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Review Letter (1) (2019-08-20) CITY OF CAMPBELL Community Development Department 70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com via USPS electronic mail August 20, 2019 Yotam Schvartzbard LU Construction 1101 S. Winchester Blvd. San Jose, CA 95128 Re: File No: PLN209-144 Address: 505 Sunnybrook Dr. Application: Administrative Site & Architectural Review Permit Status: Incomplete Dear Mr. Chang, Thank you for your July 31, 2019 submittal of an Administrative Site & Architectural Review Permit application for construction of a new single-family residence located at the above referenced property. Based on a review of the application materials, the Campbell Municipal Code (CMC), and the San Tomas Area Neighborhood Plan (STANP), your application has been deemed incomplete. The following additional information and revisions to the plans are needed in order to continue processing of this application. PLAN REVISIONS 1. Arborist Report: Revise Page 5 of the arborist report to show an accurate plotting of the on-site trees. 2. Project Information (Sheet A-0.0): Revise the "(N) Lot Coverage" and "Building Coverage Proposed" values as per Comment No. 4. 3. Site Plan (Sheet A1): The following must be revised on the Site Plan: a. The two trees at the front of the property are Deodar Cedar trees. These trees are classified as "protected" by the City's Tree Preservation Ordinance. Construction within the root zone would severely damage these trees. As such, it is necessary to shift the proposed house away from the root zone area. As the property's rear setback requirement is 20-feet, there is ample room to shift the house to the rear. b. Identify the size (DBH) and species of all existing on-site trees. c. Revise the "F.F. 101.0" note per Comment No. 7. d. Provide notes per the City's standard tree protection measures (enclosed) for the Deodar Cedar trees. PLN2019-144 ~ 505 Sunnybrook Dr. Page 2 of 5 70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com 4. Area Calculations (Sheet A-1.0): It appears that the second-story covered deck is situated directly above the first-floor covered patio and a portion of the ground floor living area. As such, the area calculations appear to be double-counting this area by including it in both the first- and second-floors. Please revise by removing the "10A" (430 square-feet) and "8B" (84 square-feet) area from the "Proposed Lot Coverage calculation. 5. Sections (Sheet A.3.1): Incorporate the height notations indicated for the Elevation Sheets (per Note No. 6). 6. Elevations (Sheets A-4.1/4.2): The following must be revised on the Elevations (on all four sides): Include the following height measurement in relative values (feet and inches) as well as lot specific elevation benchmark (AMSL) levels established by the Grading and Drainage Plan: (1) Existing grade (2) Finished grade (3) Maximum structure height as measured from existing (natural) grade (4) Finished floors as measured from finished grade (5) "Wall height" (both stories) as measured from finished grade (not finished floor): Gabled Roof: Hipped Roof: 7. Grading Plan (Sheet C4): Provide actual existing elevation height benchmark (AMSL) —not an assumed 100-ft base level—throughout the project site, in addition to the finished grade notations so that the differential between existing and proposed grade heights can be better understood. 8. Landscaping Plan (Sheet L1): The following must be revised on the Landscaping Plan: a. Provide a note indicating that the landscaping plan is compliant with the State Water Efficient Landscape Requirements (California Code of Regulations, Title 23, Ch. 2.7, Div. 2), adopted as the City of Campbell Water Efficient Landscape Guidelines (CMC 21.26.030.F). b. Identify the size (DBH) and species of all existing on-site trees. c. Provide additional landscaping plantings in the front yard other than mulch. d. Correct the symbology; grass is shown with two different types of symbols. e. Modify the proposing rear yard landscaping plantings to be consistent with the grading and drainage plan's infiltration area. See SCVURPP's technical guide. PLN2019-144 ~ 505 Sunnybrook Dr. Page 3 of 5 70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com DEPARTMENTAL REVIEW This application was also reviewed by the Public Works Department, Fire District, and Building Division. Comments from Public Works and Building departments are included for your review. Comments from the Fire District will be provided under separate cover. DESIGN REVIEW This project is subject to the regulations set forth in the San Tomas Area Neighborhood Plan. This Area Plan includes Design Guidelines that are intended to protect and reinforce the desirable characteristics of the San Tomas area as well as ensuring the privacy of existing area residences. In staff’s assessment, the proposal does not satisfy the "Scale and Mass" and "Privacy" provisions noted below. The following revisions are recommended. If you choose to maintain the proposed design without addressing the compatibility considerations, staff may not support this application or refer it to the Planning Commission for a decision: • Incorporate hipped roof forms at the front elevation to minimize the verticalness of the proposed design. • Provide additional relief along the second-story walls (further cut-in the second-story or perhaps extend the ground floor out to provide a better sense of proportion between the first and second stories). • Eliminate the rear second-story deck. • Add a base treatment, such as stacked stone wainscoting. PLN2019-144 ~ 505 Sunnybrook Dr. Page 4 of 5 70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com PLN2019-144 ~ 505 Sunnybrook Dr. Page 5 of 5 70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com If you should have any questions, please feel free to contact me at (408) 866-2193 or by email at danielf@cityofcampbell.com. With resubmittal, please provide four 24" x 36", one 11"x17", and one electronic (PDF) copy of the revised project plans. Sincerely, Daniel Fama Senior Planner cc: Paul Kermoyan, Community Development Director Encl: Department Comments City of Campbell, 70 N. First Street, Campbell, CA 95008, (408) 866-2140 STANDARDS FOR TREE PROTECTION DURING CONSTRUCTION Construction of private property where protected trees are designated for preservation shall be protected during development of a property by compliance with the following: 1. Protective fencing shall be installed no closer to the trunk than the dripline, and far enough from the trunk to protect the integrity of the tree. Protective fencing shall be installed as followed: A. The fence shall be a minimum of six feet in height and shall be set securely in place. B. The fence shall be chain link without slats to allow visibility to the trunk for inspections and safety. C. There shall be no storage of any kind prior to or at such time after the protective fencing is installed. D. The fence may be adjusted as necessary to accommodate work approved within the dripline provided any excavation is done in accordance with instructions directed by a qualified arborist. 2. The existing grade level around a tree shall normally be maintained out to the dripline of the tree. Alternate grade levels may be approved by the Community Development Director when it is reasonably demonstrated that the alternate grade will not damage the health of the tree. 3. Drain wells shall be installed whenever impervious surfaces will be placed over the root system of a protected tree (the root system generally extends to the outermost edges of the branches). 4. Trees that have been damaged by construction shall be repaired in accordance with accepted arboriculture methods. 5. Trees cannot be pruned to accommodate grading or construction without the express written approval of the City. Upon receipt of written approval, pruning of trees must be undertaken in accordance with “Pruning Standards” of the International Society of Arboriculture and must be carried out by a licensed arborist. 6. Soil compaction of the area under the dripline of the tree shall be avoided during all phases of site clearing and construction. 7. No soil sterilants or weed killer that will inhibit or restrict the tree’s growth may be applied in the root area. 8. No signs, wires or any other object shall be attached to the tree. 9. Any other measures deemed necessary by a qualified arborist and specified in any report prepared for development projects with City review and approval. 10. The applicant shall provide the project planner with photos of the installed protective fencing prior to issuance of a building permit. J:\Building DRC Comments\505 Sunnybrook Dr.doc CITY OF CAMPBELL BUILDING INSPECTION DIVISION – COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE DRC: August 20, 2019 ADDRESS: 505 Sunnybrook Dr. Project Application: PLN2019-00144 RECOMMENDATION: Note: No building code issue has been reviewed at Development Review Committee; it will be reviewed in the Building Permit process. Please be aware that building codes are changing constantly; plans submitted for building permit shall comply with the code in effect at that time. Submit permit application together with required documents to the Building Inspection Division to obtain a building permit. No construction can be commenced without an appropriate building permit. It is recommended that this item be forwarded to the Planning Commission for review, with the following conditions. TO THE SATISFACTION OF THE BUILDING DIVISION MANAGER/BUILDING OFFICIAL: 1. PERMITS REQUIRED: A building permit application shall be required for the proposed new single family dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 2. 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. 3. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 4. SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 5. 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. 6. 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 J:\Building DRC Comments\505 Sunnybrook Dr.doc also include site drainage details. Elevation bench marks shall be called out at all locations that are identified as “natural grade” and intended for use to determine the height of the proposed structure. 7. 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 corner locations 8. SPECIAL INSPECTIONS: When a special inspection is required by C.B.C. Chapter 17, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with C.B.C Chapter 1, Section 106. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 9. 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. 10 APPROVALS REQUIRED: The project requires the following agency approval or consultation prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. San Jose Water Company (408) 279-7900 (Customer Service) d. 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. 11 P.G.& E.: Applicant is advised that Secondary Dwelling Units on Residential lots are not able to have separate electrical and gas service. Gas and Electric service must be provided from the services associated with the main residential structure. J:\Building DRC Comments\505 Sunnybrook Dr.doc 12 CALIFORNIA GREEN BUILDING CODE: This project is subject to the mandatory requirements for new residential structures (Chapter 4) under the California Green Building Code, 2016 edition . 13 CONSTRUCTION FENCING: This project shall be properly enclosed with construction fencing to prevent unauthorized access to the site during construction. The construction site shall be secured to prevent vandalism and/or theft during hours when no work is being done. All protected trees shall be fenced to prevent damage to root systems. 14. DEMOLITION PERMIT: A Demolition permit is required to remove all structures prior to the issuance a the permit for the new Dwelling. 15 AUTOMATIC FIRE SPRINKLER SYSTEMS: This project shall comply with Section R313 of the California Residential building Code 2016 edition, and be equipped with a complying Fire Sprinkler system. 16 STORM WATER REQUIREMENTS: Storm water run-off from impervious surface created by this permitted project shall be directed to vegetated areas on the project parcel. Storm water shall not drain onto neighboring parcels.