PD Permit/Parcel Map - 2001July 19,2002
Mark Snow
Mark H. Snow Associated
96 San Jose Avenue
San Jose, CA 95125
Subject: Building Plan Check Comments for BLD 2002-474
154 Sunnyside Avenue- New Single-family Residence
Dear Mr. Snow,
The Planning Division has reviewed your Building Permit application for the construction of
a new single-family residence at 158 Sunnyside Avenue. This project was approved under
Planned Development Permit No. PLN2001-125. The plans cannot be approved at this time
because the following Conditions of Approval of the Planned Development Permit for this
project have not been met:
2. Landscaping: The applicant shall submit four sets of detailed landscape and irrigation
plans prepared by a registered Landscape Architect to the Planning Division, prior to
the issuance of building permits, for review and approval by the Community
Development Director for compliance with all applicable conditions of approval,
ordinances, laws and regulations.
a. Landscape and irrigation plans shall be consistent with the City's Water Efficient
Landscaping Standards (WELS).
b. All trees (except replacement trees) shall be 15-gallon size and all shrubs shall be
a minimum 5-gallon size.
c. Landscaping plan shall include a combination of trees, shrubs and ground cover to
provide a traditional residential landscape concept. Plantings shall be installed
along the proposed driveway and to be provided in all private yard spaces to
ensure privacy and screening to adjacent uses.
d. Four (4) 24-inch box trees shall be required as a replacement for the black walnut
tree that was removed without a Tree Removal Permit.
3. Parking and Driveways:
a. Parking and driveway areas shall be developed in compliance with Chapter 21.50
of the Campbell Municipal Code.
Building Plan Check Con ,nts for BLD 2002-47
Page 2 of2
July 19, 2002
b. The applicant shall provide bomanite or other decorative paving for the full length
of the driveway and uncovered parking spaces. The pavement design shall be
reviewed and approved by the Community Development Director prior to issuance
of building permits for the project.
8. On-site lighting: On-site lighting shall be shielded away from adjacent properties
and directed on site. The design and type of lighting fixtures and lighting intensity of
any proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director prior to installation of the lighting for compliance
with all applicable conditions of approval, ordinances, laws and regulations.
Lighting fixtures shall be of a decorative design to be compatible with the residential
development and shall incorporate energy saving features.
Please do not hesitate to contact me at (408) 866-2193 if you have any questions about these
building permit plan check comments.
Sincerely,
þ.v\c.o ~~1L
Darcy Smith
Planner II
Cc: Geoff I. Bradley, Senior Planner
Frank Mills, Senior Building Inspector
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May 23, 2002
CITY OF CAMPBELL
City Clerk's Office
Ms. Shirley L. Levitt
P.O. Box 53785
San Jose, CA 95153
Dear Ms. Levitt:
At its regular meeting of May 21, 2002, the Campbell City Council held a public hearing to
consider your application for a Planned Development Permit to allow the construction of a new
single-family residence, a Tentative Parcel Map to create two lots, and a Tree Removal Permit
on property located at 154 Sunnyside A venue.
After due consideration and discussion, the City Council took the following actions:
1) Adopted Resolution 10025 approving a Planned Development Permit to allow the
construction of a new single-family residence, incorporating Findings, and subject to
Conditions of Approval;
2) Adopted Resolution 10026 approving a Tentative Parcel Map to allow the division of a
parcel into two residential lots, incorporating Findings, and subject to Conditions of
Approval; and
3) Adopted Resolution 10027 approving a Tree Removal Permit to allow the removal of
one 31-inch diameter Ailanthus altissima tree, incorporating Findings, and subject to
Conditions of Approval.
Enclosed please find certified copies of Resolution Nos. 10025, 10026 and 10027.
Please do not hesitate to contact this office (866-2117) or Darcy Smith, Planner II at the
Community Development Department (866-2140), should you have any questions regarding
the City Council's action.
cc: Darcy Smith, Planner II
70 North First Street· Campbell, California 95008.1423 . TEL 408.866.2117 . FAX 408.374.6889 . TDD 408.866.2790
RESOLUTION NO. 10025
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A PLANNED DEVELOPMENT
PERMIT (PLN 200l-125) TO ALLOW THE CONSTRUCTION OF A
NEW SINGLE-FAMll..Y RESIDENCE ON PROPERTY LOCATED
AT 154 SUNNYSIDE A VENUE IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MS.
SIllRLEY LU LEVITT. FILE NO, PLN 2001-125.
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 City Council did find as follows with
respect to application PLN 2001-125:
1. The development of the proposed project will result in a residential use that is consistent with
the General Plan Land Use Designation of Low-Medium Density Residential for the project
site.
2. The development of the proposed project will result in a density of 8.5 units per gross acre,
which falls below the maximum permitted density for the site of 13 units per gross acre.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
4. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for low-medium density residential uses.
5. The proposed project is consistent with the Planned Development Zoning Ordinance. The
proposed residence meets the side and rear setback requirements for the R-1 (Single-family
Residential) Zoning District.
6. The site plan proposes the construction of a detached two-story residential unit to the rear of
the existing residence. Vehicular access to the residences will be provided via a shared
driveway on the east side of the project site.
7. The proposed two-story residence will incorporate architectural elements of the existing
home situated at the front of the property. The residence will have horizontal lap siding,
hipped and gable roof shapes, composition shingles, wood trim around windows, decorative
knee braces, and a prominent porch supported by double wood post columns with a river rock
base. Walls under the gable roofs are enhanced with fish scale shingles.
8. The project meets the City's parking requirements by providing a total of seven parking
spaces.
City Council Resolution
PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit
Page 2
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 City Council further finds and concludes that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
4. The proposed development will not result in allowing more residential units than would be
allowed by other residential zoning districts which are consistent with the general plan
designation of the property.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
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
Plannint! Division:
1. Approved Proiect: Approval is granted approval to construct a single-family residence on the
project site. The building and site design shall substantially conform to the project exhibits
listed below, except as may be modified by the Conditions of Approval herein:
a. Set of plans prepared by Mark H. Snow Associates received on March 8,2002, including
building elevations, floor plans and a site plan.
b. Color elevations and materials board submitted by the applicant on March 8, 2002
City Council Resolution
PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit
Page 3
c. Tentative Parcel Map prepared by Kirkeby Engineering received on March 8, 2002.
2. Landscaping: The applicant shall submit four sets of detailed landscape and irrigation plans
prepared by a registered Landscape Architect to the Planning Division, prior to the issuance
of building permits, for review and approval by the Community Development Director for
compliance with all applicable Conditions of Approval, ordinances, laws and regulations.
a. Landscape and irrigation plans shall be consistent with the City's Water Efficient
Landscaping Standards (WELS).
b. All trees (except replacement trees) shall be I5-gallon size and all shrubs shall be a
minimum 5-gallon size.
c. Landscaping plan shall include a combination of trees, shrubs and ground cover to
provide a traditional residential landscape concept. Plantings shall be installed along the
proposed driveway and to be provided in all private yard spaces to ensure privacy and
screening to adjacent uses.
d. Four (4) 24-inch box size trees shall be required as a replacement for the black walnut
tree that was removed without a Tree Removal Permit.
3. Parking and Driveways:
a. Parking and driveway areas shall be developed in compliance with Chapter 21.50 of the
Campbell Municipal Code.
b. The applicant shall provide bomanite or other decorative paving for the full length of the
driveway and uncovered parking spaces. The pavement design shall be reviewed and
approved by the Community Development Director prior to issuance of building permits
for the project.
4. Park Impact Fee: A park impact fee of $7,035 for one new unit developed at a density range
of six to 13 units per gross acre, or the fee in effect at the time of occupancy, is due upon
development of the site. 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.
5. Final Parcel Map: This Planned Development Permit approval is contingent upon approval
of the Final Parcel Map to divide the subject property. The final parcel map shall be
approved and recorded prior to issuance of building permits.
6. Fences: Fencing along the property lines shall be replaced with a six-foot high "good
neighbor" wood fence 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.
7. 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
City Council Resolution
PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit
Page 4
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).
8. On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
conditions of approval, ordinances, laws and regulations. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
9. Retention of Existing: Residence: The existing single-family residence shall be retained in
perpetuity unless a Modification to Planned Development No. PLN 200l-125 is approved by
the City Council. Minor additions or alterations may be approved by the Community
Development Director if they are determined to be consistent with the historic character of
the existing residence. Significant modifications, including the addition of floor area, shall
require the application of a Modification to the Planned Development Permit.
10. Planned Development Permit Expiration: The Planned Development Permit approval shall
expire and be void one year from the date of final approval, unless a building permit is
obtained. Construction must be completed one year thereafter or the Planned Development
Permit shall be void,
11. 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.
Buildine Division:
12. 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.
13. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
14. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
15. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. x 36 in.
16. 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.
City Council Resolution
PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit
Page 5
17. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details.
18. 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. finish floor elevation (first floor)
c. foundation comer locations
19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
1R shall be blue-lined on the construction plans. 8Ví X 11 calculations shall be submitted as
well.
20. 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.
21. Water Pollution: 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.
22. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the School District
payment form from the City Building Division, after the Division has approved the building permit
application.
FIRE DEPARTMENT
23. Required Fire Flow: The required fire flow for this project has been calculated at 1,000
GPM at 20 psi residual pressure. The required fire flow is available from area water mains
and fire hydrant(s), which are located at the required spacing.
City Council Resolution
PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit
Page 6
24. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or road
fronting the property. Numbers shall contrast with their background.
PUBLIC WORKS DEPARTMENT
25. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Final Parcel Map for review by the City and recordation, upon
approval by the City. The current plan check fee is $1,215.00 plus $25 per lot.
26. Preliminary Title Report: Upon submittal of the Final Parcel Map, the applicant shall
provide a current Preliminary Title Report.
27. Public Service Easement and Sidewalk Easement: Upon recordation of the Parcel Map, the
applicant shall grant a 10 foot Public Service and Sidewalk Easement on private property
contiguous with the public right-of-way along the Sunnyside Avenue frontage. The applicant
shall cause all documents to be prepared by a registered civil engineerlland surveyor, as
necessary, for the City's review and recordation.
28. Easements: Upon recordation of the Parcel Map, the applicant shall cause Easements to be
recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
29. Monumentation for Final Parcel Map: Prior to recordation of the Parcel Map, the applicant
shall provide security for setting all Monuments shown on the map.
30. Street Improvements: Upon recordation of the Parcel Map, 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. Removal of existing curb, gutter, sidewalk, and driveway approach.
b. Construction of new curb, gutter, sidewalk, and two separated ADA compliant driveway
approaches.
c. Installation of street trees and irrigation at 40 feet on center.
d. Construction of conforms to existing public and private improvements, as necessary.
31. 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.
32. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
City Council Resolution
PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit
Page 7
33. 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.
34. Utilitv 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.
35. 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.
36. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site or
recordation of the Parcel Map, the applicant shall pay the required Storm Drain Area fee
which is $2,250.00 per acre.
37. 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 (NP-DES) 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.
38. Demolition: Prior to recording of the Final MaplParcel Map the applicant shall obtain a
Demolition permit to remove any nonconforming structures.
39. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
City Council Resolution
PLN 2001-125 - 154 Sunnyside Avenue - Planned Development Permit
Page 8
PASSED AND ADOPTED this 21stclayof May
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
COUNCll...MEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
, 2002, by the following roll call vote:
APPROVED: ~~
Je~tteVVatson,Mayor
t2-~
Anne Bybee, City Clerk
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Þ,Tnz¿c,",', ¡. ...." ,~.' ,TY CLERK., CITY
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RESOLUTION NO.
10026
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A TENTATIVE PARCEL MAP (PLN
2001-120) TO ALLOW THE DIVISION OF A PARCEL INTO TWO
RESIDENTIAL LOTS ON PROPERTY LOCATED AT 154
SUNNYSIDE A VENUE IN A P-D (PLANNED DEVELOPMENT)
ZONING DISTRICT, APPLICATION OF MS. SHIRLEY LV
LEVITT. FILE NO. PLN 2001-120.
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 City Council did find as follows with
respect to application PLN 2001-120:
1. The proposed creation of two residential lots is consistent with the General Plan.
2. The proposed Tentative Parcel Map is consistent with the Planned Development Zoning
Ordinance.
3. The shape and orientation of the lots facilitates solar access.
4. The Tentative Parcel Map has been distributed to local agencies, including Pacific Gas and
Electric, AT &T Broadband, West Valley Sanitation District, Santa Clara Valley
Transportation Authority, and the Santa Clara Valley Water District. None of these agencies
raised any concerns about providing services to the parcels.
5. The project qualifies as a Categorically Exempt project per Section 15315 of CEQA, Class 15
(Minor Land Divisions) of the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed Tentative Parcel Map is consistent with the General Plan.
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 development and uses would be compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
City Council Resolution
PLN 2001-120 - 154 Sunnyside Avenue - Tentative Parcel Map
Page 2
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 Project: Approval is granted for a Tentative Parcel Map to allow the division of a
parcel into two residential lots on property located at 154 Sunnyside Avenue. The Tentative
Parcel Map shall substantially conform to the Tentative Parcel Map prepared by prepared by
Kirkeby Engineering received on March 8, 2002, except as modified by the Conditions of
Approval herein. Tentative map approval is valid for a period of two years from the date of
approval and shall expire unless an extension of approval is granted.
2. Final Parcel Map: This Tentative Parcel Map approval is contingent upon approval of the
final parcel map to divide the subject property. The final parcel map shall be approved and
recorded prior to issuance of building permits.
3. Park Impact Fee: A park impact fee of $7,035 for one new unit developed at a density range
of six to 13 units per gross acre, or the fee in effect at the time of occupancy, is due upon
development of the site. 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 issuance of any grading or building permits for the project, the applicant
shall submit a Final Parcel Map for review by the City and recordation, upon approval by the
City. The current plan check fee is $1,215.00 plus $25 per lot.
6. Preliminary Title Report: Prior to recordation of the Pinal Parcel Map, the applicant shall
provide a current Preliminary Title Report, grant deed, or other satisfactory proof of
ownership.
City Council Resolution
PLN 2001-120 - 154 Sunnyside Avenue - Tentative Parcel Map
Page 3
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. Easements: Upon recordation of the Final Parcel Map, the applicant shall cause Easements
to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
9. Monumentation for Final Parcel Map: Prior to recordation of the Final Parcel Map, the
applicant shall provide security guaranteeing the cost of setting all Monuments shown on the
map, as determined by the City Engineer.
10. Street Improvements: Prior recordation of the Final Parcel Map, 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 fees, 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 in accordance with all applicable conditions
of approval, ordinances, laws and regulations and accepted engineering practices. The fee for
a non-utility encroachment permit is $245.00. The plans shall include the following:
a. Removal of existing curb, gutter, sidewalk, and driveway approach.
b. Construction of new curb, gutter, sidewalk, and two separated ADA compliant driveway
approaches.
c. Installation of street trees and irrigation at 40 feet on center.
d. Construction of conforms to existing public and private improvements, as necessary.
11. 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.
12. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
13. 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,
14, Storm Drain Area Fee: Prior to recordation of the Final Parcel Map, the applicant shall pay
the required Storm Drain Area fee of $2,250/acre.
City Council Resolution
PLN 2001-120 - 154 Sunnyside Avenue - Tentative Parcel Map
Page 4
PASSED AND ADOPTED this 21st day of May
, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCll...MEMBERS:
COUNCILMEMBERS:
COUNCll...MEMBERS:
Burr, Kennedy, Furtado, Watson
None
Dean
None
~ APPROVED: lhV~
/'
Jeanette Watson, Mayor
ATTEST:
Anne Bybee, City Clerk
" A mlJli
mE ORIGiNAL
·-',11"'
'-",a/.: CiTY CLERK., cln
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RESOLUTION NO. 10027
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL GRANTING A TREE REMOVAL PERMIT (PLN
2002-22) TO ALLOW THE REMOVAL OF ONE 31-INCH
DIAMETER AILANTHUS ALTISSIMA TREE ON PROPERTY
LOCATED AT 154 SUNNYSIDE A VENUE IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MS.
SlllRLEY LV LEVITT. FILE NO. PLN 2002-22.
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 City Council did find as follows with
respect to application PLN 2002-22:
1. The proposed Tree Removal Permit is consistent with the Planned Development Zoning
Ordinance and the General Plan Low-Medium Density Residential land use designation.
2. Ailanthus is a fast growing tree that is widely regarded as an exotic weed. It is an aggressive
competitor with respect to the surrounding vegetation and produces toxins which prevent the
establishment of other species. The root system is aggressive enough to cause damage to
sewers and foundations.
3. The size and location of the tree would preclude development of the site if the tree were
required to remain. The health of the tree and the structural integrity would be significantly
compromised if construction occurred around the tree due to the severity of root pruning and
soil compaction required.
4. The proposed tree replacement requirement of one 36-inch box size tree is consistent with the
requirements of the Tree Protection Ordinance.
5. The proposed Deodar Cedar replacement tree will be a sufficient replacement for the tree to
be removed and will continue the diversity of tree species found in the community.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
l. The retention of the tree restricts the economic enjoyment of the property and 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 City Council that there are no
reasonable alternatives to preserve the tree.
2. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
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
City Council Resolution
PLN 2002-22 -154 Sunnyside Avenue - Tree Removal Permit
Page 2
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the items under review.
Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Permit: Approval is granted for a. Tree Removal Permit (PLN 2002-22) to allow
the removal of one 31-inch diameter Ailanthus altissima tree at 154 Sunnyside Avenue. This
permit shall only be valid in conjunction with an approved Planned Development Permit
(PLN 200l-125).
2. Replacement of Removed Tree: One 36-inch box size Deodar Cedar tree shall be required as
a replacement for the one tree to be removed at 154 Sunnyside Avenue. The location and
species of this tree 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,
PASSED AND ADOPTED this 21stdayof May
, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Burr, Kennedy, Furtado, Watson
None
Dean
None
A TrEST:
APPROVED: r1.. ./h/d:::-
Jea~tte Watson, Mayor
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ORAL REQUESTS
There were no Oral Requests.
PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES
19. Application of Ms. Shirley Levitt for consideration of a Tentative Parcel Map (PLN
2001-120) to allow the division of a parcel into two residential lots, a Planned
Development Permit (PLN 2001-125) to allow the construction of a new single
family residence and a Tree Removal Permit (PLN 2002-22) to allow the removal
of one 31-inch diameter Ailanthus altissima tree on property located at 154
Sunnyside A venue in a PD (planned Development) Zoning District
(Resolutions/Roll Call Vote)
This is the time and place for a public hearing to consider the application of Ms.
Shirley Levitt for consideration of a Tentative Parcel Map (PLN 2001-120) to allow the
division of a parcel into two residential lots, a Planned Development Permit (PLN
20Gl-125) to allow the construction of a new single family residence and a Tree
Removal Pennit (PLN 2002-22) to allow the removal of one 31-inch diameter Ailanthus
altissima tree on property located at 154 Sunnyside A venue in a PD (planned
Development) Zoning District.
Planner II Smith - Staff Report dated May 21,2002.
Mayor Watson declared the public hearing open and asked if anyone in the audience
wished to be heard.
There being no one wishing to speak, Mayor Watson closed the public hearing.
:\'IIS: Furtado/Kennedy - that the City Council adopt Resolution 10025 approving
a Planned Development Permit (PLN 2001-125) to allow the construction of a new
single-family residence, incorporating Findings and subject to Conditions of
Approval; and adopt Resolution 10026 approving a Tentative Parcel Map (PLN
2001-120) to allow the division of a parcel into two residential lots, incorporating
Findings and subject to Conditions of Approval; and adopt Resolution 10027
approving a Tree Removal Permit (PLN 2002-22) to allow the removal of one 31-
inch diameter Ailantus altissima tree, incorporating Findings and subject to
Conditions of Approval. Motion adopted by the following roll call vote:
AYES
Councilmembers: Burr, Kennedy, Furtado, Watson
NOES
Councilmembers: None
ABSENT: Councilmembers: Dean
Minutes of 5/21/02 City Council Meeting
5
19.
()lvofCamþbell
City
Council
Report
ITEM NO:
CATEGORY:
MEETING DATE:
Public Hearing
May 21,2002
TITLE
Application of Ms. Shirley Lu Levitt for consideration of a Tentative Parcel
Map (PLN 2001-120) to allow the division of a parcel into two residential
lots, a Planned Development Permit (PLN 2001-125) to allow the
construction of a new single family residence and a Tree Removal Permit
(PLN 2002-22) to allow the removal of one 31-inch diameter Ailanthus
altissima tree on property owned by Ms. Shirley Lu Levitt located at 154
Sunnyside A venue.
CITY COUNCIL ACTION
The Planning Commission recommends that the City Council take the folJowing actions:
1. Adopt a Resolution, incorporating the attached findings, approving a Planned Development
Pennit (PLN 200l-l25) to aIJow the construction of a new single-family residence, subject to
the attached Conditions of Approval;
2. Adopt a Resolution, incorporating the attached findings, approving a Tentative Parcel Map
(PLN 200l-l20) to aIJow the division of a parcel into two residential lots, subject to the
attached Conditions of Approval; and
3. Adopt a Resolution, incorporating the attached findings, approving a Tree Removal Pennit
(PLN 2002-22) to aIJow the removal of one 31-inch diameter Ailanthus altissima tree, subject
to the attached Conditions of Approval.
ENVIRONMENT AL DETERMINATION
This project is categoricaIJy exempt under Section 15303 of the California Environmental
Quality Act (Section 21000 et seq. of the California Public Resources Code), Class 3 (New
Construction or Conversion of SmaIJ Structures) and Section 15315 of CEQA, Class 15 (Minor
Land Divisions).
BACKGROUND
The appJicant is requesting approval of a Planned Development Pennit to allow the construction
of a new single-family residence, a Tentative Parcel Map to create two lots, and a Tree Removal
Pennit to aIJow the removal of one 31-inch diameter Ailanthus altissima tree. The project site is
located on the southern side of Sunnyside A venue, east of its intersection with Industrial Way,
The subject property is currently developed with a single-family residence and detached garage.
The existing residence is listed on the City's Historic Resource Inventory (1984) and was built in
approximately 1905. The Historic Preservation Board reviewed the project and recommended
that the existing residence of historic significance be rehabilitated and that the new residence be
constructed on the rear parcel. The Planning Commission has determined that the incorporation
City Council Report
PLN 2001- 120 & 125 and PLN 2002-22 - 154 Sunnyside Avenue
Planned Development Permit, Tentative Parcel Map and Tree Removal Permit
Page 2
of the existing house provides a superior design that helps the project blend into the existing
neighborhood.
The application was continued from the March 26th Planning Commission meeting to allow the
applicant to revise the project plans to incorporate suggestions from the Planning Commission.
These suggestions included providing an additional parking space for the existing residence,
repositioning the unit on Parcel 2 to provide more even side yard setbacks, planting a
replacement tree in the western side yard, replacing the existing fencing, and considering the
consistency of river rock on the rear residence with the existing residence.
The Planning Commission, at its meeting of April 23, 2001, forwarded a recommendation to the
City Council by a 6-1 vote (Commissioner Doorley voted against the project) to approve the
proposed project.
ANAL YSIS
General Plan Desi£nation: The General Plan land use designation for the project site is Low to
Medium Density Residential (six to 13 units per gross acre). The density of the proposed project
is 8.5 units per gross acre, which falls below the maximum permitted density for the site. A
maximum of three units could be considered on the site at the maximum permitted density.
Zonin£ Desi£nation: The zoning designation for the project site is P-D (Planned Development).
Under the P-D Zoning Ordinance, a Planned Development Permit must be approved by the City
Council to allow construction of the project. The proposed project would be consistent with the
Zoning Ordinance with approval of a Planned Development Permit.
Tentative Parcel Map: The applicant is requesting approval of a Tentative Parcel Map to create
two lots. The front lot would be 4,500 net square feet and the rear "flag" lot would be 4,200 net
square feet.
Planned Development Pennit: The Planned Development Permit will allow for the construction
of a detached two-story residential unit to the rear of the existing residence. Vehicular access to
the residences will be provided via a shared driveway on the east side of the property. The
proposed residence will provide a side and rear yard setback of 5' to 8' 6" for the first story
portions of the residence and a setback of 10' to 16' for the second story portions. These setbacks
are consistent with those required in the R-l (Single-family Residential) Zoning District.
The proposed two-story residence will incorporate architectural elements of the existing home
situated at the front of the property. The residence will have horizontal lap siding, hipped and
gable roof fonns, composition shingles, wood window trim, decorative knee braces, and a
prominent porch supported by double wood post columns with a river rock base. Walls under the
front gable roofs are enhanced with fish scale shingles.
The project meets the City's parking requirements by providing a total of seven parking spaces.
City Council Report
PLN 2001- 120 & 125 and PLN 2002-22 - 154 Sunnyside Avenue
Planned Development Penn it, Tentative Parcel Map and Tree Removal Pennit
Page 3
Tree Removal Pennit: The applicant is proposing the removal of one tree that is protected under
the City's Tree Protection Ordinance, a 31-inch diameter Ailanthus altissima. Ailanthus is a fast
growing tree that is widely regarded as an exotic weed. It is an aggressive competitor with
respect to the surrounding vegetation and produces toxins which prevent the establishment of
other species. The root system is aggressive enough to cause damage to sewers and foundations.
The size and location of the tree would preclude development of the site if the tree were required
to remain. The health of the tree and the structural integrity would be significantly compromised
if construction occurred around the tree due to the severity of root pruning and soil compaction
required. The Planning Commission recommends that the Tree Removal Pennit be granted in
that the tree restricts the economic enjoyment of the property and 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.
AL TERN A TIVES
I. Approve the proposed project subject to additional and/or modified Conditions of Approval.
2. Deny the proposed project.
3. Continue for further review.
FISCAL IMPACTS
None.
Attachments:
1. Draft City Council Resolution - Planned Development Pennit
2. Draft City Council Resolution - Tentative Parcel Map
3. Draft City Council Resolution - Tree Removal Pennit
4. Planning Commission Resolutions and Meeting Minutes
5. Planning Commission Staff Report
6. Reduced Exhibits
7. Location Map
Prepared by:
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Reviewed by:
Sharon Fierro, Community Development Director
Approved by:
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CITY OF CAMPBELL
Community Development Department
I l ,1 Thl ()/d)<l13 ( It) ':WO:!
May 1,2003
Shirley Lu Levitt
P.O. Box 53785
San Jose, CA 95153
Re: Nonconformance with Approved Planned Development Permit Plans
158 Sunnyside Ave - PLN2001-125
Dear Ms. Lu Levitt:
The Planning Division is concerned that the new single-family residence that is under construction at 158 Sunnyside
A venue does not conform to the architectural plans that were approved by the City Council as part of Planned
Development Permit no. PLN2001-125. In particular, a recent site visit has revealed that the columns for the front
porch and garage that were recently constructed are not consistent with the columns shown on the approved plans.
While I originally told the contractor during the site visit that the new columns might be acceptable because of
concems he had about small children getting caught within the individual posts, further discussions with the Senior
Planner have lead to the determination that the design of the columns must be identical to those shown on the
approved plans, which are enclosed for your reference.
There are additional inconsistencies including: 1) The Omission of decorative knee braces on the fIrst and second
floor on all four elevations; 2) The lack of a contrasting color for the fIsh scales on the front elevation (see colored
elevation); and 3) Omission of thick wood window sills on all four elevations. While it is unfortunate that you will
need to remove and replace the columns, repaint the fIsh scales, and add the window trim and knee braces this late in
construction, staff is unable to approve any changes to the plans. These features are very important components of the
craftsman style design of the residence.
Furthermore, the approved plans illustrate a six-foot high wood fence along adjacent property lines, whereas a recent
site revealed that a much higher fence with lattice had been constructed. Because the Zoning Code limits the
maximum height to six feet (including any lattice on top), you will need to apply for a Fence Exception or reduce the
height to six feet. An application is enclosed for your use and you will need to obtain letters of consent from all
adjacent property owners.
Please note that a fInal inspection has not been conducted and that additional issues may arise at that time. Please do
not hesitate to contact me at (408) 866-2193 if you have any questions regarding this issue.
Sincerely,
~'i~
Planner IT
cc: Frank Mills, Senior Building Inspector
GeoffBradley, Senior Planner
Richard Nickerson, Vielma Construction, 2485 Autumnvale Dr., Suite J, San Jose, CA, 95131
70 North First Street . Camphell, California 95008~ 1436 Tn 408.866.2140 . I'AX 408.871.5140 Tim 408.866.2790
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CITY OF CAMPBELL
Community Development Department - Current Planning
April 25, 2002
Shirley Lu Levitt
P.O. Box 53785
San Jose, CA 95153
Re: PLN2001-120 (PM)/PLN2001-125 (PD)/PLN2002-22 (TRP) - 154 Sunnyside Avenue
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of April 23. 2002, took the
following actions on the above-referenced applications:
1. Adopted Resolution No. 3422 recommending approval of a Tentative Parcel Map (PLN2001-
120) to allow the creation of two lots;
2. Adopted Resolution No. 3423 recommending approval of a Planned Development Permit
(PLN2001-l25) to allow the construction of a new single family residence; and
3. Adopted Resolution No. 3424 recommending approval of a Tree Removal Permit to allow
the removal of one 31-inch diameter Ailanthus altissima tree on the above-referenced
property.
This project is tentatively set for consideration by the City Council at its meeting of May 21,
2002. If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
JÀt~
Darcy Smith
Planner II
Cc Mark Snow (Project Designer)
96 San Jose Avenue
San Jose, CA 95125
Marvin D. Kirkeby (Project Engineer)
3249 Stevens Creek Blvd., #101
San Jose. CA 95117
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RESOLUTION NO. 3422
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
TENTATIVE PARCEL MAP (PLN2002-120) TO CREATE TWO
LOTS ON PROPERTY OWNED BY MS. SHIRLEY LV LEVITT AT
154 SUNNYSIDE A VENUE IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICA nON OF MS.
SHIRLEY LV LEVITT. FII...E NO. PLN200l-l20.
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 PLN2001-120:
1. The proposed creation of two residential parcels is consistent with the General Plan.
2. The proposed Parcel Map is consistent with the Planned Development Zoning Ordinance.
3. The shape and orientation of the lots facilitates solar access.
4. The tentative parcel map has been distributed to local agencies, including Pacific Gas and
Electric, AT&T Broadband, West Valley Sanitation District, Santa Clara Valley
Transportation Authority, and the Santa Clara Valley Water District. None of these agencies
raised any concerns about providing services to the parcels.
5. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed tentative parcel map is consistent with the General Plan.
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 development and uses would be compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
Planning Commission Resolution No. 3422
PLN2001-120 - 154 Sunnyside Avenue -- Tentative Parcel Map - Two Lots
Page 2
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 recommends approval
of a Tentative Parcel Map (PLN2001-120) to create two lots on property owned by Ms. Shirley
Lu Levitt at 154 Sunnyside A venue, 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 sha!! 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 Proiect: Approval is granted for a Tentative Parcel Map to create two residential
parcels on property located at 154 Sunnyside Avenue. The Tentative Parcel Map shall
substantially conform to the Tentative Parcel Map prepared by prepared by Kirkeby
Engineering received on March 8, 2002, except as modified by the Conditions of Approval
herein. Tentative map approval is valid for a period of two years from the date of approval
and shall expire unless an extension of approval is granted.
2. Final Parcel Map: This Tentative Parcel Map approval is contingent upon approval of the
final parcel map to divide the subject property. The final parcel map shall be approved and
recorded prior to issuance of building permits.
3. Park Impact Fee: A park impact fee of $7,035 for one new unit developed at a density range
of six to 13 units per gross acre, or the fee in effect at the time of occupancy, is due upon
development of the site. 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 issuance of any grading or building permits for the project, the
applicant shall submit a Final Parcel Map for review by the City and recordation, upon
approval by the City. The current plan check fee is $1,215.00 plus $25 per lot.
Planning Commission Resoluuon No. 3422
PLN2001-120 - 154 Sunnyside Avenue -- Tentative Parcel Map - Two Lots
Page 3
6. Preliminary Title Report: Prior to recordation of the Final Parcel Map, the applicant shall
provide a current Preliminary Title Report, grant deed, or other satisfactory proof of
ownership.
7. Public Service Easement and Sidewalk Easement: Upon recordation of the Pinal Parcel Map,
the applicant shall grant a five (5) foot Public Service Easement and Sidewalk Easement on
private property contiguous with the public right-of-way along the Sunnyside Avenue
frontage. The applicant shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review am' recordation.
8. Easements: Upon recordation of the Pinal Parcel Map, the applicant shall cause Easements
to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
9. Monumentation for Pinal Parcel Map: Prior to recordation of the Pinal Parcel Map, the
applicant shall provide security guaranteeing the cost of setting all Monuments shown on the
map, as determined by the City Engineer.
10. Street Improvements: Prior recordation of the Pinal Parcel Map, 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 fees, 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 in accordance with all applicable conditions
of approval, ordinances, laws and regulations and accepted engineering practices. The fee
for a non-utility encroachment permit is $245.00. The plans shall include the following:
a. Removal of existing curb, gutter, sidewalk, and driveway approach.
b. Construction of new curb, gutter, sidewalk, and two separated ADA compliant driveway
approaches.
c. Installation of street trees and irrigation at 40 feet on center.
d. Construction of conforms to existing public and private improvements, as necessary.
11. 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.
12. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
13. 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.
14. Storm Drain Area Pee: Prior to recordation of the Pinal Parcel Map, the applicant shall pay
the required Storm Drain Area fee of $2,250/acre
Planning Commission Resolution No. 3422
PLN2001-120 - 154 Sunnyside Avenue -- Tentative Parcel Map - Two Lots
Page 4
PASSED AND ADOPTED this 23rd day of April, 2002, by the following roll call vote:
AYES:
Commissioners:
Alderete, Francois, Gibbons, Hernandez, Jones and
Leonard
Doorley
None
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
APPROVED:
Tom Francois, Chair
ATTEST:
Sharon Fierro, Secretary
RESOLUTION NO. 3423
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPRO V AL OF A
PLANNED DEVELOPMENT PERMIT (PLN2001-125) TO ALLOW
THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE
ON PROPERTY OWNED BY MS. SHIRLEY LU LEVITf AT 154
SUNNYSIDE A VENUE IN A P-D (PLANNED DEVELOPMENT)
ZONING DISTRICT. APPLICATION OF MS. SHIRLEY LU
LEVITf. FILS NO. PLN2001-125.
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 PLN2001-125:
1. The development of the proposed project will result in a residential use that is consistent with
the General Plan Land Use Designation of Low-Medium Density Residential for the project
site.
2. The development of the proposed project will result in a density of 8.5 units per gross acre,
which falls below the maximum permitted density for the site of 13 units per gross acre.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
4. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for low-medium density residential uses.
5. The proposed project is consistent with the Planned Development Zoning Ordinance. The
proposed residence meets the front, side, and rear setback requirements for the Single-family
Residential (R-l) Zoning District.
6. The site plan proposes the construction of a detached two-story residential unit to the rear of
the existing residence. Vehicular access to the residences will be provided via a shared
driveway on the east side of the project site.
7. The proposed two-story residence will incorporate architectural elements of the existing
home situated at the front of the property. The residence will have horizontal lap siding,
hipped and gable roof shapes, composition shingles, wood trim around windows, decorative
knee braces, and a prominent porch supported by double wood post columns with a river
rock base. Walls under the gable roofs are enhanced with fish scale shingles.
8. The proposed project provides a total of seven parking spaces. The project meets the City's
parking requirements by providing three and a half parking spaces per unit.
Planning Commission Resolution No. 3423
PLN2001-125 - 154 Sunnyside Avenue--Planned Development Permit
Page 2
9. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
4. The proposed development will not result in allowing more residential units than would be
allowed by other residential zoning districts which are consistent with the general plan
designation of the property.
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 recommends approval
of a Planned Development Permit (PLN2001-125) to allow the construction of a new single-
family residence on property owned by Ms. Shirley Lu Levitt at 154 Sunnyside A venue, 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
Planninl! Division:
1. Approved Proiect: Approval is granted approval to construct a single-family residence on
the project site. The building and site design shall substantially conform to the project
exhibits listed below, except as may be modified by the Conditions of Approval herein:
a. Set of plans prepared by Mark H. Snow Associates received on March 8, 2002, including
building elevations, floor plans and a site plan.
Planning Commission Resoiution No. 3423
PLN2001-125 - 154 Sunnyside Avenue--Planned Development Permit
Page 3
a. Color elevations and materials board submitted by the applicant on March 8, 2002
b. Tentative Parcel Map prepared by Kirkeby Engineering received on March 8, 2002.
2. Landscaping: The applicant shall submit four sets of detailed landscape and irrigation plans
prepared by a registered Landscape Architect to the Planning Division, prior to the issuance
of building permits, for review and approval by the Community Development Director for
compliance with all applicable Conditions of Approval, ordinances, laws and regulations.
a. Landscape and irrigation plans shall be consistent with the City's Water Efficient
Landscaping Standards (WELS).
b. All trees (except replacement trees) shall be I5-gallon size and all shrubs shall be a
minimum 5-gallon size.
c. Landscaping plan shall include a combination of trees, shrubs and ground cover to
provide a traditional residential landscape concept. Plantings shall be installed along the
proposed driveway and to be provided in all private yard spaces to ensure privacy and
screening to adjacent uses.
d. Four (4) 24-inch box size trees shall be required as a replacement for the black walnut
tree that was removed without a Tree Removal Permit.
3. Parking and Driveways:
a. Parking and driveway areas shall be developed in compliance with Chapter 21.50 of the
Campbell Municipal Code.
b. The applicant shall provide bomanite or other decorative paving for the full length of the
driveway and uncovered parking spaces. The pavement design shall be reviewed and
approved by the Community Development Director prior to issuance of building permits
for the project.
4. Park Impact Fee: A park impact fee of $7,035 for one new unit developed at a density range
of six to 13 units per gross acre, or the fee in effect at the time of occupancy, is due upon
development of the site. 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.
5. Final Parcel Map: This Planned Development Permit approval is contingent upon approval
of the Final Parcel Map to divide the subject property. The final parcel map shall be
approved and recorded prior to issuance of building permits.
6. Fences: Fencing along the property lines shall be replaced with a six-foot high "good
neighbor" wood fence 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.
Planning Commission Resolution No. 3423
PLN2001-125 - 154 Sunnyside Avenue--Planned Development Permit
Page 4
7. 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).
8. On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
conditions of approval, ordinances, laws and regulations. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
9. Retention of Existing Residence: The existing single-family residence shall be retained in
perpetuity unless a Modification to Planned Development No. PLN 2001-l25 is approved by
the City Council. Minor modifications shall be made only if they are determined by the
Community Development Director to be consistent with the historic design. Significant
modifications, including the addition of floor area, shall be reviewed by the Historic
Preservation Board and decided by the Planning Commission.
10. Planned Development Permit Expiration: The Planned Development Permit approval shall
expire and be void one year from the date of final approval, unless a building permit is
obtained. Construction must be completed one year thereafter or the Planned Development
Permit shall be void.
11. 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.
Buildine Division:
12. 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.
13. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
14. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
15. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. x 36 in.
16. 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
Planning Commission Resolution No. 3423
PLN2001-125 - 154 Sunnyside Avenue--Planned Development Permit
Page 5
submitted with the building permit application. This report shall be prepared by a licensed
engineer specializing in soils mechanics.
17. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details.
18. 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. finish floor elevation (first floor)
c. foundation comer locations
19. Title 24 Energv Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. 8Y2 X II calculations shall be submitted as
well.
20. 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 UB.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
21. Water Pollution: 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.
22. Approvals Required: The project requires the following agency approval prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-40l0)
c. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the
School District payment form from the City Building Division, after the Division has
approved the building permit application.
Planning Commission Reso....don No. 3423
PLN2001-125 - 154 Sunnyside Avenue--Planned Development Permit
Page 6
FIRE DEPARTMENT
23. Required Fire Plow: The required fire flow for this project has been calculated at 1,000
GPM at 20 psi residual pressure. The required fire flow is available from area water mains
and fire hydrant(s), which are located at the required spacing.
24. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background.
PUBLIC WORKS DEPARTMENT
25. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Pinal Parcel Map for review by the City and recordation, upon
approval by the City. The current plan check fee is $l,215.00 plus $25 per lot.
26. Preliminary Title Report: Upon submittal of the Pinal Parcel Map, the applicant shall
provide a current Preliminary Title Report.
27. Public Service Easement and Sidewalk Easement: Upon recordation of the Parcel Map, the
applicant shall grant a 10 foot Public Service and Sidewalk Easement on private property
contiguous with the public right-of-way along the Sunnyside Avenue 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.
28. Easements: Upon recordation of the Parcel Map, the applicant shall cause Easements to be
recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
29. Monumentation for Pinal Parcel Map: Prior to recordation of the Parcel Map, the applicant
shall provide security for setting all Monuments shown on the map.
30. Street Improvements: Upon recordation of the Parcel Map, 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. Removal of existing curb, gutter, sidewalk, and driveway approach.
b. Construction of new curb, gutter, sidewalk, and two separated ADA compliant driveway
approaches.
c. Installation of street trees and irrigation at 40 feet on center.
d. Construction of conforms to existing public and private improvements, as necessary.
Planning Commission ResOludon No. 3423
PLN2001-125 - 154 Sunnyside Avenue--Planned Development Permit
Page 7
31. 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.
32. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
33. 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.
34. 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.
35. 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, l8, 33, and Appendix Chapter 33.
36. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site or
recordation of the Parcel Map, the applicant shall pay the required Storm Drain Area fee,
which is $2,250.00 per acre.
37. 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 (NP-DES) 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.
38. Demolition: Prior to recording of the Final Map/Parcel Map the applicant shall obtain a
Demolition permit to remove any nonconforming structures.
39. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
Planning Commission Res01uLlon No. 3423
PLN2001-125 - 154 Sunnyside Avenue--Planned Development Permit
Page 8
PASSED AND ADOPTED this 23rd day of April, 2002, by the following roll call vote:
AYES:
Commissioners:
Alderete, Francois, Gibbons, Hernandez, Jones and
Leonard
Doorley
None
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
APPROVED:
Tom Francois, Chair
ATTEST:
Sharon Fierro, Secretary
RESOLUTION NO. 3424
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
TREE REMOV AL PERMIT (PLN2002-22) TO ALLOW THE
REMOVAL OF ONE 31-INCH DIAMETER All..ANTHUS
ALTISSIMA TREE ON PROPERTY OWNED BY MS. SHIRLEY LV
LEVITT AT 154 SUNNYSIDE A VENUE IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MS.
SHIRLEY LV LEVITT. FILE NO. PLN2002-22.
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 PLN2002-22:
1. The proposed Tree Removal Permit is consistent with the Planned Development Zoning
Ordinance and the General Plan Low-Medium Density Residential land use designation.
2. The proposed tree replacement requirement of one 36-inch box size trees is consistent with
the requirements of the Tree Protection Ordinance.
3. The proposed replacement tree will be a sufficient replacement for the tree to be removed
and will continue the diversity of tree species found in the community.
4. Ailanthus is a fast growing tree that is widely regarded as an exotic weed. It is an aggressive
competitor with respect to the surrounding vegetation and produces toxins which prevent the
establishment of other species. The root system is aggressive enough to cause damage to
sewers and foundations.
5. The size and location of the Tree-of-Heaven would preclude development of the site if the
tree were required to remain. The health of the tree and the structural integrity would be
significantly compromised if construction occurred around the tree due to the severity of root
pruning and soil compaction required.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The retention of the Tree-of-Heaven restricts the economic enjoyment of the property and
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 tree.
2. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Planning Commission Reso. ion No. 3424
PLN2002-22 - 154 Sunnyside Avenue -- Tree Removal Permit
Page 2
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval
of a Tree Removal Permit (PLN2002-22) to remove one 31-inch diameter Ailanthus Altissima
tree on property owned by Ms. Shirley Lu Levitt at 154 Sunnyside Avenue, 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
Planning Division:
1. Approved Pennit: Approval is granted for a Tree Removal Permit (PLN 2002-22) to allow
the removal of 31-inch diameter Ailanthus altissima (Tree-of-Heaven) at 154 Sunnyside
A venue. This permit shall only be valid in conjunction with an approved Planned
Development Permit (PLN 2001-125).
2. Replacement of Removed Tree: One 36-inch box size trees shall be required as a
replacement for the one tree to be removed at 154 Sunnyside A venue. The location and
species of this tree 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 tree 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, Francois, Gibbons, Hernandez, Jones and
Leonard
Doorley
None
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
APPROVED:
Tom Francois, Chair
ATTEST:
Sharon Fierro, Secretary
Planning Commission Mim..c:s of April 23, 2002
Page 2
ORAL REQUESTS
There were no oral requests,
PUBLIC HEARING
Chair Francois read Agenda Item No. 1 into the record.
1. PLN2001-120 (PM)
PLN2001-125 (PD)
PLN2002-22 (TRP)
Levitt, S.L.
Continued Public Hearing (from March 26, 2002, Planning Commission
meeting) to consider the application of Ms. Shirley Lu Levitt for
consideration of a Tentative Parcel Map (PLN2001-120) to create two lots
and a Planned Development Permit (PLN2001-125) to allow the
construction of a new single family residence and a Tree Removal Permit
(PLN2002-22) to allow the removal of one 31-inch diameter Ailanthus
altissima tree on property owned by Ms. Shirley Lu Levitt located at 154
Sunnyside A venue in a P-D (Planned Development) Zoning District. This
project is Categorically Exempt. Tentative City Council Meeting Date:
May 21, 2002. Project Planner: Darcy Smith, Planner Il
Ms, Darcy Smith, Planner II, presented the staff report as follows:
· Advised that the applicant is seeking approval of a Planned Development Permit to
construct a new single-family residence, Parcel Map to divide a property into two
residential lots and a Tree Removal Permit for the removal of one tree.
· Reminded that this item was continued from the March 26, 2002, Planning Commission
meeting to allow the applicant to revise plans to reflect changes that include seven on-site
parking spaces, the repositioning of the new residence to the west and the addition of two
trees in the west side yard. Additionally, staff has added a Condition of Approval to
require fencing to be replaced with a six-foot good neighbor style fence at the cost of this
applicant.
· Said that the project site has an existing single-family residence and detached garage. The
house is included on the City's Historic Resource Inventory and was constructed
approximately in 1905. This structure will be retained.
· Described the General Plan Land Use as being low to medium density residential and
stated that as proposed this project is developed at 65 percent of the maximum permitted
density.
· Said that this project is also consistent with the Planned Development zoning designation
and meets all front, side and rear yard setbacks.
· Informed that the front standard parcel includes 4,500 square feet and the rear flag lot
consists of 4,200 square feet.
· Said that the proposed new residence will be a detached two-story accessed by a shared
driveway along the east side of the property. The home will include horizontal siding,
composition shingle roofing and a prominent porch feature.
· Advised that the site will provide seven parking spaces. The parking includes a detached
carport with two uncovered spaces for the front unit and an attached two-car garage with
two uncovered parking spaces for the rear unit. This parking meets the requirement for 3.5
spaces per unit.
· Added that a minor rehabilitation of the existing structure is underway.
Planning Commission Minutes of April 23, 2002
Page 3
· Pointed out that the Historic Preservation Board reviewed this proposal at its meeting of
February 27, 2002, and was supportive of the new structure and very supportive of the plan
to retain and renovate the historic structure.
Commissioner Gibbons asked staff if the carport's placement at the property line represents a
special exception.
Planner Darcy Smith replied yes. She added that this special exception was made to allow this
project to proceed and to facilitate the retention of the historic structure. She advised that a
fire-rated wall would be incorporated in this carport structure.
Commissioner Doorley presented the Site and Architectural Review Committee report as
follows:
· SARC reviewed this proposal on March 12, 2002. Commissioner Jones was supportive
and he was not due to the use of a flag lot.
Chair Francois opened the Public Hearing for Agenda Item No.1.
Mr. Tom Black, 132 Sunnyside Avenue, Campbell:
· Stated that it is clear that the Planning staff and the applicant have done a lot of work.
· Reminded that he spoke to this project at the last Public Hearing.
· Stressed that his main concern at that time was provision of parking.
· Said that he still has some concerns regarding parking despite the modifications to the plan.
· Questioned how many of the seven parking spaces would be compact versus standard in
SIze.
· Stated that there is already a clear parking problem along Sunnyside Avenue and said that
workers from Kennedy A venue have taken to parking along Sunnyside A venue.
· Asked the Commission to ensure that there is good functional parking spaces for this
project.
Commissioner Gibbons asked staff for suggestions as to whom Mr. Black could talk to at City
Hall regarding parking issues along his street.
Director Sharon Fierro said that Planning staff is willing to discuss the issue but that there are
no provisions in the Municipal Code for enforcement of legal parking.
City Attorney William Seligmann clarified that there is actually not a problem with the Code
but rather that the City is not actively enforcing permit parking.
Commissioner Gibbons urged Mr. Black to pursue the issue with City staff.
Mr. Tom Black added that he was also concerned with the fact that one proposed parking space
on the required 12-foot wide driveway would block the required Fire access to the rear unit.
Planner Darcy Smith:
· Advised that two spaces would be compact and five standard. One of the compact spaces
is in the driveway and the second is behind the carport.
Planning Commission Mimues of April 23, 2002
Page 4
· Agreed that Fire requirements are for a 12-foot wide unobstructed roadway. Since the
inclusion of one compact space on the driveway does not leave an unobstructed 12-foot
width, the applicant has elected instead to install sprinklers in the rear unit as an alternative
that is acceptable to Fire.
Commissioner Hernandez asked staff if this requirement to sprinkler the rear unit is contained
within the Conditions of Approval.
Planner Darcy Smith said that the applicant would need to work this issue out with Fire during
the Building Plan review process.
Mr. Mark Snow, Applicant's Representative and Project Designer:
· Said that the only remaining issue is parking.
· Added that he has met with staff to review all options.
· Said that another alternative had been discussed that would group parking for both units
together. However, this is not seen as a desirable option since it takes away from the effect
of single-family housing on individual lots.
Commissioner Gibbons stated that this is a good example of a project to discuss during the
upcoming Ordinance update process.
Commissioner Doorley expressed his problem with the necessary Planned Development
finding that states that this project meets the best use of the property. Said that he was not yet
certain whether he would support this proposal but added that he is now sold on it just a little.
Commissioner Alderete said that he would support the project but said that he would not like to
have to back out of the site on a daily basis himself, particularly from the rear unit where a
backing vehicle would have to avoid a parked car within a 12-foot width drive. Said despite
that one observation he likes this project.
Motion:
Upon motion of Commissioner Gibbons, seconded by Commissioner
Alderete, the Planning Commission:
1. Adopted Resolution No. 3422 recommending approval of a Tentative
Parcel Map (PLN2001-120) to create two lots;
2. Adopted Resolution No. 3423 recommending approval of a Planned
Development Permit (PLN2001-125) to allow the construction of a new
single-family residence; and
3. Adopted Resolution No. 3424 recommending approval of a Tree
Removal Permit (PLN2002-22) to allow the removal of one 31-inch
diameter Ailanthus altissima tree
on property owned by Ms. Shirley Lu Levitt located at 154 Sunnyside
A venue, by the following, by the following roll call vote:
A YES: Alderete, Francois, Gibbons, Hernandez, Jones and Leonard
NOES: Doorley
ABSENT: None
ABSTAIN: None
Planning Commission Minutes of April 23, 2002
Page 5
Chair Francois advised that this item would be considered by Council at its meeting of May 21,
2002.
***
Chair Francois read Agenda Item No.2 into the record.
2. PLN2001·128 (ZC)
PLN2001-129 (PD)
PLN2001·130 (TM)
PLN2002-05 (TRP)
Coroem Builders
Continued Public Hearing (from March 26, 2002, Planning Commission
meeting) to consider the application of Mr. Chris Neale, on behalf of
Coroem Builders to consider a Zone Change (PLN2oo1-128) from P-D
(Planned Development) to C-P-D (Condominium Planned Development); a
Planned Development Permit (PLN2001-129) to allow the construction of
29 residential condominium units; a Tentative Subdivision Map (PLN2oo1-
130) to create 29 condominium units and one common lot; and a Tree
Removal Permit (PLN2002-05) to allow the removal of 27 trees on
property owned by Coroem Builders located at 117 Gilman A venue in the
P-D (Planned Development) Zoning District. A Negative Declaration has
been prepared for this project. Project Planner: Tim J. Haley, Associate
Planner
Director Sharon Fierro presented the staff report as follows:
· Informed the Commission that this item was continued from March 26, 2002.
Additionally, a Study Session was held two weeks ago.
· Advised the Commission that following the Study Session, the applicant took a closer look
at this project and decided that it would be too expensive to build. Therefore, they are
proposing an extensive redesign that would eliminate the podium-parking feature.
· Suggested another Study Session, either during the week of May 6th or 13th, in order to
review the revised project plans.
· Added that the applicant is hoping to have the conceptual plans in to the Planning
Department at the end of the week.
Chair Francois suggested holding the Study Session once agam on a Monday evemng,
preferably May 13th.
The rest of the Commissioners concurred with that date.
Director Sharon Fierro said that Monday, May 13th, would be set and the Study Session would
begin at 6:30 p.m.
Commissioner Gibbons advised the Commission that she had run into Mr. Dan Sarkisian just
prior to tonight's meeting at which time he provided her with a memo with his suggestions for
the area as well as photographs of traffic and parking along Gilman A venue.
Commissioner Alderete expressed his surprise at the fact that the project is being changed at
this late date.
Director Sharon Fierro advised that the reason is the cost of the units. Podium parking is very
expensive and this project simply does not "pencil" out as proposed. Added that she too is
ITEM NO.1
CAMPBELL
/9:R~
&
STAFF REPORT - PLANNING COMMISSION MEETING OF
APRIL 23, 2002
Levitt, S.
Public Hearing to consider the applications of Ms. Shirley Lu Levitt for
consideration of a Tentative Parcel Map (PLN 2001-120) to create two lots,
a Planned Development Permit (PLN 2001-125) to allow the constriction of
a new single family residence and a Tree Removal Permit (PLN 2002-22) to
allow the removal of one 31-inch diameter Ailanthus Altissima tree on
property owned by Ms. Shirley Lu Levitt located at 154 Sunnyside A venue
in a P-D (Planned Development) Zoning District.
PLN 2001-120
PLN 2001-125
PLN 2002-22
ST AFF RECOMMENDATION
That the Planning Commission take the following actions:
1. Adopt a Resolution, incorporating the attached findings, recommending that the City Council
approve a Planned Development Permit (PLN 2001-125) to allow development of a single-
family residence, subject to the attached Conditions of Approval;
2. Adopt a Resolution, incorporating the attached findings, recommending that the City Council
approve a Tentative Parcel Map (PLN 2001-120) to divide a parcel into two residential lots,
subject to the attached Conditions of Approval; and
3. Adopt a Resolution, incorporating the attached findings, recommending that the City Council
approve a Tree Removal Permit (PLN 2002-22), subject to the attached Conditions of
Approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 Class 3, pertaining to new construction
of small structures, and Section 15315 Class l5, pertaining to minor land divisions, of the
California Environmental Quality Act; therefore, no environmental action is required.
PROJECT DATA
Catelwrv
Gross Lot Area:
Net Lot Area:
Proposed
.23 acres (10,200 sq. ft.)
.20 acres (8,700 sq. ft.)
Required/Allowed
N/A
N/A
Parcell (front lot):
Parcel 2 (rear lot):
4,500 net sq. ft.
4,200 net sq. ft.
N/A
N/A
Project Density:
8.5 units/gross acre
13 units/gross acre max.
Staff Report - Planning Commission Meeting of April 23, 2002
PLN 2001-120 & 125/ PLN 2002-22 - 154 Sunnyside Avenue
Page 2
Cateeorv
Proposed Building Area
Parcel 1:
First Floor (Existing):
Detached Carport:
Total:
Proposed
ReQuired/Allowed
960 sq. ft.
200 sq. ft.
1,160 sq. ft.
N/A
200 sq. ft.
Parcel 2:
First Floor:
Covered Porch:
Garage:
Second Floor:
Total:
1,166 sq. ft.
90 sq. ft.
459 sq. ft.
902 sq. ft.
2,617 sq. ft.
N/A
N/A
200 sq. ft.
N/A
Floor Area Ratio (FAR)*:
Parcell:
Parcel 2:
Overall Project:
*Excludes covered porch
.26 (1,160 sq. ft.)
.60 (2,527 sq. ft.)
.42 (3,687 sq. ft.)
N/A
N/A
N/A
Building Coverage:
Parcell:
Parcel 2:
Overall Project:
25.7% (1,160 sq. ft.)
40.8% (1,715 sq. ft.)
33.0% (2,875 sq. ft.)
N/A
N/A
N/A
Parking:
Parcell:
3 spaces (1 covered)
3.5 spaces/unit (1
covered)
3.5 spaces/unit (1
covered)
Parcel 2:
4 spaces (2 covered)
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Planned Development Permit to
allow the construction of a new single-family residence, a Tentative Parcel Map to create two
lots, and a Tree Removal Permit to allow the removal of one 31-inch diameter Ailanthus
Altissima (Tree-of-Heaven). The project site is located on the southern side of Sunnyside
A venue, east of its intersection with Industrial Way.
Background: The subject property is currently developed with a single-family residence and
detached garage. The existing residence is listed on the City's Historic Resource Inventory
(1984) and was built in approximately 1905. It is a classic example of Colonial Revival
architecture, which was very common in Campbell around the turn of the 20th Century.
The application was continued from the March 26th Planning Commission meeting to allow time
for the applicant to revise the project plans to incorporate suggestions from the Planning
Commission. These suggestions included providing an additional parking space for the existing
Staff Report - Planning Commission Meeting of April 23, 2002
PLN 2001-120 & 125/ PLN 2002-22 - 154 Sunnyside Avenue
Page 3
residence, repositioning the unit on Parcel 2 to provide more even side yard setbacks, planting a
replacement tree in the western side yard, replacing the existing fencing, and considering the
consistency of river rock on the rear residence with the existing residence. The plans have been
revised to provide the required seven parking spaces, reposition the rear residence to provide a 5'
11" east side yard setback and a 8' 6" west side yard setback, and illustrate the planting of two 24-
inch box size Flowering Pear trees in the west side yard of the rear residence. The use of river
rock has not been changed since staff requested the use of the river rock as a decorative feature
that complements the existing residence but does not replicate it. Additional changes include
changing the rear roof from a hip to a gable to be consistent with the front roof and adding more
decorati ve braces to the proposed residence.
ANAL YSIS
General Plan Designation: The General Plan land use designation for the project site is Low to
Medium Density Residential, which permits residential development with a range of six to 13
units per gross acre. Development at this density consists generally of duplexes, small apartment
buildings, and small lot single-family detached homes when the P-D (Planned Development)
Zoning Designation is utilized. The density of the proposed project is 8.5 units per gross acre,
which falls below the maximum permitted density for the site. A maximum of three units could
be considered on the site at the maximum permitted density.
The proposed project complies with the following General Plan Land Use Element policies and
strategies:
Policy LUT-5.2: Residential Neighborhoods: Maintain safe, attractive, pedestrian friendly
residential neighborhoods with identifiable centers and consistent development patterns and a
range of public and private services.
Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and
substantial additions that are designed to maintain and support the existing character and
development pattern of the surrounding neighborhood, especially in historic neighborhoods
and neighborhoods with consistent design characteristics.
Policy LUT -8.1: Historic Buildings, Landmarks and Districts and Cultural Resources:
Preserve, rehabilitate or restore the City's historic buildings, landmarks, districts and cultural
resources and retain the architectural integrity of established building patterns within historic
residential neighborhoods to preserve the cultural heritage of the community.
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.
Staff Report - Planning Commission Meeting of April 23, 2002
PLN 2001-120 & 125/ PLN 2002-22 - 154 Sunnyside Avenue
Page 4
Downtown Neighborhoods:
The project site is located within an area subject to the General Plan Downtown Neighborhoods
policies and strategies. The General Plan encourages the maintenance of the "small town"
character of the neighborhoods surrounding Downtown by encouraging the preservation of
important historical resources and encouraging new development compatible in scale with
existing development. The proposed project is consistent with the following policies and
strategies for the Downtown Neighborhoods:
Policy LUT -20.1: Compatibility: Ensure that new residential developments are designed to
blend with existing building forms and be predominantly detached single-family units, as
appropriate.
Strategy LUT-20.1a: Detached Units: Ensure that development or redevelopment projects
with more than two units consist of detached units with one and two-story building elements,
when located in a predominantly single-family residential neighborhood. Ensure residential
unit entries face the public street.
Zoning Designation: The zoning designation for the project site is P-D (Planned Development).
Under the P-D Zoning Ordinance, a Planned Development Permit must be approved by the City
Council to allow construction of the project. The proposed project would be consistent with the
zoning ordinance with approval of a Planned Development Permit. The P-D District is intended
to provide a degree of flexibility which is not available in other zones to allow developments that
are more consistent with site characteristics while creating an optimum quantity and use of open
space and good design The proposed residence meets the front, side, and rear setbacks required
for the R-l (Single-family Residential) Zoning District.
Surrounding Neighborhood: The surrounding neighborhood on Sunnyside A venue consists of a
variety of residential types including single-family residences, attached townhomes, and multiple
family residences. The parcels adjacent to the project site are developed with a single-family
residence to the east, a two unit attached town home to the west, and an auto-related industrial use
to the south across a lO-foot wide alleyway. North of the project site across Sunnyside A venue is
a church.
Existing Residence: The project originally proposed the demolition of the existing residence. The
Historic Preservation Board reviewed the proposal at their meeting on September 26, 2001 and
was not supportive of the demolition of the residence. The Board recommended the proposed
project retain the existing residence and incorporate construction of a new residence on the rear
parcel. The house appears to be in good condition, especially considering its age. The garage is in
poor condition and not usable. It would be removed as part of the project.
Staff has determined that the incorporation of the existing house provides a superior design that
helps the project blend into the existing neighborhood.
The applicant has revised the project to comply with the Board's recommendation. The proposed
project would include minor rehabilitation of the existing residence, including the installation of
a new roof, painting, and floor finishes. Some of this work is currently underway. The residence
Staff Report - Planning Commission Meeting of April 23, 2002
PLN 2001-120 & 125/ PLN 2002-22 - 154 Sunnyside Avenue
Page 5
is in need of a new foundation system and rebuilt exterior walls that meet current codes. The
applicant intends to sell the house with the new owner being responsible for most of the
restoration.
The retention of the existing residence is consistent with the following City Council Policy:
1.20 Historic Preservation: In order to preserve the cultural heritage of the community and in
order to promote the general health, safety and welfare of the citizens of Campbell, structure sites
and areas or districts of special historic, architectural, or aesthetic interest or value should be
preserved, and should not be unnecessarily destroyed or impaired.
Site Plan: The site plan proposes the construction of a detached two-story residential unit to the
rear of the existing residence. Vehicular access to the residences will be provided via a shared
driveway on the east side of the property. The proposed residence will provide a side and rear
yard setback of 5 to 8' 6" for the first story portions of the residence and a setback of 10 to 16'
for the second story portions. These setbacks are consistent with those required in the Single-
family Residential (R-l) Zoning District.
Residence Design: The proposed two-story residence will incorporate architectural elements of
the existing home situated at the front of the property. The residence will have horizontal lap
siding, hipped and gable roof forms, composition shingles, wood window trim, decorative knee
braces, and a prominent porch supported by double wood post columns with a river rock base.
Walls under the front gable roofs are enhanced with fish scale shingles.
Parking: The proposed project provides a total of seven parking spaces. A detached one-car
carport will be constructed on Parcel 1 and two uncovered parking spaces would be developed.
Because of the location of the existing residence towards the rear of the parcel, the proposed
location of the carport is the most appropriate location. Alternative carport placement would
result in the development of an additional driveway and the removal of a large Cedar tree. A two-
car attached garage and two uncovered parking spaces would be constructed on Parcel 2. The
project meets the City's parking requirements by providing an average of three and a half parking
spaces per unit.
Tree Removal: The applicant is proposing the removal of one tree that is protected under the
City's Tree Protection Ordinance. The protected tree is a 31-inch diameter Ailanthus Altissima
(Tree-of-Heaven). Ailanthus is a fast growing tree that is widely regarded as an exotic weed. It is
an aggressive competitor with respect to the surrounding vegetation and produces toxins which
prevent the establishment of other species. The root system is aggressive enough to cause damage
to sewers and foundations.
The size and location of the Tree-of-Heaven would preclude development of the site if the tree
were required to remain. The health of the tree and the structural integrity would be significantly
compromised if construction occurred around the tree due to the severity of root pruning and soil
compaction required. Staff finds that the Tree-of-Heaven restricts the economic enjoyment of the
property and 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.
Staff Report - Planning Commission Meeting of April 23, 2002
PLN 2001-120 & 125/ PLN 2002-22 - 154 Sunnyside Avenue
Page 6
A Black Walnut tree, which is a protected species under the Tree Protection Ordinance, was
removed from the project site without a permit in October 2001. The penalty for the removal of a
protected tree without an approved Tree Removal Permit is the planting of four 24-inch box size
replacement trees instead of the one that is typically required. Condition of Approval #2 of the
Planned Development Permit requires the submittal of a final landscape plan showing the
location and species of these replacement trees to be reviewed and approved by the Community
Development Director.
Three replacement trees will be located in the side and rear yard of Parcel 2, including two 24-
inch box size Flowering Pear trees and one 36-inch box size Deodar Cedar. A 24-inch box size
Evergreen Ash tree and a 24-inch box size Purple-leaf Plum will be planted in the front yard of
Parcell.
Fencing: The existing fencing is in poor condition and in need of replacement. Condition of
Approval #6 of the Planned Development Permit requires the fencing along the property lines to
be replaced with a six-foot high "good neighbor" wood fence at the sole expense of the applicant.
Historic Preservation Board: The Historic Preservation Board reviewed the proposed project at it
meeting on February 27, 2002 and was supportive of the new residence in conjunction with the
preservation of the existing residence. The Board determined that the proposed residence is
compatible with the existing residence.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of March 12, 2002. Commissioner Jones was supportive
of the proposed project. Commissioner Doorley was not supportive of the project because of the
flag lot configuration.
Attachments:
1. Findings for Recommending Approval of File No. PLN 2001-125 (Planned Development
Permit)
2. Findings for Recommending Approval of File No. PLN 2001-120 (Tentative Parcel Map)
3. Findings for Recommending Approval of File No. PLN 2002-22 (Tree Removal Permit)
4. Recommended Conditions of Approval for File No. PLN 2001-125 (Planned Development
Permit)
5. Recommended Conditions of Approval for File No. PLN 2001-l20 (Tentative Parcel Map)
6. Recommended Conditions of Approval for File No. PLN 2002-22 (Tree Removal Permit)
7. Exhibits (Site Plan, Floor Plans & Elevations)
8. Planning Commission Meeting Minutes from March 26, 2002
9. Historic Resources Inventory Form for the Existing Residence
10. Location Map
.
Prepared by: ÞMly ~
Darcy Smith, Planner II
Approved by: ~,d J\\.. ~ 0 ~ O~ ~
~§enior Plarfn'erCIJ.....-.-
Attachment #l
FINDINGS FOR RECOMMENDING APPROVAL OF FILE NO. PLN 2001-125
(PLANNED DEVELOPMENT PERMIT)
SITE ADDRESS: 154 Sunnyside Avenue
APPLICANT: Shirley Levitt
DATE: April 23, 2002
Findings for Recommending Approval of a Planned Development Permit to allow the
construction of a new single-family residence.
The Planning Commission finds as follows with regard to File No. PLN 2001-125:
1. The development of the proposed project will result in a residential use that is consistent with
the General Plan Land Use Designation of Low-Medium Density Residential for the project
site.
2. The development of the proposed project will result in a density of 8.5 units per gross acre,
which falls below the maximum permitted density for the site of 13 units per gross acre.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
4. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for low-medium density residential uses.
5. The proposed project is consistent with the Planned Development Zoning Ordinance. The
proposed residence meets the front, side, and rear setback requirements for the Single-family
Residential (R-l) Zoning District.
6. The site plan proposes the construction of a detached two-story residential unit to the rear of
the existing residence. Vehicular access to the residences will be provided via a shared
driveway on the east side of the project site.
7. The proposed two-story residence will incorporate architectural elements of the existing
home situated at the front of the property. The residence will have horizontal lap siding,
hipped and gable roof shapes, composition shingles, wood trim around windows, decorative
knee braces, and a prominent porch supported by double wood post columns with a river rock
base. Walls under the gable roofs are enhanced with fish scale shingles.
8. The proposed project provides a total of seven parking spaces. The project meets the City's
parking requirements by providing three and a half parking spaces per unit.
9. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
Findings for Recommending Approval- Planning Commission Meel1ng of April 23, 2002
PLN 2001-l25 Planned Development Permit - 154 Sunnyside Avenue Page 2
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
4. The proposed development will not result in allowing more residential units than would be
allowed by other residential zoning districts which are consistent with the general plan
designation of the property.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
FINDINGS RECOMMENDING APPROVAL OF FILE NO PLN 2001-120 (TENT A TIVE
PARCEL MAP)
SITE ADDRESS:
APPLICANT:
DATE:
154 Sunnyside Avenue
Shirley Levitt
April 23, 2002
Findings for Recommending Approval of a Tentative Parcel Map to allow the creation of two
lots on property located at 154 Sunnyside Avenue.
The Planning Commission finds as follows with regard to File No. PLN 2001-120:
1. The proposed creation of two residential parcels is consistent with the General Plan.
2. The proposed Parcel Map is consistent with the Planned Development Zoning Ordinance.
3. The shape and orientation of the lots facilitates solar access.
4. The tentative parcel map has been distributed to local agencies, including Pacific Gas and
Electric, AT&T Broadband, West Valley Sanitation District, Santa Clara Valley
Transportation Authority, and the Santa Clara Valley Water District. None of these agencies
raised any concerns about providing services to the parcels.
5. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed tentative parcel map is consistent with the General Plan.
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 development and uses would be compatible with the General Plan of the City and 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 #3
FINDINGS RECOMMENDING APPROVAL OF FILE NO PLN 2002-22 (TREE
REMOVAL PERMIT)
SITE ADDRESS: 154 Sunnyside A venue
APPLICANT: Shirley Levitt
DATE: April 23, 2002
Findings for Recommending Approval of a Tree Removal Permit to allow the removal of one 31-inch
diameter Ailanthus Altissima (Tree-of-Heaven).
Based on the evidence presented, the Planning Commission finds as follows with regard to File
No. PLN 2002-22:
1. The proposed Tree Removal Permit is consistent with the Planned Development Zoning
Ordinance and the General Plan Low-Medium Density Residential land use designation.
2. The proposed tree replacement requirement of one 36-inch box size trees is consistent with
the requirements of the Tree Protection Ordinance.
3. The proposed replacement tree will be a sufficient replacement for the tree to be removed and
will continue the diversity of tree species found in the community.
4. Ailanthus is a fast growing tree that is widely regarded as an exotic weed. It is an aggressive
competitor with respect to the surrounding vegetation and produces toxins which prevent the
establishment of other species. The root system is aggressive enough to cause damage to
sewers and foundations.
5. The size and location of the Tree-of-Heaven would preclude development of the site if the
tree were required to remain. The health of the tree and the structural integrity would be
significantly compromised if construction occurred around the tree due to the severity of root
pruning and soil compaction required.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The retention of the Tree-of-Heaven restricts the economic enjoyment of the property and
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 tree.
2. 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. PLN 2002-125
(PLANNED DEVELOPMENT PERMIT)
SITE ADDRESS: 154 Sunnyside Avenue
APPLICANT: Shirley Levitt
DATE: 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 Project: Approval is granted approval to construct a single-family residence on the
project site. The building and site design shall substantially conform to the project exhibits
listed below, except as may be modified by the Conditions of Approval herein:
a. Set of plans prepared by Mark H. Snow Associates received on March 8, 2002, including
building elevations, floor plans and a site plan.
b. Color elevations and materials board submitted by the applicant on March 8, 2002
c. Tentative Parcel Map prepared by Kirkeby Engineering received on March 8, 2002.
2. Landscaping: The applicant shall submit four sets of detailed landscape and irrigation plans
prepared by a registered Landscape Architect to the Planning Division, prior to the issuance
of building permits, for review and approval by the Community Development Director for
compliance with all applicable Conditions of Approval, ordinances, laws and regulations.
a. Landscape and irrigation plans shall be consistent with the City's Water Efficient
Landscaping Standards (WELS).
b. All trees (except replacement trees) shall be 15-gallon size and all shrubs shall be a
minimum 5-gallon size.
c. Landscaping plan shall include a combination of trees, shrubs and ground cover to
provide a traditional residential landscape concept. Plantings shall be installed along the
proposed driveway and to be provided in all private yard spaces to ensure privacy and
screening to adjacent uses.
Recommended Conditions 01 Approval - Planning Commission Meeting of April 23, 2002
PLN 2001-l25 Planned Development Permit - 154 Sunnyside Avenue Page 2
d. Four (4) 24-inch box size trees shall be required as a replacement for the black walnut
tree that was removed without a Tree Removal Permit.
3. Parking and Driveways:
a. Parking and driveway areas shall be developed in compliance with Chapter 21.50 of the
Campbell Municipal Code.
b. The applicant shall provide bomanite or other decorative paving for the full length of the
driveway and uncovered parking spaces. The pavement design shall be reviewed and
approved by the Community Development Director prior to issuance of building permits
for the project.
4. Park Impact Fee: A park impact fee of $7,035 for one new unit developed at a density range
of six to 13 units per gross acre, or the fee in effect at the time of occupancy, is due upon
development of the site. 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.
5. Final Parcel Map: This Planned Development Permit approval is contingent upon approval
of the Final Parcel Map to divide the subject property. The final parcel map shall be
approved and recorded prior to issuance of building permits.
6. Fences: Fencing along the property lines shall be replaced with a six-foot high "good
neighbor" wood fence 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.
7. 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 11.20l and 11.414, 1985 Ed. Uniform Fire Code).
8. On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
conditions of approval, ordinances, laws and regulations. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
9. Retention of Existing Residence: The existing single-family residence shall be retained in
perpetuity unless a Modification to Planned Development No. PLN 2001-125 is approved by
the City Council. Minor modifications shall be made only if they are determined by the
Community Development Director to be consistent with the historic design. Significant
modifications, including the addition of floor area, shall be reviewed by the Historic
Preservation Board and decided by the Planning Commission.
Recommended Conditions VI Approval- Planning Commission Metung of April 23, 2002
PLN 2001-125 Planned Development Permit - 154 Sunnyside Avenue Page 3
10. Planned Development Permit Expiration: The Planned Development Permit approval shall
expire and be void one year from the date of final approval, unless a building permit is
obtained. Construction must be completed one year thereafter or the Planned Development
Permit shall be void.
11. 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.
Buildim! Division:
12. 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.
13. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
14. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
15. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. x 36 in.
16. 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.
17. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details.
18. 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. finish floor elevation (first floor)
c. foundation comer locations
19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. 8Y2 X 11 calculations shall be submitted as
well.
Recommended Conditions Ú1 Approval- Planning Commission Mecl1ng of April 23, 2002
PLN 2001-125 Planned Development Permit - 154 Sunnyside Avenue Page 4
20. 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 U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
21. Water Pollution: 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.
22. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the School District
payment form from the City Building Division, after the Division has approved the building permit
application.
FIRE DEPARTMENT
23. Required Fire Flow: The required fire flow for this project has been calculated at 1,000
GPM at 20 psi residual pressure. The required fire flow is available from area water mains
and fire hydrant(s), which are located at the required spacing.
24. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or road
fronting the property. Numbers shall contrast with their background.
PUBLIC WORKS DEPARTMENT
25. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Final Parcel Map for review by the City and recordation, upon
approval by the City. The current plan check fee is $1,215.00 plus $25 per lot.
26. Preliminary Title Report: Upon submittal of the Final Parcel Map, the applicant shall
provide a current Preliminary Title Report.
27. Public Service Easement and Sidewalk Easement: Upon recordation of the Parcel Map, the
applicant shall grant a 10 foot Public Service and Sidewalk Easement on private property
contiguous with the public right-of-way along the Sunnyside A venue 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.
Recommended Conditions 01 Approval- Planning Commission Meering of April 23, 2002
PLN 2001-125 Planned Development Permit - 154 Sunnyside Avenue Page 5
28. Easements: Upon recordation of the Parcel Map, the applicant shall cause Easements to be
recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
29. Monumentation for Final Parcel Map: Prior to recordation of the Parcel Map, the applicant
shall provide security for setting all Monuments shown on the map.
30. Street Improvements: Upon recordation of the Parcel Map, 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. Removal of existing curb, gutter, sidewalk, and driveway approach.
b. Construction of new curb, gutter, sidewalk, and two separated ADA compliant driveway
approaches.
c. Installation of street trees and irrigation at 40 feet on center.
d. Construction of conforms to existing public and private improvements, as necessary.
31. 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.
32. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
33. 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.
34. 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.
35. 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.
Recommended Conditions or Approval- Planning Commission Meeting of April 23, 2002
PLN 2001-125 Planned Development Permit - 154 Sunnyside Avenue Page 6
36. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site or
recordation of the Parcel Map, the applicant shall pay the required Storm Drain Area fee
which is $2,250.00 per acre.
37. 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 (NP-DES) 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.
38. Demolition: Prior to recording of the Final Map/Parcel Map the applicant shall obtain a
Demolition permit to remove any nonconforming structures.
39. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
Attachment #5
RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN 2001-120
(TENT A TIVE PARCEL MAP)
SITE ADDRESS: 154 Sunnyside Avenue
APPLICANT: Shirley Levitt
DATE: 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 Proiect: Approval is granted for a Tentative Parcel Map to create two residential
parcels on property located at 154 Sunnyside A venue. The Tentative Parcel Map shall
substantially conform to the Tentative Parcel Map prepared by prepared by Kirkeby
Engineering received on March 8, 2002, except as modified by the Conditions of Approval
herein. Tentative map approval is valid for a period of two years from the date of approval
and shall expire unless an extension of approval is granted.
2. Final Parcel Map: This Tentative Parcel Map approval is contingent upon approval of the
final parcel map to divide the subject property. The final parcel map shall be approved and
recorded prior to issuance of building permits.
3. Park Impact Fee: A park impact fee of $7,035 for one new unit developed at a density range
of six to 13 units per gross acre, or the fee in effect at the time of occupancy, is due upon
development of the site. 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 issuance of any grading or building permits for the project, the applicant
shall submit a Final Parcel Map for review by the City and recordation, upon approval by the
City. The current plan check fee is $1,215.00 plus $25 per lot.
Recommended Conditions Ú1 Approval- Planning Commission MeeLlng of April 23, 2002
PLN 2001-120 Tentative Parcel Map - 154 Sunnyside Avenue Page 2
6. Preliminary Title Report: Prior to recordation of the Pinal Parcel Map, the applicant shall
provide a current Preliminary Title Report, grant deed, or other satisfactory proof of
ownership.
7. Public Service Easement and Sidewalk Easement: Upon recordation of the Final Parcel Map, the
applicant shall grant a five (5) foot Public Service Easement and Sidewalk Easement on
private property contiguous with the public right-of-way along the Sunnyside A venue
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. Easements: Upon recordation of the Pinal Parcel Map, the applicant shall cause Easements
to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
9. Monumentation for Pinal Parcel Map: Prior to recordation of the Pinal Parcel Map, the
applicant shall provide security guaranteeing the cost of setting all Monuments shown on the
map, as determined by the City Engineer.
10. Street Improvements: Prior recordation of the Final Parcel Map, 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 fees, 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 in accordance with all applicable conditions of approval,
ordinances, laws and regulations and accepted engineering practices. The fee for a non-utility
encroachment permit is $245.00. The plans shall include the following:
a. Removal of existing curb, gutter, sidewalk, and driveway approach.
b. Construction of new curb, gutter, sidewalk, and two separated ADA compliant driveway
approaches.
c. Installation of street trees and irrigation at 40 feet on center.
d. Construction of conforms to existing public and private improvements, as necessary.
11. 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.
12. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
13. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.l50 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.
14. Storm Drain Area Pee: Prior to recordation of the Pinal Parcel Map, the applicant shall pay
the required Storm Drain Area fee of $2,250/acre.
Attachment #6
RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN 2002-22 (TREE
REMOVAL PERMIT)
SITE ADDRESS: 154 Sunnyside Avenue
APPLICANT: Shirley Levitt
DATE: 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
Planning Division:
1. Approved Permit: Approval is granted for a Tree Removal Permit (PLN 2002-22) to allow
the removal of 31-inch diameter Ailanthus altissima (Tree-of-Heaven) at 154 Sunnyside
A venue. This permit shall only be valid in conjunction with an approved Planned
Development Permit (PLN 2001-125).
2. Replacement of Removed Tree: One 36-inch box size trees shall be required as a
replacement for the one tree to be removed at 154 Sunnyside Avenue. The location and
species of this tree 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 tree 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).
Planning Commission Minutes of March 26,2002
Page 3
Commissioner Gibbons:
· Said that the information for Parcels One and Two appear to be reversed in one portion of
the staff report that pertains to provision of parking.
· Questioned why one parcel would require four spaces while the other only requires two.
· Asked if fencing has been discussed.
Planner Darcy Smith replied that fencing would be reviewed together with the landscape plan.
Commissioner Hernandez asked if staff has any concern regarding flag lots on an historic
property. Do considerations for a historic structure include what occurs on the property itself
or simply with the structure.
Planner Darcy Smith:
. Replied that the concern is with the historic structure itself There is interest in retaining
this house as it is included on the Historic Resource Inventory although it is not listed as a
Landmark.
. Added that the applicant has worked very hard to compliment the proposed new house to
the existing ftont house.
Commissioner Gibbons asked if this project IS compliant with the residential setback
requirements.
Planner Darcy Smith replied that this project meets all setbacks.
Commissioner Doorley provided the Site and Architectural Review Committee report as
follows:
· SARC reviewed this project on March 12,2002.
· Advised that Commissioner Jones was supportive while he was not.
Chair Francois opened the Public Hearing for Agenda Item NO.1.
Mr. Tom Black, 132 Sunnyside Avenue, Campbell:
· Stated that the look of this new house is great.
· Reminded that he has a similar project underway two doors down that received Planning
Commission approval approximately a month ago.
· Said that this is a good use of the neighborhood but that he does have some concerns,
primarily parking.
· Pointed out that his project required the provision of3.5 parking spaces per unit.
Senior Planner Geoff Bradley advised that the standard for residential is one garage space and
one driveway space. When a project is considered more like a townhome, the 3.5 space
requirement is imposed. For this project, four spaces are provided for the rear house that will
rely totally on on-site parking and two for the ftont house, which can also utilize street parking.
Mr. Tom Black:
. Reiterated that he had to provide seven parking spaces for his project.
. Expressed concern that this project will create more demand for street parking.
Planning Commission Minutes of March 26, 2002
Page 4
· Asked that the project be required to meet minimum parking requirements.
· Pointed out that the tandem parking proposed for the !Tont unit is too inconvenient.
· Stated that the proposed use of river rock on the posts for the rear house are not consistent
with the front house.
Chair Francois asked Mr. Black ifhe had addressed the use of river rock with staff
Mr. Tom Black replied no.
Mr. Kris Moe, 148 Sunnyside Avenue, Campbell:
. Said that his only issue with this proposal is the impact on natural light for his home. The
new home will block natural light through two larger windows at that elevation of his
home.
. Asked that the proposed home be moved a couple of feet to minimize the loss of light and
that a tree be planted to assist with privacy impacts.
Commissioner Hernandez asked Mr. Moe how far his home is set back ftom this shared
property line.
Mr. Kris Moe replied five feet.
Mr. Dave Russ, 146 Sunnyside Avenue, Campbell:
. Stated his concern for parking impacts and agreed with the concern that Mr. Moe expressed
over lighting impacts on his home as a result of the construction of a new home adjacent.
. Asked what the plans ate for fencing.
Senior Planner Geoff Bradley advised that if the fence were damaged during construction, the
applicant would have to replace it. If not, the replacement of the fence would need to be
handled between the two property owners at a shared cost.
Mr. Dave Russ pointed out that this fence is in bad shape.
Commissioner Gibbons asked if different parking standards were applied to Mr. Black
compared to this proposal.
Senior Planner Geoff Bradley replied that the same requirement was applied differently in
order to be able to retain the existing historic house.
Commissioner Gibbons stated that this project should be required to provide 3.5 spaces just as
Mr. Black had to do.
Mr. Mark Snow, Applicant's Representative:
· Agreed that parking is an issue.
· Said that this project preserves a better neighborhood sense.
· Said that the reason for the placement of the home was to screen the massing ftom view at
the street.
· Advised that the use of river rock was included at the direction from staff
Planning Commission Minutes of March 26, 2002
Page 5
. Pointed out that this project has an FAR of 42. Even with an addition to the existing
historic house, the final FAR will be no more than 52 percent.
. Stated that they have worked hard with staff to design this project and believe that this is a
good project.
Chair Francois asked if the house could be moved to better share the available space between
the house with its two side setbacks.
Mr. Mark Snow said that they are willing as long as staff says it is okay to do so. Assured that
they are willing to work on this issue.
Chair Francois closed the Public Hearing for Agenda Item No. 1.
Commissioner Gibbons asked about the turfblock area and whether it was intended to serve as
a turnaround area.
Senior Planner GeoffBradley said that this was indeed intended as a turnaround area.
Commissioner Hernandez:
· Agreed with Mr. Black's concern over parking, particularly for the ftont parcel.
· Supported the idea of shifting the house over a few feet per Mr. Moe's request to alleviate
impacts on natural light into Mr. Moe's home.
· Said that he would support the replacement of a tree between the adjacent duplex and this
new home.
· Stated that he is struggling with the parking issue.
Commissioner Gibbons said that she would propose postponing this item for further discussion
on parking for the ftont unit, the use of river rock as a finishing detail and the location of the
rear structure.
Commissioner Hernandez said that a continuation is a fair proposal.
Motion:
Upon motion of Commissioner Gibbons, seconded by Commissioner
Hernandez, the Planning Commission continued consideration of
PLN2001-120 (parcel Map); PLN2oo1-125 (planned Development) and
PLN2002-22 (Tree Removal Permit) on property owned by Ms. Shirley Lu
Levitte located at 154 Sunnyside Avenue to the Planning Commission
meeting of April 23, 2002, with the following instruction to stafT to provide
more information to:
1. Consider additional parking for the front unit;
2. Reposition the rear unit to share the available space on both side
setbacks;
3. Tree replacement between the adjacent duplex and the new home; and
4. Reconsideration of use of river rock as a C"mish detail; and
5. Discussion of proposed fencing.
(5-0-2; Commissioners Jones and Leonard were absent)
ITEM NO.1
CAMPBELL
r:Þ
STAFF REPORT - PLANNING COMMISSION MEETING OF
MARCH 26, 2002
Levitt, S.
Public Hearing to consider the application of Ms. Shirley Levitt for a
Planned Development Permit (PLN2001-125) to allow development of a
new single-family residence, a Tentative Parcel Map (PLN2001-120) to
create two parcels, and a Tree Removal Permit (PLN2002-22) to allow the
removal of one 31-inch diameter Ailanthus altissima (Tree-of-Heaven) on
property owned by Ms. Shirley Levitt located at 154 Sunnyside A venue in
a P-D (Planned Development) Zoning District.
PLN2001-120 &
125
PLN2002-22
STAFF RECOMMENDATION
That the Planning Commission take the following actions:
1. Adopt a Resolution, incorporating the attached findings, recommending that the City Council
approve a Planned Development Permit (PLN 2001-125) to allow development of a single-
family residence, subject to the attached Conditions of Approval;
2. Adopt a Resolution, incorporating the attached findings, recommending that the City Council
approve a Tentative Parcel Map (PLN 2001-120) to divide a parcel into two residential lots,
subject to the attached Conditions of Approval; and
3. Adopt a Resolution, incorporating the attached findings, recommending that the City Council
approve a Tree Removal Permit (PLN2002-22), subject to the attached Conditions of
Approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 (a) Class 3, pertammg to new
construction of small structures, and Section 15315 Class 15, pertaining to minor land divisions,
of CEQA; therefore, no environmental action is required.
PROJECT DATA
Catee:orv
Gross Lot Area:
Net Lot Area:
Proposed Proiect
.23 acres (10,200 sq. ft.)
.20 acres (8,700 sq. ft.)
ReQuired! Allowed
Parcel 1 (front lot):
Parcel 2 (rear lot):
4,500 net sq. ft.
4,200 net sq. ft.
Project Density:
8.5 units/gross acre
13 units/gross acre max.
Staff Report - Planning COhl1nission Meeting of March 26, 2002
PLN 200l-120 & 125/ PLN 2002-22 - 154 Sunnyside Avenue
Page 2
Proposed Building Area
Parcell:
First Floor (Existing):
Detached Carport:
Total:
960 sq. ft.
200 sq. ft.
1,160 sq. ft.
200 sq. ft.
Parcel 2:
First Ploor:
Covered Porch:
Garage:
Second Floor:
Total:
1,166 sq. ft.
90 sq. ft.
459 sq. ft.
902 sq. ft.
2,617 sq. ft.
200 sq. ft.
Ploor Area Ratio (PAR)*:
Parcell:
Parcel 2:
Overall Project:
*Excludes covered porch
.26 (1,160 sq. ft.)
.60 (2,527 sq. ft.)
.42 (3,687 sq. ft.)
Building Coverage:
Parcell:
Parcel 2:
Overall Project:
25.7% (1,160 sq. ft.)
40.8% (1,715 sq. ft.)
33.0% (2,875 sq. ft.)
Parking Required:
Parking Provided:
Parcel 1:
Parcel 2:
2 spaces/unit (1 covered)
4 spaces (2 covered)
2 spaces (1 covered)
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Planned Development Permit to
allow the construction of a new single-family residence, a Tentative Parcel Map to create two
lots, and a Tree Removal Permit to allow the removal of one 31-inch diameter Ailanthus
altissima (Tree-of-Heaven). The project site is located on the southern side of Sunnyside Avenue
east of its intersection with Industrial Way.
Background: The subject property is currently developed with a single-family residence and
detached garage. The existing residence is listed on the City's Historic Resource Inventory
(1984) and was built in approximately 1905. It is a classic example of Colonial Revival
architecture, which was very common in Campbell around the turn of the 20th Century,
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Low to
Medium Density Residential, which permits residential development with a range of six to 13
units per gross acre. Developments at this density consist generally of duplexes, small apartment
Staff Report - Planning COll1mission Meeting of March 26, 2002
PLN 2001-120 & 125/ PLN 2002-22 - 154 Sunnyside Avenue
Page 3
buildings, and small lot single-family detached homes when the P-D (Planned Development)
Zoning Designation is utilized. The density of the proposed project is 8.5 units per gross acre,
which falls below the maximum permitted density for the site. A maximum of three units could
be considered on the site.
Zoning Designation: The zoning designation for the project site is Planned Development (P-D).
Under the P-D zoning ordinance, a Planned Development Permit must be approved by the City
Council to allow construction of the project. The proposed project would consistent with the
zoning ordinance with approval of a Planned Development Permit. The PD district is intended to
provide a degree of flexibility which is not available in other zones so as to allow developments
that are more consistent with site characteristics while creating an optimum quantity and use of
open space and good design The proposed residence meets the front, side, and rear setbacks
required for the Single-family Residential (R-l) Zoning District.
Surrounding Neighborhood: The surrounding neighborhood on Sunnyside A venue consists of a
variety of residential types including single-family residences, attached townhomes, and multiple
family residences. The parcels adjacent to the project site are developed with a single-family
residence to the east, a two unit attached townhome to the west, and an auto-related industrial use
to the south across a lO-foot wide alleyway. North of the project site across Sunnyside A venue is
a church.
Existing Residence: The project originally proposed the demolition of the existing residence. The
Historic Preservation Board reviewed the proposal at their meeting on September 26, 2001 and
was not supportive of the demolition of the residence. The Board recommended the proposed
project retain the existing residence and incorporate construction of a new residence on the rear
parcel. The house appears to be in good condition, especially considering its age. The garage is in
poor condition and not usable. It would be removed as part of the project.
Staff has determined that the incorporation of the existing house provides a superior design that
blends the project into the existing neighborhood.
The applicant has revised the project to comply with the Board's recommendation. The proposed
project would include minor rehabilitation of the existing residence, including the installation of
a new roof, painting, and floor finishes. The residence is in need of a new foundation system and
rebuilt exterior walls that meet current codes. The applicant intends to sell the house with the
new owner being responsible for most of the restoration.
Site Plan: The site plan proposes the construction of a detached two-story residential unit to the
rear of the existing residence. Vehicular access to the residences will be provided via a shared
driveway on the east side of the project site. The proposed residence will provide a minimum
setback of five feet for the first story portions of the residence and a minimum setback of ten feet
for the second story portions along the side and rear property lines. These setbacks are consistent
with those required in the Single-family Residential (R-l) Zoning District.
Staff Report - Planning COIumission Meeting of March 26, 2002
PLN 2001-120 & 125/ PLN 2002-22 - 154 Sunnyside Avenue
Page 4
Residence Design: The proposed two-story residence will incorporate architectural elements of
the existing home situated at the front of the property. The residence will have horizontal lap
siding, hipped and gable roof shapes, composition shingles, wood trim around windows,
decorative knee braces, and a prominent porch supported by double wood post columns with a
river rock base. Walls under the gable roofs are enhanced with fish scale shingles.
Parking: The proposed project provides a total of four parking spaces. A detached one-car
carport will be constructed on parcel no. 1 and a two-car attached garage would be constructed
on parcel no. 2, The project meets the City's parking requirements by providing two parking
spaces per unit.
Tree Removal: The applicant is proposing to remove one tree that is protected under the City's
Tree Protection Ordinance. The protected tree is a 31-inch diameter Ailanthus altissima (Tree-of-
Heaven). Ailanthus is a fast growing tree that is widely regarded as an exotic weed. It is an
aggressive competitor with respect to the surrounding vegetation and produces toxins which
prevent the establishment of other species. The root system is aggressive enough to cause damage
to sewers and foundations.
The size and location of the Tree-of-Heaven would preclude development of the site if the tree
were required to remain. The health of the tree and the structural integrity would be significantly
compromised if construction occurred around the tree due to the severity of root pruning and soil
compaction required. Staff finds that the Tree-of-Heaven restricts the economic enjoyment of the
property and 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.
A black walnut tree, which is a protected species under the Tree Protection Ordinance, was
removed from the project site without a permit in October 2001. A penalty for the removal of a
protected tree without an approved Tree Removal Permit is the requirement of the planting of
four 24-inch box size replacement trees instead of the one that is typically required. Condition of
Approval No.2 of the Planned Development Permit requires the submittal of a final landscape
plan showing the location and species of these replacement trees to be reviewed and approved by
the Community Development Director.
General Plan Policies and Strategies
The proposed project complies with the following General Plan Land Use Element policies and
strategies:
Policy LUT-5.2: Residential Neighborhoods: Maintain safe, attractive, pedestrian friendly
residential neighborhoods with identifiable centers and consistent development patterns and a
range of public and private services.
Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential
development and substantial additions that are designed to maintain and support the existing
character and development pattern of the surrounding neighborhood, especially in historic
neighborhoods and neighborhoods with consistent design characteristics.
Staff Report - Planning Commission Meeting of March 26, 2002
PLN 2001-120 & 125/ PLN 2002-22 - 154 Sunnyside Avenue
Page 5
Policy LUT -8.1: Historic Buildings, Landmarks and Districts and Cultural Resources:
Preserve, rehabilitate or restore the City's historic buildings, landmarks, districts and cultural
resources and retain the architectural integrity of established building patterns within historic
residential neighborhoods to preserve the cultural heritage of the community.
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.
Downtown Neighborhoods
The project site is located within an area subject to the Downtown Neighborhoods policies and
strategies. The General Plan encourages the maintenance of the "small town" character of the
neighborhoods surrounding Downtown by encouraging the preservation of important historical
resources and encouraging new development compatible in scale with existing development. The
proposed project is consistent with the following policies and strategies for the Downtown
Neighborhoods:
Policy LUT -20.1: Compatibility: Ensure that new residential developments are designed to
blend with existing building forms and be predominantly detached single-family units, as
appropriate.
Strategy LUT-20.1a: Detached Units: Ensure that development or redevelopment
projects with more than two units consist of detached units with one and two-story building
elements, when located in a predominantly single-family residential neighborhood. Ensure
residential unit entries face the public street.
The proposed project is also consistent with the following City Council Policy:
1.20 Historic Preservation: In order to preserve the cultural heritage of the community and in
order to promote the general health, safety and welfare of the citizens of Campbell, structure
sites and areas or districts of special historic, architectural, or aesthetic interest or value
should be preserved, and should not be unnecessarily destroyed or impaired.
Historic Preservation Board: The Historic Preservation Board reviewed the proposed project at it
meeting on February 27, 2002 and was supportive of the proposal for new construction in
conjunction with the preservation of the existing residence. The Board determined that the
proposed residence is compatible with the existing residence.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of March 12, 2002. Commissioner Jones was supportive
of the proposed project. Commissioner Doorley was not supportive of the project because of the
flag lot configuration.
Staff Report - Planning Commission Meeting of March 26, 2002
PLN 2001-120 & 125/ PLN 2002-22 - 154 Sunnyside Avenue
Page 6
Attachments:
1. Findings for Recommending Approval of File No. PLN 2001-125 (Planned Development
Permit)
2. Findings for Recommending Approval of File No. PLN 2001-120 (Tentative Parcel Map)
3. Findings for Recommending Approval of File No. PLN 2002-22 (Tree Removal Permit)
4. Recommended Conditions of Approval for File No. PLN 2001-125 (Planned Development
Permit)
5. Recommended Conditions of Approval for File No. PLN 2001-120 (Tentative Parcel Map)
6. Recommended Conditions of Approval for File No. PLN 2002-22 (Tree Removal Permit)
7. Exhibits (Site Plan, Floor Plans & Elevations)
8. Historic Resources Inventory Form for the retained residence
9. Location Map
Prepared by:~rt{/~?f9jz"
Darcy Srf{ith, Planner II
Vtß
Approved by:
Attachment #1
FINDINGS FOR RECOMMENDING APPROVAL OF FILE NO. PLN 2001-125
(PLANNED DEVELOPMENT PERMIT)
SITE ADDRESS: 154 Sunnyside Avenue
APPLICANT: Shirley Levitt
DATE: March 26, 2002
Findings for Recommending Approval of a Planned Development Permit to allow the
construction of a new single-family residence.
The Planning Commission finds as follows with regard to File No. PLN 2001-125:
1. The development of the proposed project will result in a residential use that is consistent with
the General Plan Land Use Designation of Low-Medium Density Residential for the project
site.
2. The development of the proposed project will result in a density of 8.5 units per gross acre,
which falls below the maximum permitted density for the site of 13 units per gross acre.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
4. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for low-medium density residential uses.
5. The proposed project is consistent with the Planned Development Zoning Ordinance. The
proposed residence meets the front, side, and rear setback requirements for the Single-family
Residential (R-l) Zoning District.
6. The site plan proposes the construction of a detached two-story residential unit to the rear of
the existing residence. Vehicular access to the residences will be provided via a shared
driveway on the east side of the project site.
7. The proposed two-story residence will incorporate architectural elements of the existing
home situated at the front of the property. The residence will have horizontal lap siding,
hipped and gable roof shapes, composition shingles, wood trim around windows, decorative
knee braces, and a prominent porch supported by double wood post columns with a river rock
base. Walls under the gable roofs are enhanced with fish scale shingles.
8. The proposed project provided a total of four parking spaces. The project meets the City's
parking requirements by providing two parking spaces per unit.
9. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
Findings for Recommending Approval - Planning Commission MeetIllg of March 26, 2002
PLN 2001-125 Planned Development Permit - 154 Sunnyside Avenue Page 2
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
4. The proposed development will not result in allowing more residential units than would be
allowed by other residential zoning districts which are consistent with the general plan
designation of the property.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
FINDINGS RECOMMENDING APPROV AL OF FILE NO PLN 2001-120 (TENT A TIVE
PARCEL MAP)
SITE ADDRESS:
APPLICANT:
DATE:
154 Sunnyside Avenue
Shirley Levitt
March 26, 2002
Findings for Recommending Approval of a Tentative Parcel Map to allow the creation of two
parcels on property located at 154 Sunnyside Avenue.
The Planning Commission finds as follows with regard to File No. PLN2001-120:
1. The proposed creation of two residential parcels is consistent with the General Plan.
2. The proposed Parcel Map is consistent with the Planned Development Zoning Ordinance.
3. The shape and orientation of the lots facilitates solar access.
4. The tentative parcel map has been distributed to local agencies, including Pacific Gas and
Electric, AT&T Broadband, West Valley Sanitation District, Santa Clara Valley
Transportation Authority, and the Santa Clara Valley Water District. None of these agencies
raised any concerns about providing services to the parcels.
5. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed tentative parcel map is consistent with the General Plan.
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 development and uses would be compatible with the General Plan of the City and 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 #3
FINDINGS RECOMMENDING APPROVAL OF FILE NO PLN 2002-22 (TREE
REMOVAL PERMIT)
SITE ADDRESS: 154 Sunnyside Avenue
APPLICANT: Shirley Levitt
DATE: March 26, 2002
Findings for Recommending Approval of a Tree Removal Permit to allow the removal of one 31-inch
diameter Ailanthus altissima (Tree-of-Heaven).
Based on the evidence presented, the Planning Commission finds as follows with regard to Pile
No. PLN 2002-22:
1. The proposed Tree Removal Permit is consistent with the Planned Development Zoning
Ordinance and the General Plan Low-Medium Density Residential land use designation.
2. The proposed tree replacement requirement of one 36-inch box size trees is consistent with
the requirements of the Tree Protection Ordinance.
3. The proposed replacement tree will be a sufficient replacement for the tree to be removed and
will continue the diversity of tree species found in the community.
4. Ailanthus is a fast growing tree that is widely regarded as an exotic weed. It is an aggressive
competitor with respect to the surrounding vegetation and produces toxins which prevent the
establishment of other species. The root system is aggressive enough to cause damage to
sewers and foundations.
5. The size and location of the Tree-of-Heaven would preclude development of the site if the
tree were required to remain. The health of the tree and the structural integrity would be
significantly compromised if construction occurred around the tree due to the severity of root
pruning and soil compaction required.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The retention of the Tree-of-Heaven restricts the economic enjoyment of the property and
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 tree.
2. 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. PLN 2002-125
(pLANNED DEVELOPMENT PERMIT)
SITE ADDRESS: 154 Sunnyside Avenue
APPLICANT: Shirley Levitt
DATE: March 26, 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
1. Approved Project: Approval is granted approval to construct a single-family residence on the
project site. The building and site design shall substantially conform to the project exhibits
listed below, except as may be modified by the Conditions of Approval herein:
a. Set of plans prepared by Mark H. Snow Associates received on March 8, 2002, including
building elevations, floor plans and a site plan.
b. Color elevations and materials board submitted by the applicant on March 8, 2002.
c. Tentative Parcel Map prepared by Kirkeby Engineering received on March 8, 2002.
d. The Planned Development Permit approval shall expire and be void one year from the
date of final approval, unless a building permit is obtained. Construction must be
completed one year thereafter or the Planned Development Permit shall be void.
2. Landscaping: The applicant shall submit four sets of detailed landscape and irrigation plans
prepared by a registered Landscape Architect to the Planning Division, prior to the issuance
of building permits, for review and approval by the Community Development Director for
compliance with all applicable conditions of approval, ordinances, laws and regulations.
a. Landscape and irrigation plans shall be consistent with the City's Water Efficient
Landscaping Standards (WELS).
b, All trees (except replacement trees) shall be 15-gallon size and all shrubs shall be a
minimum 5-gallon size.
Recommended Conditions ot f\pproval- Planning Commission MeetIng of March 26, 2002
PLN 2001-125 Planned Development Permit - 154 Sunnyside Avenue Page 2
c. Landscaping plan shall include a combination of trees, shrubs and ground cover to
provide a traditional residential landscape concept. Plantings shall be installed along the
proposed driveway and to be provided in all private yard spaces to ensure privacy and
screening to adjacent uses.
d. Pour (4) 24-inch box trees shall be required as a replacement for the black walnut tree
that was removed without a Tree Removal Permit.
3. Parking and Driveways:
a. Parking and driveway areas shall be developed in compliance with Chapter 21.50 of the
Campbell Municipal Code.
b. The applicant shall provide bomanite or other decorative paving for the full length of the
driveway and uncovered parking spaces. The pavement design shall be reviewed and
approved by the Community Development Director prior to issuance of building permits
for the project.
4. Park Impact Fee: A park impact fee of $7,035 for one new unit developed at a density range
of six to 13 units per gross acre, or the fee in effect at the time of occupancy, is due upon
development of the site. 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.
5. Pinal Parcel Map: This Planned Development Permit approval is contingent upon approval
of the Final Parcel Map to divide the subject property. The final parcel map shall be
approved and recorded prior to issuance of building permits.
6. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code.
7. 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).
8. On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
conditions of approval, ordinances, laws and regulations. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
9, Retention of Existing Residence: The existing single-family residence shall be retained in
perpetuity unless a Modification to Planned Development No. PLN 2001-125 is approved by
the City Council. Minor modifications shall be made only if they are determined by the
Community Development Director to be consistent with the historic design. Significant
Recommended Conditions ot Approval - Planning Commission Meetmg of March 26, 2002
PLN 2001-125 Planned Development Permit - 154 Sunnyside Avenue Page 3
modifications, including the addition of floor area, shall be reviewed by the Historic
Preservation Board and decided by the Planning Commission.
Buildine: Division:
10. 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.
11. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
12, Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
13. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in, x 36 in.
14. 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.
15. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details.
16. 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. finish floor elevation (first floor)
c. foundation comer locations
17. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. 8Yí X 11 calculations shall be submitted as
well.
18. 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
Recommended Conditions ot Approval - Planning Commission Meetmg of March 26, 2002
PLN 2001-125 Planned Development Permit - 154 Sunnyside Avenue Page 4
with u.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
19. Water Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
20. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the School District
payment form from the City Building Division, after the Division has approved the building permit
application.
FIRE DEPARTMENT
21. Required Fire Flow: The required fire flow for this project has been calculated at 1,000
GPM at 20 psi residual pressure. The required fire flow is available from area water mains
and fire hydrant(s), which are located at the required spacing.
22. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or road
fronting the property. Numbers shall contrast with their background.
PUBLIC WORKS DEPARTMENT
23. Parcel Map: Prior to issuance of any grading or building permits for the project, the
applicant shall submit a Final Parcel Map for review by the City and recordation, upon
approval by the City. The current plan check fee is $1,215.00 plus $25 per lot.
24. Preliminary Title Report: Upon submittal of the Final Parcel Map, the applicant shall
provide a current Preliminary Title Report.
25. Public Service Easement and Sidewalk Easement: Upon recordation of the Parcel Map, the
applicant shall grant a 10 foot Public Service and Sidewalk Easement on private property
contiguous with the public right-of-way along the Sunnyside A venue 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.
26. Easements: Upon recordation of the Parcel Map, the applicant shall cause Easements to be
recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
Recommended Conditions of rtpproval - Planning Commission Meeung of March 26, 2002
PLN 2001-125 Planned Development Permit -154 Sunnyside Avenue Page 5
27. Monumentation for Final Parcel Map: Prior to recordation of the Parcel Map, the applicant
shall provide security for setting all Monuments shown on the map.
28. Street Improvements: Upon recordation of the Parcel Map, 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. Removal of existing curb, gutter, sidewalk, and driveway approach.
b. Construction of new curb, gutter, sidewalk, and two separated ADA compliant driveway
approaches.
c. Installation of street trees and irrigation at 40 feet on center.
d. Construction of conforms to existing public and private improvements, as necessary.
29. 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.
30. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
31. 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.
32. 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.
33. 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.
34. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site or
recordation of the Parcel Map, the applicant shall pay the required Storm Drain Area fee
which is $2,250.00 per acre.
Recommended Conditions of 1"\pproval - Planning Commission Meetmg of March 26, 2002
PLN 2001-125 Planned Development Permit - 154 Sunnyside Avenue Page 6
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 (NP-DES) 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.
36. Demolition: Prior to recording of the Final Map/Parcel Map the applicant shall obtain a
Demolition permit to remove any nonconforming structures.
37. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
Attachment #5
RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN2001-120
(TENT A TIVE PARCEL MAP)
SITE ADDRESS: 154 Sunnyside Avenue
APPLICANT: Shirley Levitt
DATE: March 26, 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 Project: Approval is granted for a Tentative Parcel Map to create two residential
parcels on property located at 154 Sunnyside Avenue. The Tentative Parcel Map shall
substantially conform to the Tentative Parcel Map prepared by prepared by Kirkeby
Engineering received on March 8, 2002, except as modified by the Conditions of Approval
herein. Tentative map approval is valid for a period of two years from the date of approval
and shall expire unless an extension of approval is granted.
2. Final Parcel Map: This Tentative Parcel Map approval is contingent upon approval of the
final parcel map to divide the subject property. The final parcel map shall be approved and
recorded prior to issuance of building permits.
3. Park Impact Fee: A park impact fee of $7,035 for one new unit developed at a density range
of six to 13 units per gross acre, or the fee in effect at the time of occupancy, is due upon
development of the site. 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 issuance of any grading or building permits for the project, the applicant
shall submit a Final Parcel Map for review by the City and recordation, upon approval by the
City. The current plan check fee is $1,215.00 plus $25 per lot.
Recommended Conditions of J-\.pproval - Planning Commission Meetmg of March 26, 2002
PLN 2001-120 Tentative Parcel Map - 154 Sunnyside Avenue Page 2
6. Preliminary Title Report: Prior to recordation of the Final Parcel Map, the applicant shall
provide a current Preliminary Title Report, grant deed, or other satisfactory proof of
ownership.
7. Public Service Easement and Sidewalk Easement: Upon recordation of the Final Parcel Map, the
applicant shall grant a five (5) foot Public Service Easement and Sidewalk Easement on
private property contiguous with the public right-of-way along the Sunnyside A venue
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. Easements: Upon recordation of the Final Parcel Map, the applicant shall cause Easements
to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.
9. Monumentation for Final Parcel Map: Prior to recordation of the Final Parcel Map, the
applicant shall provide security guaranteeing the cost of setting all Monuments shown on the
map, as determined by the City Engineer.
10. Street Improvements: Prior recordation of the Final Parcel Map, 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 fees, 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 in accordance with all applicable conditions of approval,
ordinances, laws and regulations and accepted engineering practices. The fee for a non-utility
encroachment permit is $245.00. The plans shall include the following:
a. Removal of existing curb, gutter, sidewalk, and driveway approach.
b. Construction of new curb, gutter, sidewalk, and two separated ADA compliant driveway
approaches.
c. Installation of street trees and irrigation at 40 feet on center.
d. Construction of conforms to existing public and private improvements, as necessary.
11. 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.
l2. Soils Report: Prior to the issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
13. 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.
14, Storm Drain Area Fee: Prior to recordation of the Final Parcel Map, the applicant shall pay
the required Storm Drain Area fee of $2,250/acre.
Attachment #6
RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN 2002-22 (TREE
REMOVAL PERMIT)
SITE ADDRESS: 154 Sunnyside Avenue
APPLICANT: Shirley Levitt
DATE: March 26, 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
Planning Division:
1. Approved Permit: Approval is granted for a Tree Removal Permit (PLN 2002-22) to allow
the removal of 31-inch diameter Ailanthus altissima (Tree-of-Heaven) at 154 Sunnyside
A venue. This permit shall only be valid in conjunction with an approved Planned
Development Permit (PLN 2001-125).
2. Replacement of Removed Tree: One 36-inch box size trees shall be required as a
replacement for the one tree to be removed at 154 Sunnyside Avenue. The location and
species of this tree 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 tree 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).
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CITY OF CAMPBELL
Community Development Department - Current Planning
March 15,2002
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, March 26, 2002, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Ms. Shirley Lu Levitt for consideration of a Tentative Parcel Map (PLN2001-120)
to create two lots and a Planned Development Permit (PLN2001-125) to allow the construction
of a new single family residence and a Tree Removal Permit (PLN2002-22) to allow the removal
of one 31-inch diameter Ailanthus altissima tree on property owned by Ms. Shirley Lu Levitt
located at 154 Sunnyside A venue in a P-D (Planned Development) 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. PLN2001-120/125 & PLN2002-22
Address: 154 Sunnyside Avenue
70 North First Street· Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TO!) 408.866.2790
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CITY OF CAMPBELL
Community Development Department - Current Planning
March 5, 2002
Re: PLN2001-120/PLN2001-125 - 154 Sunnyside Avenue
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting:
Site and Architectural Review Committee Meeting
Date: Tuesday, March 12,2002
Time: 6:50 p.m.
Location: Planning Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, March 26, 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,
l)M~
Darcy Smith
Planner II
cc: Shirley Lu Levitt (Applicant/Property Owner)
P.O, Box 53785
San Jose, CA 95153
Mark Snow (Project Designer)
96 San Jose A venue
San Jose, CA 95125
70 North First Str<::ét . Call1ph<::lI, California 95008-\436 . TEL 40S.866.::! 140 FAX 408.866.838\ . TJ)D 408.866.2790
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CITY OF CAMPBELL
Community Development Department - Current Planning
November 8, 2001
Shirley Levitt
P.O. Box 53785
San Jose, CA 95153
Re: Tentative Parcel Map and Planned Development Permit for 154 Sunnyside Ave. in
Campbell
Dear Ms. Levitt:
The Planning Division has reviewed your applications for a Tentative Parcel Map and Planned
Development Permit for property at 154 Sunnyside Ave. in Campbell. There are several items
still required to consider the application complete. Please submit the following information:
Tentative Parcel Map/Site Plan:
1. Adjacent buildings and names of adjoining property owners
2. Existing and proposed street/public improvements
3. Note all trees on plans, including size and type, and note the location of those trees
recently removed without a proper tree removal permit.
Planned Development Permit package:
1. Show a project summary on the title page of the plans with all of the information
requested on the Development Application, including site utilization, building coverage
and FAR, adjacent land uses, etc.
2. Include a preliminary grading and drainage plan.
3. Include a conceptual landscape and fencing plan showing all existing trees and those
proposed to be retained and removed.
In addition to the information listed above which is required in order to continue to process this
application, Staff also has several concerns regarding the site design and proposed architectural
styles for the building which should be addressed in the re-submittal.
Architectural Design
The designs as shown do not relate at all to the traditional design and character of the Sunnyside
and Alice Avenue neighborhoods. The house designs should be visually compatible with the
established neighborhood in terms of architecture, building materials, scale, and size. The two
houses shown have a Floor-to-Area ratio of .63, which is well above the maximum .45 permitted
in most zoning districts. Please take special care to redesign the homes so that they are smaller
70 North First Street· Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOD 408.866.2790
and incorporate more traditional designs such as porches, simple window designs, and single-
story roof elements. The City's Architectural Adviser also reviewed the designs and had
concerns about the many unrelated window styles on the rear house.
Site Design
Driveway: With regards to the site, it should have one driveway that serves the two houses.
The garage for the front unit should be located behind the house so that a single driveway can be
shared between the two. That will eliminate unnecessary paving and preserve the single-family
character. However, turf block would not be a good choice for a long-lasting pavement surface
and we would rather see bomanite or other decorative paving for the full length of the driveway.
Parking: For Planned Development projects, 3.5 spaces per housing unit are required.
Setbacks: Two-story single-family houses should have a minimum ten-foot setback from side
and rear property lines in order to provide a useable rear/side yard area.
Please note that an application will not be scheduled for a Site and Architectural Review
Committee or Planning Commission agenda until it has been deemed complete, so your prompt
revision of these plans is much appreciated.
If you feel it would be helpful to schedule a meeting to discuss these comments, please do not
hesitate to contact me at (408) 866-2142. I will be out of the office during the week of
November Ith but would be happy to schedule an appointment for the following week.
Sincerely,
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Kristi Bascom
cc: Mark Snow, AP Construction, 96 San Jose Avenue, San Jose, CA 95125
Kirkeby Engineering, Marvin Kirkeby, 3249 Stevens Creek Blvd., Suite 101, San Jose, CA 95117
Geoff Bradley, Senior Planner
Mark H. Snow Associates
96 San Jose Avenue, San Jose CA. 95125
(408) 288-5042 phone (408) 971-7087 FAX
mark@ apconstructionco. com
October 31,2001
City of Campbell
Planning Department
Attn:
Project Address:
Kristi Bascom
154 Sunnyside Avenue
Ms. Bascom,
The development schedule for the above referenced project is to commence construction as soon
as city of Campbell departments have been satisfied and all the proper permits have been issued.
If a more defmitive timetable is required you may best be able to provide that, but if all went
smootWy through the city process I would expect first of February or March for ground breaking.
If you have any further questions feel free to contact me at (408) 202-2932.
Respectfully Submitted,
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CITY OF CAMPBELL
Community Development Department - Current Planning
October 19, 200l
Shirley Levitt
P.O. Box 53785
San Jose, CA 95153
Subject: PLN2001-120 154 Sunnyside Avenue
Proposed two-lot subdivision
Dear Ms. Levitt,
Thank you for your Tentative Subdivision Map application for the property at 154 Sunnyside Avenue in
Downtown Campbell. I have distributed the application to the other City Departments for their review
and preliminary Conditions of Approval.
However, because the property is zoned P-D (planned Development), in order to fully process the
application through all the stages required, the Planned Development application needs be filed at this
time as well. This will allow all the applications to be reviewed as one complete project, which involves
the demolition permit for the historic house, the Tentative Subdivision Map, and the Planned
Development Permit.
If you have any questions, please do not hesitate to call me at (408) 866-2142.
Sincerely,
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Kristi Bascom
Planner I
cc: Mark Snow, AP Construction Company, 96 San Jose Avenue, San Jose, CA 95125 (Developer)
GeoffBradley, Senior Planner
70 Nonh First Street· Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOD 408.866.2790
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96 SAN JOSE AVENUE, SAN JOSE, CALIFORNIA 95125
LlC. NO 447648 (408) 288-5042 FAX (408) 971-7087
October 10,2001
Shirley Levitt
LuLevitt Financial Realty
P.O. Box 53785
San Jose, CA. 95153
(408) 265-8857 phone
(408) 265-8857 fax
Re: Sezen & Cain structural review dated October 5, 2001
154 Sunnyside Avenue, Campbell, CA. 95008
Dear Shirley,
AP Construction Company, Inc. is unable to give a detailed cost estimate at this time
without a complete set of City of Campbell approved plans. The figures below are
intended to be a budget only, but based on our professional opinion are within a 10%-
15% range higher or lower of the actual cost.
Lifting of existing house
New perimeter foundation
New foundation cripple wall
Re-plumb of lower level
(Due to house being raised)
Miscellaneous Electrical change to bring
up to code.
Reframe exterior wall and apply shear $23,000.00
(Shear from inside to maintain exterior siding)
Provide gypsum board with trowel fmish to $ 3,500.00
Existing (Includes misc. patch)
$ 8,000.00
$28,000.00
$11,000.00
$ 7,800.00
$ 9,000.00
Total to bring to code only
$ 90,300.00
Note: The above budget is only to repair and replace substandard construction.
Observation of the house would indicate a new roof, flooring, paint and kitchen remodel
would be necessary to bring house to a livable state. The cost to do the additional
upgrades would be approximately $40,000.00 for a total of $130,300.00 If you have any
questions feel free to contact me at my office (408) 288-5042
Respectfully Submitted,
~
Mark H. Snow
CITY OF CAMPBELL
Community Development Department - Current Planning
October 9,2001
Shirley Levitt
P.O. Box 53785
San Jose, CA 95153
Subject: Historic Preservation Board Review ofPRE2001-41 154 Sunnyside Avenue
Dear Ms. Levitt,
Thank you for allowing members of the Historic Preservation Board to walk through your property at 154
Sunnyside Avenue in Campbell last week. After careful review and consideration, the Board requested
that I forward you their comments and recommendations:
Members of the Historic Preservation Board are firmly against the demolition of this house and in favor
of restoration with the possible repositioning of the house. The house seems to be in excellent condition,
especially considering its age. and it would seem to be a good candidate for preservation. based on
several observations:
· There is little evidence of dry rot and the redwood support beams and floor joists are in excellent
condition.
· The house has been well cared for and no real neglect is evident. According to neighbors, the house
had been lived in up until about three months ago
· The interior of the house has been well preserved and contains architectural elements that look to be
original, including base boards and door moldings in excellent period condition.
· The property owner could use the State Historic Building Code to upgrade the wiling and plumbing.
Judged against other houses of the same era, this house is in good condition and merits consideration for
rehabilitation, especially since the house could be moved slightly to the west during new foundation
work. Relocating the house slightly would allow for the construction of a new home on a rear parcel and
the preservation of this house on the front parcel. The owner could then add on to the historic home
while still maintaining the architectural integrity of the original building.
The Historic Preservation Board sincerely hopes that you take this recommendation into account with
your formal development application. If you have any questions, please do not hesitate to phone me at
(408) 866-2142.
Sincerely,
tH,·S~ ~Ú-) C-~
Kristi Bascom
cc: Mark Snow, AP Construction Company, 96 San Jose Avenue, San Jose, CA 95125 (Developer)
Members, Campbell Historic Preservation Board
GeoffBradley, Senior Planner
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790
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CITY OF CAMPBELL
Community Development Department - Current Planning
October 9, 2001
Shirley Levitt
P.O. Box 53785
San Jose, CA 95153
Subject: Violation of Campbell Municipal Code Section 21.56, Tree Protection Ordinance
at 154 Sunnyside Avenue in Campbell
Dear Ms. Levitt,
Please note that on October 9,2001, workers were at the above-referenced property and engaged in the
removal of several trees. I asked them to stop work, as they did not have a permit to remove the trees,
although a black walnut tree had already been cut down.
In my pre-application letter to you on September 5' 2001, I specifically stated that no trees on the site
may be removed without first obtaining a Tree Removal Permit from the City. The City has a Tree
Protection Ordinance that requires that any trees that are healthy and can be accommodated on site with a
proposed development be protected and preserved, There are penalties for violating the Tree Protection
Ordinance of the Municipal Code, to which you will be subjected.
If you have any questions regarding this matter, please phone me at (408) 866-2142.
Sincerely,
P'~ ~úÁC-O__
Kristi Bascom
cc: Mark Snow, AP Construction Company, 96 San Jose Avenue, San Jose, CA 95125 (Developer)
GeoffBradley, Senior Planner
70 North First Street . Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . mD 408.866.2790
274 E. Hamilton Avenue, Suite C
Campbell, California 95008-0240
Voice: 408-871-7273 Fax: 408-871-7274
October 5, 2001
Shirley L. Levitt
LuLevitt Financial Realty
P.O. Box 53785
SanJose,CA 95153
Facsimile: 408-265-8856
Re: Structural Review of foundation
154 Sunnyside Avenue, Campbell, CA 95008
Job: 1370-01
Dear Shirley,
Sezen & Cain Structural Engineering (SCSE) has provided a structural engineering review for the
aforementioned residence at your request. The purpose of my visit was to determine the foundation's
condition.
DOCUMENTATIONS:
· Mark Snow (AP Construction) informed me that the residence was built in the early 1900's.
FINDINGS:
During my review I observed:
1. The residence is situated on relatively flat site (12:1 or less).
2. The residence is single-story bungalow with composition shingle roofing.
3. The residence has wood siding.
4. The partial % basement has dilapidated wood retaining walls.
5. The interior floors are out-of-Ievel.
6. The perimeter foundation is from poorly made concrete.
7. The mudsill appears not to be attached to the foundation.
8. The 2" x 7 W floor joist at 16" on center are over spanned.
CONCLUSIONS:
This residence does not meet current 97 UBC codes, which is common for older structures. More
importantly, this structure's foundation system and cripple wall most likely will not survive a severe seismic
event.
RECOMMENDATIONS:
It is our opinion that the existing structure needs, as a minimum, the following:
Priority One:
. Remove existing foundation and level floor.
· Install new foundation system to meet current codes, which includes but is not limited to perimeter
foundation and interior girders.
· Rebuild existing foundation cripple walls to meet current codes.
Priority Two:
· Rebuild exterior walls as required to meet current codes, which include but is not limited to plywood
sheathing for shear-walls and holdowns anchoring the walls to the foundation.
ATTACHMENTS:
We have included photos for you reference.
This concludes our report. SeSE assumes no responsibility for conditions that were not visible at the time of
my review. Please contact our office directly if other questionable conditions are discovered or if any
conditions differ from those presented in this report.
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CITY OF CAMPBELL
Community Development Department - Current Planning
September 5, 200l
Shirley Levitt
P.O. Box 53785
San Jose, CA 95153
Subject: PRE2001-41 154 Sunnyside Avenue
Proposed demolition of existing historic residence and subdivision into two lots
Dear Ms. Levitt,
Thank you for your pre-application submittal for the proposed subdivision at l54 Sunnyside Avenue in
Downtown Campbell. The property is zoned P-D (Planned Development) and the underlying General
Plan designation is Low-Medium Density Residential (6-13 units per gross acre). Based on the size of
the lot, two units would fit within the density allowed by the General Plan.
The subdivision and further development of the property would require two application approvals:
1. Planned Development Permit: The project will require a Planned Development Permit to
allow construction within a PD zone. The Planned Development Permit approves the site
plan, elevations, and landscape plan for the subject property. An application for a PD Permit
is enclosed and will require an application fee of $3,650. This approval requires review by
the Historic Preservation Board and approval by the Planning Commission and City Council
through a public hearing process. One of the purposes of a Planned Development Permit is
to provide a degree of flexibility that allows a good site design and use of open space given
the site characteristics.
2. Tentative Subdivision Map application: The project will require the approval of a Tentative
Subdivision Map to subdivide the property into individual lots for each unit and the
provision of any easements. The fee to apply for a Tentative Subdivision Map is $3,650.
This will require approval by the Planning Commission through a public hearing process.
The Community Development Department completed the review of your pre-application and has the
following comments regarding your proposal:
1. Historic Preservation: The property at 154 Sunnyside Avenue is on the City's Historic Resources
Inventory, where it has been listed since the Inventory was first adopted in 1984. The house on the
property was built in 1905, according to our estimates, and is a classic example of Colonial Revival
architecture, very common in Campbell around the turn of the century. Unfortunately, many similar
homes along Sunnyside Avenue have already been demolished and replaced.
70 North First Street· Campbell, California 95008-1436 . TEL 408.866.2140 FAX 408.866.8381 . TOO 408.866.2790
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When a development proposal is submitted for any property on the Historic Resources Inventory
(HRI), the application is referred to the City's Historic Preservation Board. The Board reviews the
development proposal, taking into consideration the changes proposed to the historic resource, and
makes a recommendation to the Planning Commission and City Council. As you can imagine, the
Board is generally not supportive of proposals to demolish a historic structure. They have, however,
traditionally been very supportive of proposals for new construction in conjunction with the
rehabilitation of the historic building, especially when the construction is designed to be compatible
with the existing building.
The Board will be reviewing your Pre-Application at their upcoming meeting on September 26th, and
I will forward their comments to you. Tbe Board will also review your official Planned Development
Permit application when the time comes.
2. Site Design and Architectural Compatibility: Since much of the review of a Planned Development
Permit application is concerned with site and architectural design, it is difficult to offer specific
comments without a detailed, appropriately scaled site plan, landscape plan, and building elevations.
3. Tree Preservation: All trees on site must be indicated on your site plan and note the type, size, and
note whether such tree is proposed to be removed or preserved. Please know that no trees on the site
may be removed without first obtaining a Tree Removal Permit from the City. The City has a Tree
Protection Ordinance that requires that any trees that are healthy and can be accommodated on site
with a proposed development be protected and preserved (see enclosed).
This Pre-Application was also reviewed by the City's Building Division, Public Works Department, and
the Santa Clara County Fire Department. Neither the Fire Department nor the Building Division had
comments. Comments from the Public Works Department are being drafted and will come under separate
cover since they were not ready at the time of this letter. I understand that their comments will be very
similar to those written for the last site you developed on Sunnyside Avenue, and they will be sent to you
shortly.
Thank you for the opportunity to review these plans. We hope that you will consider a way to integrate
the existing residence into your proposal to intensify the property. Campbell is very fortunate to have a
few remaining older homes in the downtown area, and the City strongly encourages property owners to
maintain these homes while incorporating new development.
Please phone me at (408) 866-2142 if you have any questions, and I look forward to reviewing your
official submittal.
Sincerely,
p\'s~'b~s~
Kristi Bascom
Planner I
cc: Mark Snow, AP Construction Company, 96 San Jose Avenue, San Jose, CA 95125 (Developer)
Members, Campbell Historic Preservation Board
GeoffBradley, Senior Planner
encl: Planned Development application
Tentative Subdivision Map application