHARON FIERRO SECRETARY PLEASE NOTE: When calling about this Notice, please refer to File No. PLN2001-141/142 & PLN2002-01 Address: 1274 Walnut Drive 70 North First Street· Campbell, California 95008-1436 . TEL 408.866.2140 . lAX 408.866.8381 . TDO 408.866.2790 d . CAtt¡,o ~. <9 !:: ~ v r- A '", O'?CH ~R<J -- ------.-----.-.-.....- ----- - CITY OF CAM.PBELL Community Development Department - Current Planning April 2, 2002 Re: PLN2001-141/142 & PLN2002-01 - 1274 Walnut Drive Dear Applicant: Please be advised that the above-referenced application has been scheduled for the following meetings: Site and Architectural Review Committee Meeting Date: Tuesday, April 9, 2002 Time: 7:00 p.m. Location: Planning Conference Room, City Hall, 70 N. First Street, Campbell Planning Commission Meeting Date: Tuesday, April 23, 2002 Time: 7:30 p.m. Location: City Hall Council Chambers, 70 N. First Street, Campbell Should you have any questions or comments, please do not hesitate to contact me at (408) 866- 2140. Sincerely, , , It¿f-{úuLL( {¿)lU...J.L~ Stephanie Willsey Planner I cc: Omid Shakeri/The Ridgecrest Group (Applicant) 3131 S. Bascom Avenue, Suite 110 Campbell, CA 95008 Marvin Kirkeby (Engineer) 3249 Stevens Creek Blvd., #101 San Jose, CA 95117 Fred Nourzad (Property Owner) 3131 S. Bascom Avenue, Suite 110 Campbell, CA 95008 Memarie Assoc., Inc. (Designer) 12202 Saratoga-Sunnyvale Rd, #D Saratoga, CA 95070 ;"0 :\orth FIrst Street Campbell. Ca¡tortlla 95008-1436 :11. 408 8ö6 '2140 f.\X 408 866 8381 rrJlJ 408,866.'2790 é . The ..Ridgecrest Group A. Real ~~CoiIIIpUII' Date February 14, 2002 To: Stephanie Willsey, Planner, City of Campbell From: John Maesumi Ref: PLN 2001-141 & PLN 2001-42 Please, continue our application for site and architectural review and parcel map until we revise our plans. If you have any questions, please feel free to call me at 408-666-1881. Sincerel Yours, John Maesumi 3131 S. Bascom Ave., Ste 110, Campbell, CA. 95008 Tel: (408) 369-6800, Fax: (408) 369-6810 t . d ess:so 20 S2 qa.::l .J....~O <i ..CA. -1?,o<5' /0... . {<' - r"" V ,r- . . . .- .>. 1- '-. "" ,,' . 0 . RCH AI'-l> CITY OF CAMPBELL Community Development Department - Current Planning February 13,2002 Mr. Omid Shakeri The Ridgecrest Group 3131 S. Bascom Ave.-STE 110 Campbell, CA 95008 Re: PLN2001-141, -142, & PLN2002-1 1274 Walnut Drive Dear Mr. Shakeri: Thank you for working with Staff to revise the plans as requested by the Planning Commission at the meeting of January 22, 2002. The revisions that have followed the meeting have not addressed all the design concerns that the Planning Commission expressed. I have summarized the outstanding issues that need to be incorporated on the revised plans: 1. The primary concern is the similarity in design and massing of the three homes. The San Tomas Neighborhood Plan (ST ANP) requires significant varied exterior elevations of new homes proposed next to each other. Significant varied exterior variations means substantial changes in the shape, mass, roofline, and architectural elements. Achieving these design requirements on three adjacent homes using the identical floor plans cannot be accomplished. Another floor plan needs be introduced to achieve the design variation as required by the ST ANP. 2. The design of the homes should be a partial two-story design or one and a half story design with dormers. 3. The driveways for the side loading garages need to be located adjacent to the existing neighbors property line to provide privacy. 4. Two of the homes should have wood siding. If you have any questions please do not hesitate to contact me at (408) 866-2143 or via email at stephaniew@ci.campbell.ca.us. Sincerely, s~~ Project Planner cc: Geoff Bradley, Senior Planner Memarie Associates Inc., 12201 Saratoga-Sunnyvale Rd.-STE D, Saratoga, CA 95070 70 North F,rst Street Campbell, California 95008-1436 TEL 408.866.2140 . F·\X 408.866.8381 TDO 408.866.27QO Audrey & Perry Kiehtreiber ·l~()9",~ri~f[)rìv~. . . CäJnPÞCi)i,;:CA\~5()Ü8" M>glß~+t~.n:i'Pnone, 498.61i~4"~94C~1l ' 408.318"7798f~ ' 2/5/02 To: Stephanie Willsey Fax: 871-5140 Hi Stephanie,. Here are the notes from the neighborhood meeting. I look forward to meeting with Sharon and Jeff Wednesday night. Just so you all know, this ends my role as an STNA representative in this matter, 1 am noW able to be "just another neighbor" in the area. The STNA representative to the Planning Commission is Ms. Meg Stein, (408) 871-2606, and she will also be at our meeting Wednesday night at 7:30pm in Sharon's office. Yours sincerely, Audrey Kiehtreiber 10 391;1d 39~N-' 11;1 S::.HNA8 85LL8LE80Þ 16:61 6006/S0/60 San Tomas Neighborhood Association 2/4/02 Attachment: Audrey & Perry Kiehtreiber 1509 Walnut Drive Campbell, CA 95008 Hm: 408-866-1411 Wk: 408-974-6031 house@cynic.org Bill & Laurie Woodfill 550 Chapman Campbell, CA 95008 Hm: 408-378-5886 Analise & Bill Wrightson 570 Walnut Drive Campbell, CA 95008 Hm: 408-378-1735 wrightson2000@yahoo.com David & Maureen Brady (did not attend) 1360 Walnut Drive Campbell. CA 95008 Hm: 408-866-1101 dbpromo1 @aol.com Craig Simmons (did not attend) 1305 Walnut Drive Campbell. CA 95008 Hm: 408-370-2959 EØ 391:1d 39~l:1l 11:1 S:JINA:J Audrey Kichtreiber Newsletter Editor 1509 Walnut Drive Campbell, CA 95008-6838 (408) 866-1411 phone (408) 378-7798 fax (408) 691-4194 cell audrey@stna.campbell.ca.us Mitchell & Julie Stermer 1 312 Walnut Drive Campbell. CA 95008 H m: 408-378-3412 Hal & Joanne Carrol 1395 Walnut Drive Campbell, CA 95008 Hm: 408-370-3142 hal@mysonic.oom Cricket & George Baker 635 Chapman Campbell, CA 95008 Hm: 408-378-6400 Lisa Hereford 1295 Walnut Drive Campbell. CA 95008 408-866-5475 Carmel Hereford 1295 Walnut Drive Campbell. CA 95008 408-866-5475 86LL8LE80Þ 1l:l1 l00l/~0/l0 Audrey Kiehtreiber Newsletter Editor 1509 Walnut Ori ye Campbell, CA 95008-6838 San Tomas (408) 866-1411 phone Neighborhood (408) 378-7798 fax . _ (408) 691-4194 cell Association audrey@stna.campbell.ca.us 2/4/02 Walnut Area Community Meeting February 2,2002 All the neighbors expressed their very sincere appreciation to Ms. Sharon Fierro and Mr. Omid Shakeri for their willingness to work with us. We feel that this will allow developers such as Mr. Shakeri to build more aesthetically pleasing houses which will fit better into the neIghborhood, and which wí1l also sell well. Purpose: To discuss ways that the Ridgecrest development at 1274 Walnut Drive may be improved to beller fit in with the overall design of the existing community and its immediate neighbors. This is a strategy meeting in preparation for a meeting between the developer. Mr. Onúd Shakeri and the community which will be set up by Ms. Sharon Fierro of the City of Campbell planning department. Here is a graphic representation of the three homes with number assignments in order to make it clear which home we are referring to when making our reconunendations Conceptual Ideas! 2 1 o o D 2 car garage in front Walnut Drive 2 car garage in front 25' front setback This is the house closest to Stenner home. Increase lot size, 2 car garage OR detached garage in rear (as shown in other drawing). Increase side setbacks to IS" on side facing Mitchell home. Extend length of house to retain FAR and square footage. Make a PARTw... second story. 35'frünr serhack 30' front setback Existing home design, 2 car garage. Make this middle house horizontal siding so as to minimize the "square" look so often found with stucco. This is the middle house, the one with the pool. Þ0 39\;;1d 39~\;;1l 1\;;1 S:JINA:J 86LL8L£80Þ 1l:l1 l00l/S0/l0 Issues and Community Recommendations Number of houses: The community agrees Ùlat dividing the property into 3 lots in order to build one home per lot is fine. UlÙqueness: This remains a primary concern of Ùle community, and most of Ùle other recommendations are inrended (Q help preserve Û1t~ uniqueness of the neighborhood and keep it from looking like an area full of traCt homes and cookie cutter style developments. · We request that the lots be varied in sizc, with thc lot next to the Stenner home being large enough to allow for a 15" side setback on the side closest to the Stenner home. · Vary the home styles and colors of the proposed homes. · We agree that building two of the homes with horizontal siding, and one with stucco facade .. ,J bri'IV....-? is acceptable. The middle house, with the pool, which would present the largest front vicw {jfJU' should NOT be stuccO, we request horizontal siding. · Massive overall look is a concern. Build homes that are not quite as wide. and increase fA r.l>fZl depth instead to provide the desired space. These are large deep lots, the houses can have þr ~ larger setbacks and still retain their FAR. Front Setbacks: Stagger Ùle house setbacks as shown in the drawing. House #1 - 25' setback House #2 - 30' setback House #3 - 35' setback ~e setbacks: Increase side setbacks if possible to give neighbors more privacy. House #1 - 15' setback on side closest to Stenner home vi:rages Attached: Garages should be 2 car if attached to the home. v 6arages Detached: If 3 car garages are desired, then the community recommends building rhem as detached garages to the rear. The community also suggests that if a 3 car detached garage is desired that a drive through carport be built as part of the main house. This will allow for a smaller front to the house, but still provide support for a second story, as well as additional front parking for the home owner. This design also firs in better with other homes in the area which also have carports and detached garages. ~ty Lines: Request that all neW development be required to bury utility lines such as power and cable. Landscaping Front: Landscaping for the front should include at lease one evergreen variety of tree in order to better fit in with other homes in the surrounding area. Recommended trees include: ~COMMENDED Redwood Douglas fir Citrus - such as lemon, orange, grapefruit Pepper Nutmeg --Jræwlo1l1Oh' (i l'rt í pj,¡}I Landscaping Back: Landscaping for the back shoul~e completed with at least a sod coverage and some additional ~s. We prefer to not leave the back yards undone. ---=- ==: J '6 \' Special Tree's: We request that the Id oak bordering the Stenner property be saved. ~ NOT RECOMMENDED (Hated) vþrivots acacias S0 39\3d 39;j\3l 1\3 S8INA8 86LL8LE80Þ 1G:G1 G00G/S0/G0 San Tomas Neighborhood Association Audrey Kiehtreiber Newsletter Editor 1509 Walnut Drive Campbell, CA 95008-6838 (408) 866-1411 phone (408) 378-7798 fax (408) 691-4194 cell audrey@cynic.org Ms. Sharon Fierro Community Development Director 70 N. First Street Campbell, CA 95008 Wk: 408-866-2140 1/24/02 RECEIVED .f i: }¡ U.,< ';1 .... 8 >'-j ./ CITY OF '" PLANNltG'AMP8ELL D£PT. Dear Ms. Fierro, As a result of the Planning Commission meeting of 1/22/2002 I was asked to facilitate communication between the Campbell Planning Department and the local residents of the area surrounding the proposed Ridgecrest Development at 1274 Walnut Drive. Attached is a list of those residents who have expressed a desire to meet with the Campbell Planning department and Mr. amid Shakeri, the developer. I will arrange for a community meeting to take place no later than February 5th, after which time you may wish to arrange for the meeting with yourself and Mr. Shakeri. I would like to thank you, Mr. Shakeri and the Planning Commission for working with the community on this matter. Yours sincerely, A f,< ~rS~eiber cc: Residents, Mr. Omid Shakeri Attachement: Resident List San Tomas Neighborhood Association 1/24/02 Attachment: Audrey & Perry Kiehtreiber 1509 Walnut Drive Campbell, CA 95008 Hm: 408-866-1411 Wk: 408-974-6031 house@cynic.org Bill & Laurie Woodfill 550 Chapman Campbell, CA 95008 Hm: 408-378-5886 Analise & Bill Wrightson 570 Walnut Drive Campbell, CA 95008 Hm: 408-378-1735 wrightson2000@yahoo.com David & Maureen Brady 1360 Walnut Drive Campbell, CA 95008 Hm: 408-866-1101 dbpromo1 @aol.com Craig Simmons 1305 Walnut Drive Campbell, CA 95008 Hm: 408-370-2959 Audrey Kiehtreiber Newsletter Editor 1509 Walnut Drive Campbell, CA 95008-6838 (408) 866-1411 phone (408) 378-7798 fax (408) 691-4194 cell audrey@cynic.org Mitchel & Julie Stermer 1312 Walnut Drive Campbell, CA 95008 Hm: 408-378-3412 Hal & Joanne Carrol 1395 Walnut Drive Campbell, CA 95008 Hm: 408-370-3142 hal@mysonic.com Cricket & George Baker 635 Chapman Campbell, CA 95008 Hm: 408-378-6400 Lisa Hereford 1295 Walnut Drive Campbell, CA 95008 Carmel Hereford 1295 Walnut Drive Campbell, CA 95008 Good Evening, My name is Mitchell Stermer. I live at 1312 Walnut Dr., Campbell Ca., adjacent to the property that is before you for review. I have lived at this address since 1988. I have a wife and son. My son attends Campbell Union Schools. I want to thank the San Tomas Neighbor Associations for providing flyer to my neighbors. I was fortunate enough to receive notice of this project from the city, but most of the resident in my area where informed by the San Tomas Neighbor Association. The streets in the San Tomas area, where I live, can best be described as modest. It is one ofthe few areas left in the valley that has a rural feel. Most homes are over 30 years olds, single story ranch style, with 2 car garages on the street or larger garages in the back of the lot. There are very few two-story homes. Because ofthe types of homes and sizes of the lots, the residents enjoy a great deal of privacy. I have several concerns with the project proposed by The Ridgecrest Group. I have spoken with Mr. Shakeri. He was kind enough to come to my home with the plans of the houses he proposes to build. I spent more than an hour with him and I discussed several of my concerns with him. Most of what I want to talk about I have discussed with him. There are a few items I will speak about that I did not talk to Mr. Shakeri about. Not because I wanted to surprise him, but because I just did not think of them at the time. I. Removal of trees I have an issue with one tree he would like to remove. It is an oak tree next to my property. A large portion of the tree (almost half) hangs over my property. It provides a great deal of privacy, especially if a two-story home is built next to my property. The builder has proposed planting a smaller tree. There is a large Walnut tree in the South East part of the property that I very beautiful. I know this tree is not on the list of trees to be removed, but I just wanted to make my wishes known to protect this tree. II. Proposed size of homes I am concerned that a 3500 sq. ft home would dwarf the current homes on the street. A 3500 sq ft is approximately twice the size of my home. III Look I am concerned that the 3 car garages facing the street would significantly change the character of the street. There is a relatively new home on the corner of Walnut and Chapman. The side of the home that faces Walnut and it neighbors has a ranch feel, The Chapman side does not face any home direct entry way. That is the side that has the garages. I would prefer that the homes built be single story residents. In the past few days I have taken several walks in my neighbor. I have found only 3 two-story homes within three blocks of my home. The proposed three new two-story homes double that number and significantly change the look of Walnut Dr. IV. Uniqueness The San Tomas area is make up of unique homes. There are no two homes in the area that are identical. This feature enriches he neighborhood. The propose homes are basically 3 identically houses, two in wood and one in stucco. The proposed new houses will have the effect of building "track homes" in this unique area. V. Set back The builder told me, that the new homes were going to have a 35 ft. setback. This is much further back than my home. I would like to reduce the differences in the setback between my home and any new homes built to within 5 ft. VI. Fence I am concerned about my privacy. I have a pool in by back yard. Because of the layout of 1274 Walnut Dr. privacy has never be an issue. When a home is built adjacent to my home, I would like a six-foot fence with a one-foot lattice. Another proposal would be to have a fence that is the same height of the fence that separates the properties on Walnut Dr. with the commercial property facing Winchester Ave, (P-COM). I would like the fence to be at least six feet with the lattice on my side ofthe property. VII. Power lines. Since new homes are going in, I would like to see the builder put power, telephone, and cable line underground. VIII. Construction time. I do not know what limits, times are allowed in Campbell. I would like to reduce the time construction is underway while I am at home in the evenings and have no constructions on weekends. IX. Street I would like to see the current look of the street remain, no curbs, gutters or sidewalks. ~~'__~"_~'_''''''''''_''~"''''''''_~~~~_'__'"_'''""_''"~''''~'_'__',,_____.H_".._...__._~~~_______._'~·_____'_· X. Landscaping I was told that only the front ofthe homes would be landscaped. I would like to see the property completely landscaped before anyone could occupy the homes. I understand that this may not be completely possible. I would like some time limits to be put on the new owner to begin landscaping. XI. Frontage What is the minimal lot width that 1274 Walnut Dr. can be divided? I have been aware of the possibility of homes being built next to mine since I purchased it. I would like the charm, character, and uniqueness of this rural area remain. This is what the San Tomas Neighbor Association has strived to do for so any years. Knowing that some type of homes is going to be built, I have bought some examples of two-story homes in the San Tomas area, close to my home. 550 Chapman 1391 Stevens Ct. 645 Chapman 1511 Theresa Ave. 1069 Audrey If two-story homes have to be built, I believe that the homes, I have shown you, better represent two-story homes that fit the characteristics of my neighborhood. In closing, I would like to say that I have a long-term commitment to this neighborhood. The homes I have shown you were updated or built by people who live in the area. Each of these homes is unique. The three houses before you are basically the same home, almost identical, track homes. The group who propose to build these homes will not be living in them. They are speculating that they can provide what they think will sell. Their concerns are with building homes for profit. When the houses are built, I will be there and so will my neighbors. We will have to live with these new homes and there impact on our neighborhood. Please reject the propose plan before. Consider single story homes, smaller two-story homes or second story homes that have minimal impact on the current residents. Consider detached garages in the back of the lot or limit them to a two car garages. Work with the builder to provide homes that we can be proud to add and welcome to your neighborhood. Thank you 01/15/2002 12:13 4082552421 SARATOGA TREE SERVIC Saratoga Tree Service 13745 Skyline Blvd. Los Gatos, CA 95033 I ~ 13-02 Omid Shakera Ridgecrest Group 3131 S Bascom, Ste. 110 Campbell, CA 95008 Re: J 274 Walnut Ave A site inspection was perfonned at tbe above location to detennine tbe condition of several trees. To the left ofthe driveway are two Black Walnut trees. These are old orchard trees that were grafted for nut production. As Ìs common with many old orchard trees, these are both showing signs of decay in the grafted sections. There is also significant internal decay in one of these trees. Facing the front ofthe house, on the far left side of the property is another Black Walnut tree. This is showing similar problems as the above mentioned two trees. None of these three walnuts are major trees in age or stature and are not of any heritage tree status. Adjacent to the single Walnut is a Coast Live Oak. This tree has a diameter of about 16 inches (D.ß.H.). This tree does not show any problems associated with decay or dieback. The tree does have an imbalance due to the location of the adjacent tree. Respectfully submitted ~)~ Blair Glenn I.S.A Certified Arborist #654 ·-"~ of{ . CA-1? . /)<9 Ç: ~ -.. ' {'"'"' U r" ,~ .- -'- 1- '-. "" ,,' aRc H" 1'-1> ..-------------- -------- CITY OF CAMPBELL Community Development Department - Currènt Planning January 11, 2002 NOTICE OF PUBLIC HEARING Notice is hereby given that the Planning Commission of the City of Campbell has set the time of 7:30 p.m., or shortly thereafter, on Tuesday, January 22, 2002, in the City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the application of Mr. Omid Shakeri, on behalf of the Ridgecrest Group, for a Tentative Parcel Map (PLN2001-141) to allow the creation of three lots, a Site and Architectural Review Permit (PLN2001-142) to allow the construction of three new single-family residences and a Tree Removal Permit (PLN2002-001) to allow the removal of five trees on property located at 1274 Walnut Drive in an R-l-lO (Single Family Residential) Zoning District. This project is Categorically Exempt. Interested persons may appear and be heard at this hearing. Please be advised that if you challenge the nature of the above project in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this Notice, or in written correspondence delivered to the City of Campbell Planning Commission at, or prior to, the Public Hearing. Questions may be addressed to the Community Development Department at (408) 866-2140. Decisions of the Planning Commission may be appealed to the City Council. Appeals must be submitted to the City Clerk in writing within 10 calendar days of an action by the Commission. In compliance with the Americans with Disabilities Act, listening assistive devices are available for all meetings held in the Council Chambers. If you require accommodation, please contact the Community Development Department at (408) 866-2140, at least one week in advance of the meeting. PLANNING COMMISSION CITY OF CAMPBELL SHARON FIERRO SECRETARY PLEASE NOTE: When calling about this Notice, please refer to File No. PLN2001-141/142 & PLN2002-001 Address: 1274 Walnut Drive 70 North First Street· Campbell, California 95008-1436 . TEL 408.866.2 40 . FAX 408.866.8381 . Tim 408.866.2790 ~~O<i. CA-11,òð ~ ~ U t"'" o 0 .- ... -s.~ .t' . (. O~CH"..Q· Public Notice Trees to be Removed Site Address: 1274 Walnut Drive Tree Removal Permit Application (PLN2002-1) in conjunction with a Tentative Parcel Map (PLN2001-141) and Site and Architectural Review Permit (PLN2001-142) THE PROPERTY OWNER OR DEVELOPER IS REQUESTING APPROVAL TO REMOVE TREES MARKED WITH FLOURESCENT TAPE ON THIS SITE. This tree removal request is subject to a public hearing at the date, location, and time noted below. All interested persons may comment on the proposed removals in writing or at the public meeting. Appeals may be made in writing and the current appeal fee paid to the City Clerk's Office ten (10) days following the decision of the Planning Commission. DATE OF POSTING: Januarv 7.. 2002 DATE/TIME/LOCATION OF HEARING: Januarv 22.. 2002 (ii) 7:30 p.m. in the City Council Chambers of City Hall.. 70 N. First Street.. Campbell.. CA 95008. IF YOU HAVE QUESTIONS OR COMMENTS, PLEASE CALL THE CAMPBELL PLANNING DEPARTMENT AT (408) 866-2140. o<i . CA-1? . Þô> 2: «' ...... r"" U r .- -'- 1- '-. "" ,,' °RCH" 1'-1>' ----------------- CITY OF CAMPBELL Community Development Department - Current Planning January 3, 2002 Re: PLN200l-l41/142 - 1274 Walnut Drive - Tentative Parcel Map and Site and Architectural Review Permit Dear Applicant: Please be advised that the above-referenced application has been scheduled for the following meeting(s): Site and Architectural Review Committee Meeting Date: Tuesday, January 8, 2002 Time: 6:50 p.m. Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell Planning Commission Meeting Date: Tuesday, January 22,2002 Time: 7:30 p.m. Location: City Hall Council Chambers, 70 N. First Street, Campbell Should you have any questions or comments, please do not hesitate to contact me at (408) 866- 2140. Sincerely, ~~Lu~ Stephanie Willsey Planner I cc: Omid Shakeri (Applicant) The Ridgecrest Group 3131 S. Bascom Avenue-STE 110 Campbell, CA 95008 Reza Norouzi Memarie Associates Inc. (Architect) 12201 Saratoga-Sunnyvale Road-STE D Saratoga, CA 95070 70 North First Street· Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . 11m 408.866.2790 of{ . CA-1? . ,oô> .ò.. .. ;J","~~~ (' è;~~;~!~~ ~ " ./ f - ~ .t:JILD.,:J<:....--...... "" ,,' 0- . 1';(" H f>.., \,-0 ---- --_._~_._..---- -----_..----------- CITY Of CAM.PBELL Community Dçvelopment Departmçnt - Currçnt Planning December 18,2001 Mr. Omid Shakeri The Ridgecrest Group 3131 S. Bascom Ave.-STE 110 Campbell, CA 95008 RE: PLN2001-141 & PLN2001-142 1274 Walnut Drive Dear Mr. Shakeri: The Planning Division has reviewed your applications for a Tentative Parcel Map and Site and Architectural Review for property at 1274 Walnut Drive. Your application has been deemed incomplete. The following additional information and details are needed in order to deem your application complete. Tentative Parcel Map Indicate the folowing on the Tentative Parcel Map: 1. Adjacent properties and names of adjoining property owners. 2. The name and address of the current property owner. 3. A section of the existing street as there are no planned improvements for Walnut Drive. 4. Existing General Plan designation of the property. 5. The previous subdivisions for this property. Site and Architectural Review Package I. Preliminary Grading and Drainage Plan. ') Grant Deed. 3. 15 sets of reduced 11 x 17 colored elevations of the street view. 4. Sample Board and Photos - Building materials, paint colors, and photographs of the subject site and sUlTounding properties. 5. Preliminary Landscape Plan - All new development is required to have one tree per each 2,000 square feet of net lot area. All landscaping should also comply with Campbell's Water Efficient Landscape Guidelines (enclosed). 6. Site Plan - The following information needs to be included on the site plan: a. The variety of the existing Walnut trees. b. Bottle-neck down the driveways to a maximum width of 20 feet at the right-of- -.- -_._------~ .~ ._-----~-_._--_.__._._. ---------~------ -- '~" '~;'. r"r'::~ ~:[(\:c, (~~~!i!'.:~rn¡~; C~';;{)O.ojj ~3ti i"::t 40S.\~{;6 '2l-~O F\,\ ·iOSjÖÒ 83q 1 '-j'¡D 40S rjt,6.2790 PLN2001-141 & PLN2C ,42 1274 Walnut Drive Page 2 oU ...............................................--....................................................................-...................................................................................................... ........................................................................ way and show a decorative paving treatment. c. Show the first floor footprint and the line of the second floor. d. The minimum setbacks are not provided. At least one side shall be the greater of 10 feet or 60% of the wall height. The other side shall be the greater of 8 feet or 60% of the wall height. Enclosed, please find a handout that demonstrates how we measure wall height for the purpose of calculating setbacks. e. Fireplaces may encroach a maximum of 18 inches into the required setback area. f. Include the covered porches in the lot coverage calculation. g. Provide a 30-foot front setback in order to match the predominant established block pattern. 7. Elevations - The following information needs to be included on the elevations: a. Height of all buildings to roof peak. b. The massing of the second story continues to be a concern. Staff recommends that you investigate alternatives to the clear story. By eliminating the clear story and setting in the second story from the side elevation, the perceived mass of the second story will be reduced without compromising usable floor area. Architecture - Parcel One 1. Change the exterior building material to wood siding. 2. Remove the river rock from the column bases. 3. Center the second floor window on the right side of the front elevation. 4. Remove the shutters and planter boxes from all elevations. Replace with wood trim and window sills on all windows. Architecture - Parcel Two 1. Remove the shutters from all elevations. Replace with a broad wood trim and window sills around all windows. 2. Carry the stone veneer to the fireplace on the left elevation and to the door on the right elevation. 3. Reduce the height of the clear story window to a single-story window. 4. Center the second floor window on the right side of the front elevation. Architecture - Parcel Three 1. Center the second floor window on the left front elevation. 2. Provide a decorative garage door. PLN2001-141 & PLN20 42 1274 Walnut Drive Page 3 of3 ........................................................................ ................................................-................................................................................ .......................................................................................... If you have any questions please do not hesitate to contact me at (408) 866-2143 or via email atstephaniew~ci.campbell.ca.us. Sincerely, s~w~ Planner I encl: Water Efficient Landscape Guidelines Calculating Wall Height Handout cc: GeoffBradley, Senior Planner Memarie Associates Inc., 12201 Saratoga-Sunnyvale Rd.-STE D, Saratoga, CA 95070 of{· CA-1?þ ~. ¢' !::: ç. u .- J .- -'- 1- '-. "" ,,' °RCH A. \to· ------.----------- CITY OF CAMPBELL Community Development Department - Current Planning December 10, 2001 Referral Agencies Re: PLN2001-141 and PLN2001-142 1274 Walnut Drive, Campbell APN: 406-21-018 Dear Referral Agency: The Community Development Department has received the above referenced Tentative Parcel Map proposing a three-lot subdivision. Please forward any comments to the Planning Division by December 31, 2001. If you should have any questions regarding this referral, please do not hesitate to contact the undersigned at (408) 866-2143 Sincerely, JhIu~ ~ Stephanie Willsey Planner I end: Tentative Parcel Map dist: Santa Clara County Health Department United States Post Office Campbell Union School District PG&E Pacific Bell Santa Clara Valley Water District San Jose Water Company W est Valley Sanitation District Valley Transportation Agency Green Valley Disposal TCI 70 North First Street Campbell, California 95008-1436 TEL 408.866.2140 . FAX 408.866.8381 . IUD 408.866.2790