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12-12-2023 PC Agenda Packet_reduced Planning Commission REGULAR MEETING AGENDA Tuesday, December 12, 2023 | 7:30 PM City Hall Council Chamber – 70 N. First Street CALL TO ORDER / ROLL CALL This Planning Commission meeting will be conducted in person and virtually via video teleconferencing (Zoom) in compliance with the provisions of the Brown Act. Members of the public may attend this meeting in person at Campbell City Hall or virtually via Zoom at https://campbellca.gov/PCSignup. The meeting will also be live streamed on Channel 26, the City's website, and on YouTube at https://www.youtube.com/@CityofCampbell. Written correspondence will be accepted via email at planning@campbellca.gov until 5:00 PM on the day of the meeting, and thereafter may be delivered in-person at the public hearing. Written correspondence will be posted to the City’s website and distributed to the Planning Commission. If you choose to email your comments, please indicate in the subject line “FOR PUBLIC COMMENT” and indicate the item number. APPROVAL OF MINUTES 1. Approval of Minutes of November 28, 2023 (Roll Call Vote) ➢ Meeting Minutes, 11/28/2023 (Regular Meeting) COMMUNICATIONS AGENDA MODIFICATIONS OR POSTPONEMENTS ORAL COMMUNICATIONS This portion of the meeting is reserved for individuals wishing to address the Planning Commission on matters of community concern that are not listed on the agenda. In the interest of time, the Chair may limit speakers to five minutes. Please be aware that State law prohibits the Commission from acting on non-agendized items, however, the Chair may refer matters to staff for follow-up. PUBLIC HEARING Note: Members of the public may be allotted up to two (2) minutes to comment on any public hearing item. Applicants/Appellants and their representatives may be allotted up to a total of five (5) minutes for opening statements and up to a total of three (3) minutes maximum for closing statements. Items requested/recommended for continuance are subject to Planning Commission’s consent at the meeting. Planning Commission Agenda for December 12, 2023 Pg. 2 2. PLN-2023-155 – Zoning Map, Housing Overlay Districts, and Related Zoning Code Text Amendments Public Hearing to consider the establishment of a new Zoning Map incorporating three new Housing Overlay Zoning Districts and adoption of related Zoning Code Text Amendments. File No.: PLN-2023-155. Staff is recommending that this project be found consistent with the Final Environmental Impact Report (EIR) (SCH: 2022030566) prepared for the 2040 General Plan and 2023-2031 Housing Element and Categorically Exempt under CEQA. Tentative City Council Date: February 6, 2024. Project Planner: Stephen Rose, Senior Planner. Recommended Action: Make a motion to continue consideration of the subject item to the Planning Commission meeting of January 23, 2024. 3. PLN-2023-173 – 653 E. Campbell Avenue, Suite 2 Public Hearing to consider the request of Adam Scofield on behalf of Greyland’s Professional Office Center, LLC to establish a chiropractic office (“medical services, clinic") within an existing tenant space, in the Greyland’s Professional Office Center, on property located at 653 E. Campbell Avenue, Suite 2. The application under consideration includes a Conditional Use Permit. File No.: PLN-2023-173. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Commission action is final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Larissa Lomen, Assistant Planner. Recommended Action: Adopt a Resolution (reference Attachment A), approving a Conditional Use Permit. 4. PLN-2023-60 – 1320 Burrows Road Public Hearing to consider the request of Valley Home Builders (Natalie Paolercio) to allow the demolition of an existing single-family residence and construction of a new approximately 3,650 square foot two-story single-family residence, on property located at 1320 Burrows Road. The application under consideration includes a Site and Architectural Review Permit. File No.: PLN-2023-60. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Commission action is final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Tracy Tam, Associate Planner Recommended Action: Adopt a Resolution (reference Attachment A), approving a Site and Architectural Review Permit. 5. PLN-2023-135 – 44 & 56 Sunnyside Avenue Public Hearing to consider the request of Sachneel Patel on behalf of 44 Sunnyside LLC to allow construction of a 6-lot detached single-family residential subdivision, and related removal of on-site "protected" trees, on property located at 44 and 56 Sunnyside Avenue. The applications under consideration include a Planned Development Permit, Tentative Subdivision Map, and Tree Removal Permit, submitted under an SB-330 preliminary application filed in compliance with Government Code § 65941.1. File No.: Planning Commission Agenda for December 12, 2023 Pg. 3 PLN-2023-135. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Tentative City Council Date: January 22, 2024. Project Planner: Daniel Fama, Senior Planner. Recommended Action: Adopt a Resolution (reference Attachment A), recommending that the City Council approve a Planned Development Permit, Tentative Vesting Subdivision Map, and Tree Removal Permit. OLD BUSINESS 6. Planning Commission Parking Ad-Hoc Subcommittee Presentation on the status of the Planning Commission’s Parking Ad-Hoc Subcommittee on Non-Residential Parking Reform. NEW BUSINESS 7. 2024 PC Meeting Schedule (Voice Vote) The Commission will review and approve the proposed 2024 meeting schedule. ➢ Staff Memorandum 8. Election of 2024 Chair and Vice Chair (Voice Vote) The Commission will elect the Chair and Vice Chair for 2024. 9. Appointment of SARC members (Appointment by the incoming Chair) The 2024 Chairperson will appoint the SARC members for 2024. REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR ADJOURNMENT Adjourn to the Planning Commission meeting of January 9, 2024, at 7:30 PM, in the City Hall Council Chambers, 70 North First Street, Campbell, California and via telecommunication. Americans with Disabilities Act (ADA) In compliance with the Americans with Disabilities Act, listening assistance devices are available for meetings held in the Council Chambers. If you require accommodation to participate in the meeting, please contact the City Clerk’s Office at ClerksOffice@campbellca.gov or 408-866-2117 in advance of the meeting. PLANNING COMMISSION REGULAR MEETING MINUTES Tuesday, November 28, 2023 I 7:30pm City Hall Council Chamber CALL TO ORDER The Regular Planning Commission meeting of November 28, 2023, was called to order at 7:30 pm by Chair Buchbinder, and the following proceedings were had to wit. ROLL CALL Staff present: Rob Eastwood, Director Bill Seligmann, City Attorney Daniel Fama, Senior Planner Ken Ramirez, Administrative Analyst APPROVAL OF MINUTES 1. Approval of Minutes of October 24, 2023 (Roll Call Vote) ➢ Meeting Minutes, 10/24/2023 (Regular Meeting) ➢ Commissioners present at 10/10/23 Planning Commission meeting approved meeting minutes. o All Approved COMMUNICATIONS None Planning Commissioners Present: Adam Buchbinder, Chair Alan Zisser, Vice Chair Davis Fields Michael Krey Maggie Ostrowski Cori Majewski Matt Kamkar Planning Commissioners Absent None Campbell Planning Commission Meeting Minutes – November 28, 2023 Page 2 of 4 AGENDA MODIFICATIONS OR POSTPONEMENTS Desk Item to Item #2 was sent to Planning Commission. ORAL COMMUNICATIONS This portion of the meeting is reserved for individuals wishing to address the Planning Commission on matters of community concern that are not listed on the agenda. In the interest of time, the Chair may limit speakers to five minutes. Please be aware that State law prohibits the Commission from acting on non-agendized items, however, the Chair may refer matters to staff for follow-up. Opened and Closed Public Comment, no public comments were received. PUBLIC HEARING Note: Members of the public may be allotted up to two (2) minutes to comment on any public hearing item. Applicants/Appellants and their representatives may be allotted up to a total of five (5) minutes for opening statements and up to a total of three (3) minutes maximum for closing statements. Items requested/recommended for continuance are subject to Planning Commission’s consent at the meeting. 2.PLN-2023-119 – 105 Kennedy Avenue Public Hearing to consider the request of Salvatore Caruso to allow construction of a stacked two-level, 1,790 square-foot duplex on an existing residential property developed with a detached single-family home to remain, located at 105 Kennedy Avenue. The application under consideration includes a Planned Development Permit submitted under an SB-330 preliminary application filed in compliance with Government Code § 65941.1. File No.: PLN-2023-119. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Tentative City Council Date: January 22, 2024. Project Planner: Daniel Fama, Senior Planner. Senior Planner Daniel Fama presented staff report to consider construction of a stacked two-level, 1,790 square-foot duplex on an existing residential property developed with a detached single- family home to remain, located at 105 Kennedy Avenue. Desk Item with revised plans was forwarded to Planning Commission. Project is larger and within the 20% deviation allowed. Commissioners received clarification from staff that the applicant has the option of building an ADU in the back, that the units would be rentals, and that the project would not comply under MFDDS. Chair Buchbinder opened Public Hearing for public comment. Campbell Planning Commission Meeting Minutes – November 28, 2023 Page 3 of 4 Applicant, Sal Caruso, spoke and stated that he would like the property fence line to not be changed as it was approved by Public Works staff. Also stated that the property will be a Capurso family project. Applicant communicated that he would be dedicating land to the city and would be required to construct a sidewalk as part of the project. Also stated that the changes that drove the changes submitted as part of the Desk Item were due to the interest in making it a 3-bedroom unit rather than a 2-bedroom unit. Neighbor privacy issues were considered and there are plans to mitigate any privacy impacts to neighbors. Chair Buchbinder Closed public hearing Senior Planner Fama stated that the fence issue would need to be part of a separate process. There are legal requirements for noticing changes regarding the fence. Chair opened public hearing to allow applicant to speak. Applicant spoke to state that the Planning Commission can make recommendations to City Council. Chair Buchbinder closed the public hearing. Commissioners discussed their full support of the project and stated that the design is appropriate for the area. Motion: Upon motion by Commissioner Zisser, seconded by Commissioner Kamkar the Planning Commission motioned to recommend approval of a Planned Development permit to allow construction of a stacked two-level, 1,940 square- foot duplex on an existing residential property developed with a detached single- family home to remain, located at 105 Kennedy Avenue. File no.: PLN-2013-119., by the following roll call: AYES: Fields, Majewski, Ostrowski, Buchbinder, Zisser, Kamkar, Krey NOES: None ABSENT: None ABSTAIN: None Chair Buchbinder paused Public Hearing. Chair Buchbinder opened public hearing after a five- minute break. OLD BUSINESS 3.Ad hoc Subcommittees Discussion Presentation from the ad hoc Parking Subcommittee Chair Buchbinder presented on findings, research, goals, and non-goals regarding nonresidential parking reform in Campbell. Campbell Planning Commission Meeting Minutes – November 28, 2023 Page 4 of 4 It was the consensus of the Planning Commission that it would be more helpful for the Parking Subcommittee to return to the Planning Commission at future meeting with more data, research, and appropriate benchmarking. Motion: Upon motion by Commissioner Kamkar, seconded by Commissioner Zisser the Planning Commission motioned to agendize discussion to look at the changes in General Plan, having gaps in our densities as well as changing the definition of gross lot areas and using the same definition, by the following roll call vote. AYES: Fields, Owstrowski, Ostrowski, Buchbinder Zisser, Kamkar, Krey NOES: None ABSENT: Ching ABSTAIN: None Report of the Community Development Director Director Eastwood reported that: •City Council upheld the denial of the Shell Station redevelopment project but not with prejudice. •RFP released for consultant support for Campbell’s Climate Action Plan •Housing Program Manager accepted position and will start on January 8th. •Last meeting for Planning Commission is December 12th , 2023 ADJOURNMENT Adjourned meeting at 9:57 p.m. to the next Regular Planning Commission Meeting on Tuesday, December 12, 2023, in the City Hall Council Chambers, 70 North First Street, Campbell, California and via telecommunication. PREPARED BY: _______________________________ Ken Ramirez, Administrative Analyst APPROVED: ______________________________ Adam Buchbinder, Chair ATTEST: ________________________________ Rob Eastwood, Secretary ITEM NO. 2 21CITY OF CAMPBELL ∙ PLANNING COMMISSION Staff Report ∙ December 12, 2023 PLN-2023-155 Public Hearing to consider the establishment of a new Zoning Map incorporating three new Housing Overlay Zoning Districts and adoption of related Zoning Code Text Amendments. File No.: PLN-2023-155. STAFF RECOMMENDATION That the Planning Commission take the following action: 1.Make a motion to continue consideration of the subject item to the Planning Commission meeting of January 23, 2024. DISCUSSION This hearing will be continued to provide for an additional opportunity for feedback from stakeholders on the development of the Affordable Housing (AH) Overlay zone/combining district prior to deliberation by the Planning Commission. Prepared by: Stephen Rose, Senior Planner Approved by: Rob Eastwood, Community Development Director ITEM NO. 3 CITY OF CAMPBELL ∙ PLANNING COMMISSION Staff Report ∙ December 12, 2023 PLN-2023-173 Adam Scofield Public Hearing to consider the request of Adam Scofield on behalf of Greyland’s Professional Office Center, LLC to establish a chiropractic office (“medical services, clinic") within an existing tenant space, in the Greyland’s Professional Office Center, on property located at 653 E. Campbell Avenue, Suite 2. The application under consideration includes a Conditional Use Permit. File No.: PLN-2023-173. STAFF RECOMMENDATION That the Planning Commission take the following action: 1.Adopt a Resolution (reference Attachment A – Draft Resolution), approving a ConditionalUse Permit to establish a chiropractic office (“medical services, clinic") within an existingtenant space, in the Greyland’s Professional Office Center, on property located at 653 E.Campbell Avenue, Suite 2 in the P-D (Planned Development) Zoning District and finding the project Categorically Exempt under Section 15301 of the California Environmental Quality Act. ENVIRONMENTAL (CEQA) DETERMINATION Staff recommends that the Planning Commission accept the determination that this project is Categorically Exempt under Section 15301 (Class 1) of the California Environmental Quality Act (CEQA), pertaining to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of an existing private structure. PROJECT DATA Zoning Designation: P-D (Planned Development) General Plan Designation: Central Business Mixed-Use (26-33 Units / Gr. Acre) Net Lot Area: 36,854 square-feet Building Square Footage: 3,433 square-feet Tenant Square Footage: 644 square-feet Parking (Provided): 111 Parking Stalls Parking (Required): 0 Parking Stalls1 1 AB-2097, codified in Government Code § 65863.2, precludes the City from imposing or enforcing a parking requirements for a development project located within one-half mile of public transit of a major transit stop. The project location is situated within one-half mile of the “Downtown Campbell Station” along the Green Line light rail. Staff Report ~ Planning Commission Meeting of December 12, 2023 Page 2 of 6 PLN-2023-173 ~ 653 E. Campbell Avenue, Suite 2 Operational Hours: 7:00 A.M. through 8:00 P.M. Monday through Saturday. Business Hours: 8:00 A.M. through 7:00 P.M. Monday through Saturday. Number of Employees: 4 (2 licensed chiropractors, 2 unlicensed office staff) PROJECT SITE The project site is a is an approximately 36,854 square-foot parcel located on the northeast corner of East Campbell Avenue and Poplar Avenue, within the East Campbell Avenue Master Plan Boundary as seen in the aerial below. The property is developed with a single-story commercial building, with five (5) tenant spaces that include a retail bakery, two hair salons, a massage therapist office, and a professional office offering counseling services. The project site along with two additional parcels (APNs: 279-46-012 and 279-460-11) with the address listed as 621 East Campbell Avenue, comprise the Greyland’s Professional Office Center, constructed as a Medical Office Park permitted by Site and Architectural Review Permit “S” 64-33. The Project Site is located within a commercial corridor along a Class II Arterial Street (East Campbell Avenue) which comprises a mix of general commercial uses predominantly occupied by professional offices, but also including restaurants, personal services, retail, and a public park. As defined by the General Plan, Class II Arterial Streets are generally higher volume streets, that serve through traffic for inter-city and intra-city trips. A mix of low- and high-density residential land uses occur just outside the commercial corridor. PROJECT DESCRIPTION Applicant’s Proposal: The submitted application for a Conditional Use Permit would establish a chiropractic office (“medical services, clinic") within an existing tenant space, within the Greyland’s Professional Office Center. Staff Report ~ Planning Commission Meeting of December 12, 2023 Page 3 of 6 PLN-2023-173 ~ 653 E. Campbell Avenue, Suite 2 The proposed chiropractic office (D.B.A. Campbell Family Chiropractic) would provide chiropractic treatment services to the public by appointment only (reference Attachment C – Project Description). The scope of practice for chiropractic treatment is set forth in the California Code of Regulations, Title 16, Section 302, which includes all necessary measures incident to the care of the body, including, but not limited to, air, cold, diet, exercise, heat, light, massage, physical culture, rest, ultrasound, water, and physical therapy techniques in the course of chiropractic manipulations and/or adjustments. Due to the nature of the services performed by a licensed medical professional, the use is considered to be “medical service, clinic.” The chiropractic office is proposing to locate in an existing tenant space within a commercial building with no proposed exterior or interior alterations to the existing space. The submitted existing floor plan (reference Attachment B – Project Plans), shows a lobby/reception area, staff lounge, private kitchen, restroom, and two (2) exam rooms. The proposed hours of operation would be 9:00 a.m. to 7:00 p.m. Monday through Saturday. Staff recommends hours of operation between 7:00 a.m. to 8:00 p.m. daily with business hours between 8:00 a.m. and 7:00 p.m. daily. ANALYSIS Administrative Procedure: In the CB-MU Zoning District2 Land Use Table for Master Plan Areas, "medical service, clinic" is classified as a Conditional Use. This term is defined in CMC Section 21.72 as follows: “Medical services, clinics" means facilities primarily engaged in furnishing outpatient medical, mental health, surgical, and other personal health services. These include: medical, dental, and psychiatric offices (counseling services by other than medical doctors or psychiatrists are included under "offices"); outpatient care facilities; emergency room services; and allied health services. Associations or groups primarily engaged in providing medical or other health services to members are included.” FINDINGS Findings for Approval: To grant a land use approval, the decision-making body must affirmatively establish that the project meets codified findings for approval. Findings establish the evidentiary basis for a City's decision to grant or deny a land use approval and to impose conditions of approval 2 The zoning rules for the Planned Development (P-D) Zoning District do not specify permitted land uses. Instead, according to CMC Section 21.12.030 (Special purpose district land uses), the allowed uses within the P-D Zoning District are determined by the zoning district that aligns with the property's General Plan land use designation. For the project site, this designation is Central Business Mixed-Use (CB-MU). As outlined in CMC Section 21.04.020 (Zoning districts established), this corresponds to the CB-MU Zoning District. Therefore, the permissible land uses for this project are those listed in Table 2-11 of the CB-MU Zoning District Land Use Table, as referenced in CMC Section 21.11.030 (Mixed-Use land uses). Staff Report ~ Planning Commission Meeting of December 12, 2023 Page 4 of 6 PLN-2023-173 ~ 653 E. Campbell Avenue, Suite 2 as necessary to establish the findings. The applicable findings depend upon the type of land use approval under review. This application requires establishment of findings for a Conditional Use Permit. Pursuant to CMC Section 21.46.040 (Findings and decision), prior to making the findings for a Conditional Use Permit, the Planning Commission must first affirmatively establish all six (6) of the findings described in italics below. An explanation of how the project meets each finding is provided. 1. The proposed use is allowed within the applicable zoning district with Conditional Use Permit approval, and complies with all other applicable provisions of this Zoning Code and the Campbell Municipal Code; Yes. The project proposes to operate a chiropractic office, which constitutes a "medical services, clinic" use per the Campbell Municipal Code and defined above. The “medical services, clinic” use is allowed within the CB-MU Zoning District CMC Section 21.11.060 (Central Business Mixed-Use zoning district) upon approval of a Conditional Use Permit. This allows the City to impose operational requirements as conditions of approval to ensure that the implementation does not result in negative impacts to the surrounding areas. 2. The proposed use is consistent with the General Plan; Yes. The General Plan Land Use designation of Central Business Mixed-Use, which focuses on shopping, service, and entertainment uses in a pedestrian-oriented urban environment, is suitable for a chiropractic office. This designation encourages commercial uses on the ground floor with residential uses on upper floors. Since a chiropractic office is a service-oriented business, it fits well into the ground floor commercial space in this mixed-use setting. Moreover, the emphasis on pedestrian accessibility in this designation aligns well with the nature of a chiropractic office, which typically benefits from high visibility and easy access for clients. The applicant’s proposal may also be found to further the following General Plan policies and strategies: Policy LU-1.10: Maintain a variety of attractive and convenient commercial and office uses that provide needed goods, services, and entertainment for residents and visitors. Policy LU-5.2: Maintain East Campbell Avenue as a pedestrian-oriented street. Policy ED-5.10: Encourage the evolution of retail centers and commercial corridors into viable activity nodes by supporting integration of uses that provide necessary or useful services or amenities that will benefit nearby residential areas and commercial establishments. Encourage a variety of uses (such as hotel, office, entertainment, recreational, and residential uses) to locate in shopping districts. Policy ED-2.5: Encourage retention and expansion of local businesses as appropriate to provide a range of jobs and services to residents, to retain revenue in the city, and respond to community needs for key amenities and services. 3. The proposed site is adequate in terms of size and shape to accommodate the fences and walls, landscaping, parking and loading facilities, yards, and other development features required in order to integrate the use with uses in the surrounding area; Yes. The project site is an existing property that already is adequate to accommodate fences, walls, landscaping, parking and loading facilities, and yards necessary to accommodate the proposed medical service, clinic use. No new development features are proposed. The proposed use will not result in any adverse effects to the existing site. All existing elements are in compliance with CMC Chapter 21.18 (Site Development Staff Report ~ Planning Commission Meeting of December 12, 2023 Page 5 of 6 PLN-2023-173 ~ 653 E. Campbell Avenue, Suite 2 Standards) such as fences, walls, and lighting. Maintaining these features as they are ensures continued integration with surrounding development. The parcel is situated within a FEMA-designated special flood hazard area, and meets the requirements set forth in CMC Chapter 21.22 and Section 21.16.105, as the current application does not propose any development. Specifically, the lack of proposed construction, alterations, or development on the site means it is not subject to the flood damage prevention standards concerning construction, materials, and utilities, as well as the Valley Water Guidelines for land use near streams. This absence of any new construction ensures compliance with these regulations by default. The proposal does not include any new equipment, outdoor storage areas, or surface parking areas that would otherwise need to be screened or buffered per CMC 21.18.120 (Screening and Buffering). The site currently provides approximately 111 parking stalls which are shared between the entire Greyland’s Office Center and is not subject to any parking requirements as the site is within one half miles of public transit, specifically the “Downtown Campbell Station.” As a chiropractic office, this medical use will not utilize single-use medical supplies and therefore will not increase the existing trash demands of the site. The site is currently accessible to patients, including those with disabilities. Existing accessibility features were evaluated to ensure they meet legal requirements and best serve the needs of the clientele in compliance with CMC Section 21.18.030 (Bicycle and pedestrian access standards). Furthermore, the Building Official has reviewed the plans for accessibility compliance and does not object to the project as conditioned. 4. The proposed site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic the use would be expected to generate; Yes. Allowing a new chiropractic office at the proposed location is not anticipated to result in an appreciable increase in the amount of traffic generated by the business. The tenant space is only approximately 644 square feet with two exam rooms located along a Class II Arterial Street. Given the size and location, the use is considered a “small project” as defined by California SB 743, which provides thresholds for measuring transportation impacts in California. The City’s Department of Public Works Traffic Engineer does not anticipate the new use to generate more than 110 daily vehicle trips. Therefore, the proposal can be assumed to cause a “less than significant transportation impact,” and does not meet the threshold for further traffic analysis per SB 743. 5. The design, location, size, and operating characteristics of the proposed use are compatible with the existing and future land uses on-site and in the vicinity of the subject property; and Yes. The proposed chiropractic office will maintain the same design as the previous personal service establishments, with a large, windowed storefront opening directly into the reception area. To maintain a commercial appearance, the project will be conditioned to ensure the façade windows are not obscured. This is consistent with the East Campbell Master Plan Section V - Design Guidelines, which calls for ground level, corner parcels along East Campbell Avenue to utilize storefront windows to reinforce the pedestrian nature of the street. Generally, introducing a medical office to a commercial center might reduce foot traffic, adversely affecting nearby restaurants and retail stores. However, in this case, the previous Staff Report ~ Planning Commission Meeting of December 12, 2023 Page 6 of 6 PLN-2023-173 ~ 653 E. Campbell Avenue, Suite 2 and surrounding businesses are similarly considered personal services and operate by appointment only, indicating no expected change in foot traffic. Additionally, the proposed office doesn't require interior modifications, allowing easy adaptability to other uses compatible with the CB-MU Zoning District if necessary. The office's design and operations demonstrate its suitability within the existing and envisioned use of the area. 6. The establishment, maintenance, or operation of the proposed use at the location proposed will not be detrimental to the comfort, health, morals, peace, safety, or general welfare of persons residing or working in the neighborhood of the proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the city. Yes. Although the Municipal Code does not provide standard operational requirements for the “medical services, clinic” use, the proposal should not create a nuisance due to “the emissions of dust, fumes, glare, heat, liquids, noise, odor, smoke, steam, vibrations, or similar disturbances” CMC Section 21.46.040 (Findings and decision). To ensure that reasonable levels of noise are maintained at all times, Staff is recommending that Conditions of Approval be adopted to ensure that noise is reduced to limit any impact on nearby residential uses. Staff is also recommending Conditions of Approval that restrict outdoor activities (e.g., cleaning activities, deliveries, trash removal) to 6 a.m. to 10 p.m.). Furthermore, due to the location of the site along a Class II Arterial Street (Campbell Avenue) surrounded by a mix of commercial uses, and the nature of the chiropractic office, staff does not anticipate that the business will create a nuisance relative to noise and traffic. Public Comment: The project was noticed to all property owners within 300 feet of the subject property and publicized in the newspaper (Metro). No public comment was received on this application. Attachments: A. Draft Resolution B. Project Plans C. Project Description Prepared by: Larissa Lomen, Assistant Planner Approved by: Rob Eastwood, Community Development Director RESOLUTION NO. BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING APPROVAL OF A CONDITIONAL USE PERMIT (PLN-2023-173) TO ESTABLISH A CHIROPRACTIC OFFICE (“MEDICAL SERVICES, CLINIC") WITHIN AN EXISTING TENANT SPACE, IN THE GREYLAND’S PROFESSIONAL OFFICE CENTER, ON PROPERTY LOCATED AT 653 E. CAMPBELL AVENUE, SUITE 2 IN THE P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission did find as follows with regard to application PLN-2023-173: 1. The Project Site is zoned P-D (Planned Development) and designated Central Business Mixed-Use (26-33 units/gross acre) by the General Plan. 2. The Project Site is an approximately 36,854 square-foot parcel located on the northeast corner of East Campbell Avenue and Poplar Avenue, within the East Campbell Avenue Master Plan Boundary. 3. The Project Site is currently developed with a 3,433 square-foot single-story commercial building, with five (5) tenant spaces that include a retail bakery, two hair salons, a massage therapist, and a counseling service. 4. The Project Site is located within a commercial corridor along a Class II Arterial Street (East Campbell Avenue) which comprises a mix of general commercial uses including restaurants, personal services, retail, and a public park. A mix of low- and high-density residential land uses occur just outside the commercial corridor. 5. The applicant is requesting approval of a Conditional Use Permit to establish a chiropractic office (“medical services, clinic") within an existing tenant space, in the Greyland’s Professional Office Center. 6. Per Campbell Municipal Code Sec 21.12.030 (Special purpose district land uses) the permissible land uses for a parcel in the P-D (Planned Development) Zoning District are determined by the Zoning District that corresponds with the site’s General Plan land use designation. For the specified project site, this is the Central Business Mixed-Use (CB- MU) designation. As outlined in CMC Section 21.04.020 (Zoning districts established), this corresponds to the CB-MU Zoning District. Therefore, the permissible land uses for this project are those listed in Table 2-11a (Land Use Table — Master Plan Areas) of the CB-MU Zoning District Land Use Table, as referenced in CMC Section 21.11.030 (Mixed-Use land uses). 7. The proposed use of the Project Site as a “medical services, clinic” use is allowed within the CB-MU Zoning District through the approval of a conditional use permit as described in Campbell Municipal Code Sec. 21.11.060 (Central Business Mixed-Use zoning district.). The project proposes to operate a chiropractic office as described in the Project Attachment A Planning Commission Resolution No. Page 2 of 4 653 E. Campbell Avenue Conditional Use Permit (PLN-2023-173) Description included in the December 12, 2023, Staff Report as Attachment C, which constitutes a "medical services, clinic" per the Campbell Municipal Code. "Medical services, clinics" means facilities primarily engaged in furnishing outpatient medical, mental health, surgical, and other personal health services. These include: medical, dental, and psychiatric offices (counseling services by other than medical doctors or psychiatrists are included under "offices"); outpatient care facilities; emergency room services; and allied health services. Associations or groups primarily engaged in providing medical or other health services to members are included. 8. The hours of operation would be between 7:00 A.M and 8:00 P.M. with business hours between 8:00 A.M. and 7:00 P.M. Monday through Saturday for customer serving hours. Customers shall be seen by appointment only. 9. The site currently provides approximately 111 parking stalls which are shared between the entire Greyland’s Office Center and is not subject to any parking requirements pursuant to the AB-2097, codified in Government Code § 65863.2, which precludes the City from imposing or enforcing a parking requirement for a development project located within one-half mile of public transit of a major transit stop. The project location is situated within one-half mile of the “Downtown Campbell Station.” 10. Allowing a chiropractic office would satisfy the purpose/intent of the General Commercial General Plan land use designation which promotes ground floor commercial spaces in pedestrian-friendly urban environments, and aligns with the plan's emphasis on visibility and accessibility. The applicant’s proposal may also be found to further the following General Plan policies and strategies: Policy LU-1.10: Maintain a variety of attractive and convenient commercial and office uses that provide needed goods, services, and entertainment for residents and visitors. Policy LU-5.2: Maintain East Campbell Avenue as a pedestrian-oriented street. Policy ED-5.10: Encourage the evolution of retail centers and commercial corridors into viable activity nodes by supporting integration of uses that provide necessary or useful services or amenities that will benefit nearby residential areas and commercial establishments. Encourage a variety of uses (such as hotel, office, entertainment, recreational, and residential uses) to locate in shopping districts. Policy ED-2.5: Encourage retention and expansion of local businesses as appropriate to provide a range of jobs and services to residents, to retain revenue in the city, and respond to community needs for key amenities and services. 11. Approval of a Conditional Use Permit shall supersede all prior land use entitlements related to the subject tenant space. 12. In review of the proposed project, the Planning Commission also weighed the public need for, and the benefit to be derived from, the project, against any impacts it may cause. 13. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. Planning Commission Resolution No. Page 3 of 4 653 E. Campbell Avenue Conditional Use Permit (PLN-2023-173) 14. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Conditional Use Permit Findings (CMC Sec. 21.46.040): 1. The proposed use is allowed within the applicable zoning district with Conditional Use Permit approval, and complies with all other applicable provisions of this Zoning Code and the Campbell Municipal Code; 2. The proposed use is consistent with the General Plan; 3. The proposed site is adequate in terms of size and shape to accommodate the fences and walls, landscaping, parking and loading facilities, yards, and other development features required in order to integrate the use with uses in the surrounding area; 4. The proposed site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic the use would be expected to generate; 5. The design, location, size, and operating characteristics of the proposed use are compatible with the existing and future land uses on-site and in the vicinity of the subject property; 6. The establishment, maintenance, or operation of the proposed use at the location proposed will not be detrimental to the comfort, health, morals, peace, safety, or general welfare of persons residing or working in the neighborhood of the proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the city; Environmental Finding(s) (CMC Sec. 21.38.050): 7. The project is Categorically Exempt under Section 15301 (Class 1) of the California Environmental Quality Act (CEQA), pertaining to the operation and leasing, and minor alteration of an existing private structure; and 8. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. THEREFORE, BE IT RESOLVED that the Planning Commission grants approval of a Conditional Use Permit (PLN-2023-173) to establish a chiropractic office (“medical services, clinic") within an existing tenant space, in the Greyland’s Professional Office Center on property located at 653 E. Campbell Avenue, Suite 2, subject to the attached Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 12th day of December, 2023, by the following roll call vote: Planning Commission Resolution No. Page 4 of 4 653 E. Campbell Avenue Conditional Use Permit (PLN-2023-173) AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: APPROVED: Adam Buchbinder, Chair ATTEST: Rob Eastwood, Secretary EXHIBIT A CONDITIONS OF APPROVAL Conditional Use Permit (PLN-2023-173) 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 Project: Approval is granted for a Conditional Use Permit (PLN-2023-173) to establish a chiropractic office (“medical services, clinic") within an existing tenant space, in the Greyland’s Professional Office Center on property located at 653 E. Campbell Avenue, Suite 2. The project shall substantially conform to the Project Description and Project Plans included as Attachments B and C in the December 12, 2023 Planning Commission Staff Report, except as may be modified by the Conditions of Approval contained herein. 2. Permit Approval Expiration: The Conditional Use Permit approved herein ("Approval") shall be valid for one (1) year from the effective date of Planning Commission approval (expiring December 23, 2024). Within this one-year period, a Business License/Zoning Clearance must be issued. Failure to meet this deadline shall result in the Approval being rendered void. Once established, this Approval shall be valid in perpetuity on the Project Site, subject to continued operation of the use. Discontinuation of the use for a continuous period of twelve months shall void the Approval upon an affirmative determination by the Planning Commission in a public hearing that the use has been discontinued. 3. Plan Revisions: Minor alterations to the plans may be administratively reviewed and approved by the Community Development Director pursuant to CMC Sec. 21.56.060. 4. Site Alterations: Remove existing window glazing. Except within exam rooms, facades shall maintain floor to ceiling windows, which shall be kept clear of any obstructions, excluding shade providing window treatments such as blinds and curtains which shall obscure no more than 40% of the window area, to provide an inviting and attractive setting for pedestrians in accordance with the East Campbell Master Plan Section V - Design Guidelines. 5. Operational Standards: Consistent with the submitted Project Description (reference Attachment C) and City standards, a “medical services, clinic” pursuant to this Approval shall conform to the following operational standards. Significant deviations from these Planning Commission Resolution No. Page 2 of 4 653 E. Campbell Avenue Conditional Use Permit (PLN-2023-173) standards (as determined by the Community Development Director) shall require approval of a Modification to the Conditional Use Permit. a. Approved Use: The approved use is a "medical services, clinic" as defined by the Campbell Municipal Code, and as limited by the operational standards listed herein. At no time shall the use be operated as a "medical services, extended care". b. Maximum Occupancy: The maximum occupancy shall be subject to the applicable restrictions of the California Building Code (CBC). c. Exam Rooms: The approved medical services, clinic, shall be limited to two exam rooms. d. Business License: The business shall be required to obtain and maintain a City business license at all times. e. Medical Waste Disposal: All medical waste shall be properly disposed of as required by the Santa Clara County Department of Environmental Health and/or the California Department of Public Health. f. Licensed Medical Professionals: All procedures involving medical treatment are required to be performed by licensed medical professionals . g. Hours of Operation: The approved medical services, clinic may operate between the hours of 7:00 A.M. and 8:00 P.M. with business hours between 8:00 a.m. and 7:00 p.m. Monday through Saturday. h. Trash Disposal and Clean-Up: Refuse and recycling receptacles shall be kept within the enclosure except during collection in compliance with Chapter 6.04 of the Campbell Municipal Code. All trash disposal, normal clean-up, carpet cleaning, window cleaning, sidewalk sweeping, etc. shall occur during the "business hours." i. Odor Mitigation: The medical service, clinic use shall be designed and operated in a manner so as to guarantee that no objectionable odors or noises shall be produced outside its walls, and provisions for the off-site disposal of all waste materials shall be made in compliance with County health standards. The removal of waste material shall be done so as to guarantee that no obnoxious odor is produced. j. Smoking: "No Smoking" signs shall be posted on the premises in compliance with CMC Section 6.11.060. k. Loitering: There shall be no loitering allowed outside the business. The business owner is responsible for monitoring the premises to prevent loitering, including contacting the Police Department as necessary to enforce this requirement. l. Noise: Regardless of decibel level, no noise generated by the approved shall obstruct the free use of neighboring properties so as to unreasonably interfere Planning Commission Resolution No. Page 3 of 4 653 E. Campbell Avenue Conditional Use Permit (PLN-2023-173) with the comfortable enjoyment of the neighboring residents. In the event verified complaints are received by the City regarding such noise, the Community Development Director may immediately curtail the Hours of Operation and/or commence revocation proceedings pursuant to Condition of Approval No. 10 (Revocation of Permit). The following restrictions shall also be adhered to limit potential noise impacts: a. Doors shall remain closed at all times and will not be propped open to contain interior noise. b. Deliveries shall be restricted to between the hours of 8:00 AM and 8:00 PM. m. Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment, materials, and/or refuse stored outside the building or within the adjacent parking lot area. n. Outdoor Display: No outdoor display of merchandise is allowed on the subject property. o. Lighting: On-site lighting shall be shielded away from adjacent properties and directed on-site. The final 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 for compliance with the City of Campbell Lighting Design Standards (CMC Sec. 21.18.090). p. Façade: Except within exam rooms, facades shall maintain floor to ceiling windows, which shall be kept clear of any obstructions, excluding shade providing window treatments such as blinds and curtains which shall obscure no more than 40% of the window area, to provide an inviting and attractive setting for pedestrians. q. Massage: The scope of practice for chiropractic treatment as set forth in the California Code of Regulations, Title 16, Section 302, includes massage services. Massage services as part of the chiropractic treatment shall be allowed at this establishment only by a licensed chiropractor, or by licensed massage therapists under the “adequate supervision” of a chiropractor as defined in the California Code of Regulations, Title 16, Section 312. Massage therapists shall not operate separately or as independent contractors. r. California Code of Regulation: The allowed chiropractic office shall always comply with all the regulations contained within Title 16 of the California Code of Regulations, Division 4. 6. Property Maintenance: The owner/operator of the subject property shall maintain all exterior areas of the business free from graffiti, trash, rubbish, posters and stickers placed on the property. Exterior areas of the business shall include not only the parking lot and private landscape areas, but also include the public right-of-way adjacent to the business. Planning Commission Resolution No. Page 4 of 4 653 E. Campbell Avenue Conditional Use Permit (PLN-2023-173) 7. Landscape Maintenance: All landscaped areas shall be continuously maintained in accordance with City Landscaping Requirements (CMC 21.26). Landscaped areas shall be watered on a regular basis so as to maintain healthy plants. Landscaped areas shall be kept free of weeds, trash, and litter. Dead or unhealthy plants shall be replaced with healthy plants of the same or similar type. 8. Signage: No signage is approved as part of the development application approved herein. New signage shall not be installed prior to approval of a sign permit. 9. Parking and Driveways: All parking and driveway areas shall be maintained in compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell Municipal Code. Parking spaces shall be free of debris or other obstructions. 10. Revocation of Permit: Operation of a medical services, clinic use pursuant to this Approval is subject to Chapter 21.46 of the Campbell Municipal Code authorizing the appropriate decision making body to modify or revoke an Conditional Use Permit if it is determined that its operation has become a nuisance to the City’s public health, safety or welfare or for violation of the Conditional Use Permit or any standards, codes, or ordinances of the City of Campbell. At the discretion of the Community Development Director, if the establishment generates three (3) verifiable complaints related to violations of conditions of approval and/or related to its operation within a twelve (12) month period, a public hearing may be scheduled to consider modifying conditions of approval or revoking the Conditional Use Permit. The Community Development Director may commence proceedings for the revocation or modification of permits upon the occurrence of less than three (3) complaints if the Community Development Director determines that the alleged violation warrants such an action. The Director may also at such time immediately restrict the establishment's hours of operation. In exercising this authority, the decision-making body may consider the following factors, among others: a. The number and types of Police Department calls for service at or near the establishment that are reasonably determined to be a direct result of customer and/or employee actions; b. The number of complaints received from residents, business owners and other citizens concerning the operation of an establishment regarding, noise, and/or other operational impacts; and c. Violation of conditions of approval. Project Description - Exhibit E Proposed Use Medical Use - Chiropractic and massage Proposed use hours: 9:00am - 7:00pm PT, Monday - Saturday Operational Notes: Exam rooms: 2 exam rooms Client Volume: We anticipate to see between 5-25 patients per day when running at full capacity within proposed hours. Parking/Traffic: client traffic will be 5-25 cars per day and parking will be short durations based on the length of appointments. Appointments are scheduled between 20 minutes and 60 minutes per appointment. Type and size of proposed building: Office park building at Graylands office center. 652 Campbell Ave, Suite 2, totaling 644 SQFT. Project Goals: The primary goal of the newly established chiropractic office is to provide a resource to the community that will help people deal with chronic pain and musculoskeletal dysfunction commonly associated with the ergonomic stress of a desk job as well as rehab for traumatic and repetitive stress injuries. The secondary goal of the office is to provide educational resources for people to learn how to change their lifestyle to one that will provide community members with long, happy and productive lives. Public Benefits of the project: Chiropractic is effective at shortening recovery time from minor injuries and stress related conditions and thus will not only help people live happier, less painful lives, but help our local businesses by reducing the amount of time their employees are unable to be productive. Our mission is to not only alleviate pain and discomfort but also to educate and empower our patients to lead healthier lives. We are committed to fostering a sense of community, where individuals can find support and guidance on their diverse wellness journeys. In addition to serving the general public, we aspire to be a valuable resource for our local first responders and youth athletes. We understand the unique physical demands and challenges they face, and we will work closely with them to enhance their performance, prevent injuries, and support their recovery when needed. By prioritizing the health and well-being of our community members, we aim to create a healthier and more vibrant Campbell for everyone to enjoy. Employees 1-4 Employees - 1-2 Doctors of Chiropractic - 1-2 part-time front desk reception Anticipated construction schedule: Construction upon approval of CUP will be limited to the addition of one internal non-structural wall to partially enclose an open area to create an open door office area. See exhibit C. Timeline to complete would be 1 week. ITEM NO. 4 CITY OF CAMPBELL ∙ PLANNING COMMISSION Staff Report ∙ December 12, 2023 PLN-2023-60 Paolercio, N. Public Hearing to consider the application by Valley Home Builders (Natalie Paolercio) to allow the demolition of an existing single-family residence and construction of a new approximately 3,650 square foot two-story single-family residence on property located at 1320 Burrows Road in the R-1-6 (Single Family Residential) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: 1.Adopt a Resolution (reference Attachment 1), approving a Site and Architectural ReviewPermit (PLN-2023-60) to allow the demolition of an existing single-family residence andconstruction of a new approximately 3,650 square foot two-story single-family residence,and finding the project Categorically Exempt under Section 15303 of the California Environmental Quality Act. ENVIRONMENTAL (CEQA) DETERMINATION Staff recommends that the Planning Commission find that this project is Categorically Exempt under Section 15303 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA) as the project is one single-family residence in a residential zone. PROJECT DATA Zoning District: R-1-10 General Plan Designation: Low-Density Residential (less than 4.5 units per gross acre). 1 unit allowed, 1 unit proposed. Net Lot Area: 9,095 square feet Proposed Building Height: 25’-10 ½” Proposed Building Square footage: Approximately 3,650 square feet Floor Area Ratio: Proposed: Maximum allowed: 0.40 0.45 Lot Coverage: Proposed: Maximum allowed: 35% 35% Staff Report ~ Planning Commission Meeting of December 12, 2023 Page 2 of 6 PLN-2023-60 ~ 1320 Burrows Road Setbacks: Front: Side: Rear: Proposed 28-feet, 5 ¾ inches (complies) 12-feet and 8-feet (complies) 27-feet, 3 ¾ inches (complies) Required 25-feet At least one side yard shall be the greater of 10’ or 60% of the height of the building wall adjacent to the property line. The height of the building wall is 11’-6 ¾”. 60% of the height of the building is roughly 7-feet. The greater amount is 10-feet. The other side yard shall be the greater of 8’ or 60% of the height of the building wall adjacent to the property line. The height of the building wall is 10’-3”. 60% of the height of the building wall is roughly 6-feet. The greater amount is 8-feet. 25-feet PROJECT DESCRIPTION Applicant’s Proposal: The applicant is requesting approval of a Site and Architectural Review Permit to allow the demolition of an existing single-family residence and construction of a new approximately 3,650 square foot two-story single-family residence. Project Location: The project site is an approximately 9,095 square foot single-family property located at the northeast corner of Burrows Road and Steinway Avenue. The property is located in Staff Report ~ Planning Commission Meeting of December 12, 2023 Page 3 of 6 PLN-2023-60 ~ 1320 Burrows Road a residential area comprised of one-story and two-story single-family homes. The project site is located within the San Tomas Area Neighborhood Plan and is in a R-1-10 (Single-Family Residential) Zoning District. DISCUSSION Senate Bill 9 (SB-9) requires the ministerial approval of either one or two residential units, which includes single-family residences. Ministerial review means a process for development approval involving no personal judgment by the public official as to the wisdom of carrying out the project. The public official merely ensures that the proposed development meets all the applicable objective standards for the proposed action but uses no special discretion or judgment in reaching a decision.1 The Site and Architectural Review permit requires review and approval by the Planning Commission. However, due to the passing of SB-9 and the requirement of ministerial approvals for one or two residential units, the Planning Commission is limited in requesting alterations to the project and cannot deny the project if it complies with the city’s objective requirements. 2 ANALYSIS General Plan: The General Plan Land Use designation for the property is Low-Density Residential (<4.5 units to the gross acre). The General Plan Land Use designation of Low-Density Residential allows for detached single-family homes. The project is consistent with the General Plan Land Use designation as it is a detached single-family home. 1 This is contained in in SB-9 Fact Sheet authored by the California Department of Housing and Community Development. 2 Staff will be aligning the state’s requirement of a ministerial single-family process with the Campbell Municipal Code in a future municipal code update. This has been identified on the City Council adopted workplan. Project Site Staff Report ~ Planning Commission Meeting of December 12, 2023 Page 4 of 6 PLN-2023-60 ~ 1320 Burrows Road Zoning Code: The project site has a zoning designation of R-1-10 Single-Family Residential. The R-1 zoning district is generally reserved for low-density and detached residential development. Administrative Procedure: A Site and Architectural Review Permit pursuant to the San Tomas Area Neighborhood Plan (STANP). STANP requires a site and architectural approval by the Planning Commission for the construction of a building or structure on an undeveloped lot. Pursuant to Official Director Interpretation No. 4, if a project involves the removal of an existing structure in order to construct a new structure, the property is to be viewed as undeveloped. As the project includes full demolition of an existing single-family residence and the construction of a new single-family residence, the property is considered to be undeveloped. Therefore, the project requires a Site and Architectural Review Permit. Setbacks: As noted in the Project Data table above, the required front setback is 25-feet, the required side setback on one of the sides is the greater of 10-feet or 60% of the height of the building wall adjacent to the property line, and the side setback on the other side is the greater of 8-feet or 60% of the height of the building wall adjacent to the property line. The project is required to provide a 10- foot and 8-foot side setback. The required rear setback is 25-feet. The applicant is complying with all required setback requirements as noted in the Project Data table above. Height: The maximum height is 28-feet and shall not exceed 2 ½ stories. The project is proposing a building height of 25-feet, 10 ½ inches and is proposing a 2-story single-family residence. Therefore, the project complies with the maximum height requirement. Parking: The proposed project provides two covered parking spaces in the attached garage. The parking requirement for a single-family dwelling is two parking spaces, and one of which must be covered. As the project is providing two covered parking spaces in the attached garage, the project complies with the parking requirement. Floor Area Ratio and Lot Coverage: The maximum allowed floor area ratio is 0.45 and the maximum allowed lot coverage is 35%. The project proposes a floor area ratio of 0.40 and lot coverage of 35%. Therefore, the project complies with the floor area ratio and lot coverage requirements. San Tomas Area Neighborhood Plan (STANP) Design Criteria: The San Tomas Area Neighborhood Plan contains design criteria which speak to compatibility, scale and mass, building orientation, and privacy impacts. Per the STANP, the design criteria should be used to evaluate new developments within the San Tomas Area. However, as mentioned in the Discussion section, SB-9 requires ministerial approval of single-family residences, and the Planning Commission review can only be used to ensure the proposed development meets all applicable objective standards. The design criteria are subjective, and therefore, cannot be used in reaching a decision. The Planning Commission is limited in requesting alterations to the project and cannot deny a project if it complies with the city’s objective requirements. Although the design criteria in STANP are written subjectively, the proposed project does comply with the design criteria and the applicant has made a good faith effort in addressing privacy impacts to neighboring properties. An evaluation of the design criteria can be found in Attachment C – SARC Memorandum. Staff Report ~ Planning Commission Meeting of December 12, 2023 Page 5 of 6 PLN-2023-60 ~ 1320 Burrows Road Considerations in Review of Applications: In review of a Site and Architectural Review Permit, the Zoning Code (CMC Sec. 21.42.040) directs the Planning Commission to consider certain design and layout aspects of the proposal prior to rendering a decision, referenced to as “considerations”. These “considerations” are related to the following: traffic safety, congestion, site circulation, landscaping, structures, and site layout. As these “considerations” are subjective, they cannot be used in reaching a decision. Findings for Approval Site and Architectural Review Findings (Section 21.42.060 of CMC): The property is located within the R-1-10 Zoning District. The Planning Commission may approve the proposed two-story single-family residence after making all four (4) of the required findings described in italics below. An explanation of how the project does or does not meet each finding follows in plain text below. 1. The project will be consistent with the General Plan; Yes. The project complies with the General Plan and the General Plan land use designation of Low-Density Residential (<4.5 units per gross acre). Based on a 9,095 lot size, a maximum of one dwelling unit is allowed on the property and the project proposes one dwelling unit. Therefore, the project complies with the General Plan land use designation of Low-Density Residential. 2. The project conforms with the Zoning Code; Yes. As described in the Zoning Code section above, the project complies with the setbacks, height, floor area ratio, lot coverage, and parking requirements of the Zoning Code. The project is also providing front yard landscaping, thus complying with the landscape provisions in Section 21.26.030 of the CMC. 3. The project will aid in the harmonious development of the immediate area; and; Not Applicable. Pursuant to SB-9, the decision maker can only ensure objective standards are met. This finding is subjective and therefore cannot be used as a basis for a decision. 4. The project is consistent with the applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s). Yes. The project is consistent with the objective standards contained within the San Tomas Area Neighborhood Plan, including setbacks, maximum height, floor area ratio, and lot coverage requirements. Site and Architectural Review Committee (SARC): The project was presented at the Site and Architectural Review Committee on November 14, 2023. The Committee members discussed the objective standards requirement as it relates to the privacy concern raised by a member of the public. The Committee members also discussed the applicant’s good faith effort in addressing those privacy concerns. Public Outreach: The project was noticed to all property owners within 300 feet of the subject property and publicized in the newspaper (Metro). Staff received one public inquiry regarding the project. The phone call was related to privacy impacts to a neighboring property, particularly the second story windows along the northern property line. The applicant has revised the proposal by removing the closet window, incorporating a frosted glass bottom window pane for the bedroom windows, and proposing smaller windows for the bathrooms. Staff Report ~ Planning Commission Meeting of December 12, 2023 Page 6 of 6 PLN-2023-60 ~ 1320 Burrows Road Prepared by: Tracy Tam, Associate Planner Approved by: Rob Eastwood, Community Development Director Attachments: A. Draft Resolution B. Project Plans C. SARC Memorandum RESOLUTION NO. BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN-2023-60) TO ALLOW THE DEMOLITION OF AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCTION OF A NEW APPROXIMATELY 3,650 SQUARE FOOT TWO-STORY SINGLE-FAMILY RESIDENCE ON PROPERTY LOCATED AT 1320 BURROWS ROAD. After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to file number PLN-2023-60: 1. The project site is zoned R-1-10 (Single Family Residential) on the City of Campbell Zoning Map. 2. The project site is designated Low Density Residential (<4.5 units/gr. acre) on the City of Campbell General Plan Land Use diagram. 3. The project site is an approximately 9,095 square foot single-family property parcel located at the northeast corner of Burrows Road and Steinway Avenue. 4. The project includes the full demolition of an existing single-story single-family residence, approximately 1,621 square feet (inclusive of an approximately 320 square foot garage). 5. The proposed project consists of the construction of an approximately 3,650 square foot two-story single-family residence. There are no protected trees proposed for removal. 6. The project site is located in the San Tomas Area Neighborhood Plan (STANP), and therefore, is subject to the regulations contained therein, including the maximum building height, floor area ratio, lot coverage, and setbacks. The project site complies with these development standards. 7. The proposed project will result in a Floor Area Ratio (FAR) of 0.40 (a maximum of 0.45 FAR is allowed), and a lot coverage of 35% (a maximum of 35% is allowed). Therefore, the project complies with the FAR and lot coverage requirements. 8. The proposed project proposes a building height of approximately 25’-10 ½” (a maximum of 28’ and 2 ½ stories is allowed), a front setback of 28’-5 ¾” (25’ is required), a side setback of 12-feet and 8-feet (when 10-feet and 8-feet are required), and a rear setback of 27-feet, 3 ¾ inches (where 25-feet is required). 9. The proposed project will provide two covered parking spaces in an attached garage, satisfying the applicable parking requirement. Planning Commission Resolution No. Page 2 of 3 PLN-2023-60 ~ 1320 Burrows Road – Site and Architectural Review Permit 10. Senate Bill 9 (SB-9; Government code § 65852.21) requires the ministerial approval of either one or two residential units, which includes single-family residences. Ministerial review means a process for development approval involving no personal judgment by the public official as to the wisdom of carrying out the project. The public official merely ensures that the proposed development meets all the applicable objective standards for the proposed action but uses no special discretion or judgment in reaching a decision. 11. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required Conditions of Approval, will have a significant adverse impact on the environment. Based upon the foregoing findings of fact and in consideration of the entire administrative record (including the staff report) and current state law (Government code § 65852.21; requiring the decision-maker to ensure the proposed development meets all applicable objective standards and uses no special discretion or judgement in reaching a decision) the Planning Commission further finds and concludes that: 1. The project will be consistent with the General Plan; 2. The project conforms with the Zoning Code; 3. The project will aid in the harmonious development of the immediate area; 4. The project is consistent with the applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s); 5. The perceived scale and mass of the home is compatible with the adjacent homes and the homes in the surrounding area. 6. The home minimizes the use of design features that make it appear significantly larger than the adjacent homes and the homes in the surrounding area. 7. This project is Categorically Exempt per Section 15303, Class 3 of the California Environmental Quality Act (CEQA), pertaining to the construction of single-family dwellings. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Modification (PLN-2023-60) to allow the demolition of an existing single-family residence and construction of a new approximately 3,650 square foot two-story single-family residence on property located at 1320 Burrows Road, subject to the attached Conditions of Approval (attached Exhibit “A”). PASSED AND ADOPTED this 12th of December, 2023, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: Planning Commission Resolution No. Page 3 of 3 PLN-2023-60 ~ 1320 Burrows Road – Site and Architectural Review Permit APPROVED: Adam Buchbinder, Chair ATTEST: Rob Eastwood, Secretary CONDITIONS OF APPROVAL Modification (PLN-2023-60) 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 Project: Approval is granted for a Site and Architectural Review Permit (PLN-2021-206) to allow the demolition of an existing single-family residence and construction of a new approximately 3,650 square foot two-story single-family residence, on property located at 1320 Burrows Road. The project shall substantially conform to the Project Plans, included as Attachment B in the Planning Commission Staff Report dated December 12, 2023, except as may be modified by conditions of approval contained herein. 2. Permit Expiration: The Site and Architectural Review Permit approved herein ("Approval") shall be valid for one (1) year from the effective date of Planning Commission approval (expiring December 12, 2024). Within this one-year period a Building Permit for the project must be issued pursuant to CMC Sec. 21.56.030.B.1. Failure to meet this deadline or expiration of an issued Building Permit shall result in the Approval being rendered void. Once established, this Approval shall be valid in perpetuity on the Project Site, subject to continued operation of the use. Discontinuation of the use for a continuous period of twelve months shall void the Approval upon an affirmative determination by the Planning Commission in a public hearing that the use has been discontinued. 3. Rough Framing and Planning Final Required: Planning Division clearance is required prior to rough framing and final Building Permit clearance. Construction not in substantial compliance with the approved project plans shall not be approved without prior authorization of the necessary approving body. 4. Plan Revisions: Upon prior approval by the Community Development Director, all Minor Modifications to the approved project plans shall be included in the construction drawings submitted for Building Permit. Any modifications to the Building plan set during construction shall require submittal of a Building Permit Revision and approval by the Building Official prior to Final Inspection. Exhibit A - Conditions of Approval Page 2 of 6 PLN-2023-60 ~ 1320 Burrows Road – Site and Architectural Review Permit 5. Fences/Walls: Except as noted below, any newly proposed fencing and/or walls shall comply with Campbell Municipal Code Section 21.18.060 and shall be submitted for review and approval by the Community Development Department. 6. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with City of Campbell Lighting Design Standards (CMC 21.18.090). 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. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 7. Water Efficient Landscape Standards: Water Efficient Landscape Standards: As a new construction project with a total project landscape area equal to or less than 2,500 square feet, this project is subject to the updated California Model Water Efficient Landscape Ordinance (MWELO) and may comply with the Prescriptive Compliance Option in Appendix D. This document is available at: http://www.cityofcampbell.com/DocumentCenter/View/176 or on the Planning Division’s Zoning and Land Use webpage through www.cityofcampbell.com. The building permit application submittal shall demonstrate compliance with the applicable MWELO and landscaping requirements and shall include the following: a. Planting and Irrigation Plans that meet all requirements of the Prescriptive Compliance Option in Appendix D. b. A completed landscape Documentation Package for the Prescriptive Compliance Option. This package is available at: https://www.campbellca.gov/DocumentCenter/View/19878/MWELO-Compliance-Checklist-Prescriptive-Compliance?bidId= c. A note on the Cover Sheet in minimum 1/2” high lettering stating “Planning Final Required. The new landscaping indicated on the plans must be installed prior to final inspection. Changes to the landscaping plan require Planning approval.” Note: If the project landscape area increases during the course of the project, additional requirements will apply. 8. Landscaping: Landscape areas in the aforementioned landscaping plan shall consist of a mix of plants including natural turf, ornamental grasses, groundcovers, shrubs, trees and boulders throughout and shall be provided with permanent irrigation, in compliance with the Water Efficient Landscape Standards and Campbell Municipal Code. All landscaping will be maintained in good condition and replaced as needed. 9. Construction Activities: The applicant shall abide by the following requirements during construction: a. The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of a Building Permit. Exhibit A - Conditions of Approval Page 3 of 6 PLN-2023-60 ~ 1320 Burrows Road – Site and Architectural Review Permit b. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. c. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. d. Unnecessary idling of internal combustion engines shall be strictly prohibited. e. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise-sensitive receptors such as existing residences and businesses. f. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell. BUILDING DIVISION 10. Permit Required: A Building Permit application shall be required for the proposed project. The Building Permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 11. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 12. Construction Fencing: The area of work shall be properly enclosed with construction fencing to prevent unauthorized access during construction. The area of work 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 in compliance with the Standards for Tree Protection During Construction. 13. Construction Hours/Fines/Stop Work Notice: Failure to comply with permitted working hours that result in verified complaints may result in the issuance of a Stop Work Notice issued to the project with cessation of work for a minimum of seven (7) days from the date of issuance and an Administrative fine of up to $1,000.00. 14. Timely Completion: Once under construction it shall be the obligation of the property owner and contractor to demonstrate continued progress on the project. In the event the building permit expires, the City may impose fines or exercise administrative remedies to compel timely completion of work. PUBLIC WORKS DEPARTMENT 15. Frontage Improvements: The scope of this project triggers the requirement for Frontage Improvements as required by Campbell Municipal Code 11.24.040. Per the San Tomas Area Neighborhood Plan, both Burrows Road and Steinway Avenue are to be improved. The City initiated a Capital Improvement Project in 1998 to construct Burrows Road to its ultimate configuration, and the applicant is required to reimburse the City for those costs as detailed below. A portion of the Steinway Avenue frontage was improved with the City project mentioned above, however the remaining Steinway Avenue frontage will need to be improved with an ADA compliant curb Exhibit A - Conditions of Approval Page 4 of 6 PLN-2023-60 ~ 1320 Burrows Road – Site and Architectural Review Permit ramp, a new curb cut for the proposed driveway, and rolled curb and pavement conform. 16. Reimbursements: Prior to issuance of the Building permit, reimburse the City for previously constructed public improvements in the amount of $3,282.00. Said reimbursement requirement is recorded against the property and shown in the Title Report submitted by the applicant. 17. Storm Drain Area Fee: Prior to issuance of any grading or building permits, the applicant shall pay the required Storm Drain Area fee, currently set at $2,120.00 per net acre, which is $443.00. 18. Water Meter(s) and Sewer Cleanout(s): Proposed new water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 19. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits: Prior to issuance of building permits for the site, the applicant shall execute a street improvement agreement, 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 plans shall include the following, unless otherwise approved by the City Engineer: a. Show location of all existing utilities within the existing public right of way. b. Installation of ADA compliant curb ramp at the corner of Burrows Road and Steinway Avenue. c. Installation of City standard vertical curb and driveway along Steinway Avenue between the curb ramp and the existing storm drain inlet. d. Installation of City standard rolled curb and gutter along Steinway Avenue from existing storm drain inlet to the easterly property line. Installation of engineered structural pavement section to centerline, as required by the City Engineer. e. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. f. Installation of City street trees behind new rolled curb along Steinway Avenue. Species of new trees to be specified by City Arborist during street improvement stage. g. Construction of conforms to existing public and private improvements, as necessary. h. Submit final plans in a digital format acceptable to the City. 20. Street Improvements Completed for Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the required street improvements and pavement restoration installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 21. The following conditions only apply if the applicant has a need to install / upgrade utility services (water, sewer, gas, etc.) in the street: Exhibit A - Conditions of Approval Page 5 of 6 PLN-2023-60 ~ 1320 Burrows Road – Site and Architectural Review Permit a. Utility Encroachment Permit: Separate permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work. b. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. c. Pavement Restoration: The applicant shall restore the pavement in compliance with City standard requirements. In the event that the roadway has recently received a pavement treatment or reconstruction, the project will be subject to the City’s Street Cut Moratorium. The applicant will be required to perform enhanced pavement restoration consistent with the restoration requirements associated with the Street Cut Moratorium. The City’s Pavement Maintenance Program website (https://www.ci.campbell.ca.us/219) has detailed information on the streets currently under moratorium and the enhanced restoration requirements. 22. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Resources to achieve these objectives include Stormwater Best Management Practices Handbook for New Development and Redevelopment (“CA BMP Handbook”) by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Stormwater Quality Protection (“Start at the Source”) by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Stormwater Quality: A Companion Document to Start at the Source (“Using Site Design Techniques”) by BASMAA, 2003. FIRE DEPARTMENT 23. Fire Sprinklers Required: An automatic residential fire sprinkler system shall be installed in all new one- and two-family dwellings. Noted on sheet A0.1. 24. Required Fire Flow: The minimum required fire flow for this project is 875 Gallons Per Minute (GPM) at 20 psi residual pressure. Letter received. Hydrant is capable of meeting fire flow. 25. Address identification: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code Exhibit A - Conditions of Approval Page 6 of 6 PLN-2023-60 ~ 1320 Burrows Road – Site and Architectural Review Permit official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1. 26. Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 4 : 124 : 124 : 124 : 124 : 124 : 121 : 12 4 : 12145.27'145.27'63.87'63.87'WATERMETER EXISTING GAS METEREXISTINGTREES TO BEREMAINEDEXISTINGTREES TO BEREMAINEDEXISTINGCLEANOUTEXISTINGCLEANOUTEXISTING WALK WAY4 : 12BURROWS RD.3'-11 "4'6'-9"7'9'-11"17'-11"56'-2"52'-6"25'-10"21'-9"21'-11"32'-6"25'-10"feet816 32 4843466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 3466 Edward Ave.Santa Clara CA 95054P.408.248.8000F.408.625.7652www.valleyhomebuilders.comJob Title/Address:VASAPOLLORESIDENCENEW 2-STORY RESIDENCE1320 BURROWS ROAD,CAMPBELL, 95008 GENERAL NOTES 2. WORK CONFORMANCE REQUIREMENTS3. WORK IN PUBLIC RIGHT- OF- WAY4. CONTRACTOR RESPONSIBILITIES5. GEOTECHNICAL (SOILS) REPORT6. PROJECT SCHEDULE7. UNDERGROUND SERVICE ALERT8. UNDERGROUND STRUCTURES1. ENCROACHMENT PERMIT22. STORM SEWER SYSTEM REQUIREMENTS FRESH CONCRETE AND MORTAR APPLICATIONBEST MANAGEMENT PRACTICES FORMasons and bricklayersSidewalk construction crewsPatio construction workersConstruction inspectorsGeneral contractorsHome buildersDevelopersGENERAL BUSINESS PRACTICESBoth at your yard and the construction site, always store both dry and wet materials under cover, protected from rainfall and runoff. Protect dry materials from wind.Secure bags of cement after they are open. Be sure to keep wind- blown cement powder away from gutters, storm drains, rainfall, and runoff.Wash out concrete mixers only in designated wash-out areas in your yard, where the water will flow into containment ponds or onto dirt. Whenever possible, recycle washout by pumping back into mixers for reuse. Never dispose of washout into the street, storm drains, drainage ditches, or streams.DURING CONSTRUCTIONDon't mix up more fresh concrete or cement than you will use in a day.Set up and operate small mixers on tarps or heavy plastic drop cloths.When cleaning up after driveway or sidewalk construction, wash fines onto dirt areas, not down the driveway or into the street or storm drain.Place hay bales or other erosion controls down-slope to capture runoff carrying mortar or cement before it reaches the storm drain.When breaking up paving, be sure to pick up all the pieces and dispose properly.Recycle large chunks of broken concrete at a landfill.Dispose of small amounts of excess dry concrete, grout, and mortar in the trash.Never bury waste material.STORM DRAIN POLLUTION FROM MASONRYAND PAVINGFresh concrete and cement- related mortars that wash into lakes, streams, or estuaries are toxic to fish and the aquatic environment. Disposing of these materials to the strom drains or creeks causes serious problems and is prohibited by law.BEST MANAGEMENT PRACTICES FOR THE:LandscapersGardenersGeneral contractorsSwimming pool/spa service and repair workersHome buildersDevelopersLANDSCAPING, GARDENING, AND POOL MAINTENANCEGENERAL BUSINESS PRACTICESProtect stockpiles and landscaping materials from wind and rain by storing them under tarps or secured plastic sheeting.Store pesticides, fertilizers, and other chemicals indoors or in a shed or storage cabinet.Schedule grading and excavation projects for dry weather.Use temporary check dams or ditches to divert runoff away from storm drains.Protect storm drains with hay bales or other erosion controls.Revegetation is an excellent form of erosion control for any site.POOL/FOUNTAIN/SPA MAINTENANCENever discharge pool or spa water to a street or storm drain.ORWhen emptying a pool or spa, let chlorine dissipate for a few days, and then recycle/reuse water by draining it gradually onto a landscaped area.Contact the local sewage treatment authority. You may be able to discharge to the sanitary sewer by running a hose to a utility sink or sewer pipe cleanout junction.Do not use copper-based algaecides unless absolutely necessary. Control algae with chlorine or other alternatives to copper-based pool chemicals. Copper is a powerful herbicide. Sewage treatment technology cannot remove all of the metals that enter a treatment plant.LANDSCAPING/GARDEN MAINTENANCEUse up pesticides. Rinse containers, and use rinse water as product. Dispose of rinsed containers in the trash.Dispose of unused pesticide as hazardous waste.Collect lawn and garden clippings, pruning waste, and tree trimmings. Chip if necessary, and compost.In communities with curbside yard waste recycling, leave clippings and pruning waste for pickup in approved bags or containers. Or, take to a landfill that composts yard waste.Do not place yard waste in gutters.Do not blow or rake leaves, etc. into the street.STORM DRAIN POLLUTION FROM LANDSCAPINGAND SWIMMING POOL MAINTENANCEMany landscaping activities decompose soils and increase the likelihood that earth and garden chemicals will runoff into the storm drains during irrigation or when it rains. Swimming pool water containing chlorine and copper-based algaecides should never be discharged to storm drains. These chemicals are toxic to aquatic life.BEST MANAGEMENT PRACTICES FOR THE:Vehicle and equipment operatorsSite supervisorsHome buildersGeneral contractorsDevelopersSITE PLANNING AND PREVENTIVE VEHICLEMAINTENANCEDesignate one area of the construction site, well away from streams or storm drain inlets, for auto and equipment parking, refueling, and routine vehicle and equipment maintenance.Maintain all vehicles and heavy equipment. Inspect frequently for leaks.Perform major maintenance, repair jobs, vehicle and equipment washing off site.If you must drain and replace motor oil, radiator coolant, or other fluids on site, use drip pans or drop cloths to catch drips and spills. Collect all spent fluids, store in separate containers, and recycle whenever possible.Do not use diesel oil to lubricate equipment or parts.Clean up spills immediately when they happen.HEAVY EQUIPMENT OPERATIONNever hose down dirty pavement or impermeable surfaces where fluids have spilled. Use dry cleanup method (absorbent materials, cat litter, and/or rags) whenever possible. If you must use water, use just enough to keep the dust down.Sweep up spilled dry materials immediately. Never attempt to wash them away with water or bury them. Use as little water as possible for dust control.Clean up spills on dirt areas by digging up and properly disposing of contaminated soil.Report significant spills to the appropriate spill response agencies immediately.STORM DRAIN POLLUTION FROM HEAVYEQUIPMENT ON THE CONSTRUCTION SITEPoorly maintained vehicles and heavy equipment leaking fuel, oil, antifreeze or other fluids on the construction site are common sources of storm water pollution. Prevent spills and leaks by isolating equipment from runoff channels, and by watching for leaks and other maintenance problems. Remove construction equipment from the site as soon as possible.PAINTING AND APPLICATION OF SOLVENTSAND ADHESIVESBEST MANAGEMENT PRACTICES FOR THE:PaintersPaperhangersGraphic artistsPlasterersHome buildersGeneral contractorsFloor covering installersDry wall crewsDevelopersKeep all liquid paint products and wastes away from the gutter, street, and storm drains. Liquid residues from paints, thinners, solvents, glues and cleaning fluids are hazardous wastes. When they are thoroughly dry, empty paint cans, spent brushes, rags, and drop cloths may be disposed of as trash.PAINT REMOVALChemical paint stripping residue is a hazardous waste.Paint chips and dust from non- hazardous dry stripping and sand blasting may be swept up and disposed as trash.When stripping or cleaning building exteriors with high- pressure water, block storm drains. Wash water onto a dirt area and spade into soil. Or, check with the local wastewater treatment authority to find out if you can collect (mop or vacum) building cleaning water and dispose to the sanitary sewer.PAINTING CLEANUPNever clean brushes or rinse paint containers into a street, gutter, storm drain, or stream.For water based paints, paint out brushes to the extent possible, and rinse to the sanitary sewer.For oil based paints, paint out brushes to the extent possible, filter and reuse thinners and solvents. Dispose of excess liquids and residue as hazardous waste.WHAT CAN YOU DO?Recycle/reuse leftover paints whenever possible.Recycle excess water-based paint, or use up. Dispose of excess liquid, including sludges, as hazardous waste.Reuse leftover oil-based paint. Dispose of excess liquid, including sludges, as hazardous waste.STORM DRAIN POLLUTION FROM PAINTS,SOLVENTS, AND ADHESIVESAll paints, solvents, and adhesives contain chemicals that are harmful to the wildlife in our creeks and Bay. Toxic chemicals may come from liquid or solid products or from cleaning residues or rags. It is especially important not to clean brushes in an area where paint residue can flow to a gutter, street, or storm drain.Blueprint for a Clean BayBEST MANAGEMENT PRACTICES FOR THE CONSTRUCTION INDUSTRY.SANTA CLARA VALLEY NONPOINT SOURCE POLLUTION CONTROL PROGRAMEARTH MOVING ACTIVITIESRemove existing vegetation only when absolutely necessary.Schedule excavation and grading work for dry weather.When refueling or vehicle/equipment maintenance must be done on site, designate a location away from storm drains.Consider planting temporary vegetation for erosion control on slopes or where construction is not immediately planned.Protect downslope drainage courses, streams, and storm drains with hay bales or temporary drainage swales.GENERAL BUSINESS PRACTICESDURING CONSTRUCTIONBulldozers, backhoe, and grading machine operatorsDump truck driversSite supervisorsGeneral contractorsHome buildersDevelopersBEST MANAGEMENT PRACTICES FOR THE:Use check dams or ditches to divert runoff around excavations.Cover stockpiles and excavated soil with secured tarps or plastic sheeting.Perform major equipment repairs away from the job site.Do not use diesel oil to lubricate equipment or parts.DETECTING CONTAMINATED SOIL ORGROUNDWATERAs you know, contaminated groundwater is a common problem in the Santa Clara Valley. It is essential that all contractors and subcontractors involved in excavation and grading know what to look for in detecting contaminated soil or groundwater, and test ponded groundwater before pumping. See Blueprint for a Clean Bay, a construction best management practices guide available from the Santa Clara Valley Nonpoint Source Pollution Control Program, for details.WATCH FOR ANY OF THESE CONDITIONS:Unusual soil conditions, discoloration, or odorAbandoned underground tanksAbandoned wellsBuried barrels, debris, or trashSTORM DRAIN POLLUTION FROM EARTH-MOVING ACTIVITIESSoil excavation and grading operations loosen large amounts of soil that can flow or blow into storm drains if handled improperly. Soil erodes due to a combination of decreased soil stability, increased runoff, and increased flow velocity. Some of the most effective erosion control practices reduce the amount of runoff crossing a site and slow the flow with check dams or roughened ground surfaces.ROADWORK AND PAVINGBEST MANAGEMENT PRACTICES FOR THE:Road Crews Driveway/sidewalk/parking lot construction crews Seal coat contractors Operators of: grading equipment paving machines dump trucks concrete mixers Construction inspectors General contractors DevelopersWHAT CAN YOU DO?GENERAL BUSINESS PRACTICESDevelop and implement erosion/sediment control plans for embankments.Schedule excavation and grading work for dry weather.Check for and repair leaking equipment.Perform major equipment repairs in designated areas at your yard, away from the construction site.When refueling or vehicle/equipment maintenance must be done on site, designate a location away from storm drains and creeks.Do not use diesel oil to lubricate equipment or parts.Recycle used oil, concrete, broken asphalt, etc. whenever possible.DURING CONSTRUCTIONAvoid paving and seal coating in wet weather, or when rain is forecast before fresh pavement will have time to cure.Cover and seal catch basins and manholes when applying seal coat, slurry seal, fog seal, etc.Use check dams, ditches, or berms to divert runoff around excavations.Never wash excess material from exposed aggregate concrete or similar treatments into a street or storm drain. Collect and recycle, or dispose to dirt area.Cover stockpiles (asphalt, sand, etc.) and other materials with plastic tarps. Protect from rainfall and prevent runoff with temporary roofs or plastic sheets and berms.Catch drips from paver with drip pans or absorbent material (cloth, rags, etc.) placed under machine when not in use.Clean up all spills and leaks using "dry" methods (with absorbent materials and/or rags), or dig up and remove contaminated soil.Collect and recycle or appropriately dispose of excess abrasive gravel or sand.Avoid over application by water trucks for dust control.ASPHALT/CONCRETE REMOVALAvoid creating excess dust when breaking asphalt or concrete.After breaking old pavement, be sure to remove all chunks and pieces.Make sure broken pavement does not come in contact with rainfall or runoff.Shovel or vacuum saw-cut slurry and remove from the site. Cover or barricade storm drain during saw- cutting if necessary.Never hose down streets to clean up tracked dirt.STORM DRAIN POLLUTION FROM ROADWORKRoad paving, surfacing, and pavement removal happen right in the street, where there are numerous opportunities for storm drain contamination by asphalt, saw-cut slurry, or excavated material. Extra planning is required to store and dispose of materials properly and guard against pollution of storm drains and creeks.GENERAL CONSTRUCTION AND SITE SUPERVISIONBEST MANAGEMENT PRACTICES FOR THE:Construction industryWHAT CAN YOU DO?Designate one area of the site for auto parking, vehicle refueling, and routine equipment maintenance. The designated area should be well away from streams or storm drain inlets, and bermed if necessary. Make major repairs off site.Keep materials out of the rain- prevent runoff contamination at the source. Cover exposed piles of soil of construction materials with plastic sheeting or temporary roofs. Before it rains, sweep and remove materials from surfaces that drain to storm drains, creeks, or channels.Keep pollutants off exposed surfaces. Place trash cans and recycling receptacles around the site to minimize litter.Clean up leaks, drips, and other spills immediately so they do not contaminate soil or groundwater or leave residue on paved surfaces.Never hose down "dirty" pavement or surfaces where materials have spilled. Use dry cleanup methods whenever possible. If you must use water, use just enough to keep the dust down.Cover and maintain dumpsters. Check frequently for leaks. Place dumpsters under roofs or cover with tarps or plastic sheeting secured around the outside of the dumpster. Never clean a dumpster by hosing it down on the construction site.Make sure portable toilets are in good working order. Check frequently for leaks.MATERIALS/WASTE/HANDLINGPractice Source Reduction- minimize waste when you order materials. Order only the amount you need to finish the job.Use recyclable materials whenever possible.Dispose of all wastes properly. Many construction materials and wastes, including solvents, water- based paints, vehicle fluids, broken asphalt and concrete, wood, and cleared vegetation can be recycled. (See the references list of recyclers at the back of Blueprint for a Clean Bay). Materials that cannot be recycled must be taken to an appropriate landfill or disposed of as hazardous waste. Never bury waste materials or leave them in the street or near a creek or stream bed.STORM DRAIN POLLUTION FROMCONSTRUCTION ACTIVITIESConstruction sites are common sources of storm water pollution. Materials and wastes that blow or wash into a storm drain, gutter or street have a direct impact on local creeks and the Bay. As a contractor, site supervisor, owner or operator of a site, you may be responsible for any environmental damage caused by your subcontractors or employees.BEST MANAGEMENT PRACTICES FOR STORMWATER POLLUTION PREVENTIONIn the Santa Clara Valley, storm drains flow directly to local creeks and San Francisco Bay, with no treatment. Storm water pollution is a serious problem for wildlife dependent on our waterways and for the people who live near polluted streams or baylands. Some common sources of this pollution include spilled oil, fuel, and fluids from vehicles and heavy equipment; construction debris; landscaping runoff containing pesticides or weed killers; and materials such as used motor oil, antifreeze, and paint products that people pour or spill into a street or storm drain. Thirteen valley cities have joined together with Santa Clara County and the Santa Clara Valley Water District to educate local residents and businesses and fight storm drain pollution. Note: The property owner and the contractor share ultimate responsibility for the activities that occure on a construction site. Owner and contractor may be held responsible for any environmental damage caused by the subcontractors or employees.Spill Response Agencies 1. Dial 911 2. Santa Clara Valley Water District Environmental Compliance Division (408) 927-0710. 3. Governor's Office of Emergency Services Warning Center (800) 852- 7550 (24 hours). Local Pollution Control Agencies Santa Clara County Office of Toxics and Solid Waste Management (408) 441-1195 Santa Clara Valley Water District (408) 927-0710 San Jose/Santa Clara Water Pollution Control Plant (408) 945-5300 Serving Campbell, Cupertino, Los Gatos, Milpitas, Monte Sereno, San Jose, Santa Clara and Saratoga Sunnyvale Water Pollution Control Plant (408) 730-7270 Palo Alto Regional Water Quality Control Plant (415) 329-2598 Serving East Palo Alto, Los Altos, Los Altos Hills, Montain View, Palo Alto, and StanfordChips and dust from marine paints or paints containing lead or tributyl tin are hazardous wastes. Dry sweep and dispose of appropriately.A.Criminal Penalties. Any person who violates any provision of this article shall be guilty of a misdemeanor and upon conviction thereof shall be punishable by imprisonment for a term not to exceed six (6) months or by a fine not to exceed $1000 or by both. Each and every violation of this chapter shall constitute a separate offense. Every day each such violation continues shall be an additional offense. B.Civil Penalties.Any person who violates any provision of this chapter shall be civilly liable to the City of Campbell in a sum not to exceed $1000 per day for each day in which the violation occurs. Each and every violation of this chapter shall constitute a separate offense. Every day each such violation continues shall be an additional offense. C.Civil Liability.Any person who violates any provision of this chapter shall be civilly liable to the City of Campbell for all costs, including attorneys fees, associated with the investigation and remediation of environmental conditions caused by the discharge of pollutants into the Municipal Storm Drain System or a Watercourse in violation of this chapter. D.Remedies Cumulative.The remedies provided for in this chapter are cumulative and not exclusive and shall be in addition to any and all other remedies available to the City of Campbell under State and Federal Law.ORDINANCE OF THE CITY OF CAMPBELLESTABLISHING REQUIREMENTS FORSTORM WATER POLLUTION CONTROL To: Site and Architectural Review Committee Date: November 14, 2023 From: Tracy Tam, Associate Planner Via: Rob Eastwood, Community Development Director Subject: Site and Architectural Review Permit File No.: PLN-2023-60 ~ 1320 Burrows Road PROPOSAL The applicant is seeking approval of a Site and Architectural Review Permit to allow the construction of an approximately 3,650 square-foot two-story single-family residence (reference Attachment 1 – Project Plans). PROJECT SITE The project site is a 9,095 square-foot property located within the San Tomas Area Neighborhood Plan at the northeast corner of Burrows Road and Steinway Avenue in the R-1-10 (Single-Family Residential) Zoning District. BACKGROUND The project requires a Site and Architectural Review Permit pursuant to the San Tomas Area Neighborhood Plan (STANP). STANP requires a site and architectural approval by the Planning Commission for the construction of a building or structure on an undeveloped lot. Pursuant to Official Director Interpretation No. 4, if a project involves the removal of an existing structure in order to construct a new structure, the property is to be viewed as undeveloped. As the project includes full demolition of an existing single-family residence and the construction of a new single-family residence, the property is considered to be undeveloped. Therefore, the project requires a Site and Architectural Review Permit. Pursuant to CMC Section 21.54.050, the Site and Architectural Review Committee's (SARC) purview is to review the project's architectural design and site configuration, upon which a recommendation may be made to the Planning Commission. Review of the Site and Architectural Review Permit application is governed by the San Tomas Area Neighborhood Plan. The Neighborhood Plan provides development standards (e.g., height, setback, lot coverage, etc.) as well as design guidelines in terms of design compatibility, scale and mass, surface articulation, building orientation, and privacy. The guidelines are not meant to prescribe any particular style, but rather provide an overall framework for evaluating the design of new residences. PROJECT DATA Zoning District: R-1-10 General Plan Designation: Low Density Residential (less than 4.5 units per gross acre) Net Lot Area: 9,095 square feet Proposed Building Height: 25’-10” Building Square footage: Existing house (to be demolished): 1,621 square feet MEMORANDUM Community Development Department Planning Division Proposed house: 3,650 square feet Floor Area Ratio: Proposed: Allowed: 0.40 0.45 Lot Coverage: Proposed: Allowed: 35% 35% Setbacks: Front: Side: Rear: Proposed 28’-5” 8’-0” and 12’-0” 27’-3” Required 25-feet At least one side yard shall be the greater of 10’ or 60% of the height of the building wall adjacent to the property line. The other side yard shall be the greater of 8’ or 60% of the height of the building wall adjacent to the property line. The greater amount is 10’ and 8’. 25-feet DISCUSSION Within the San Tomas Area Neighborhood Plan (STANP), there are design criteria that residential properties must follow. These design criteria include regulations related to compatibility, scale and mass, building orientation, and privacy impacts. The project is not subject to the Housing Accountability Act (HAA) as the HAA defines a Housing Development Project as involving 2 or more residential units, mixed-use projects with at least 2/3 of the square footage designated for residential use, or transitional/supportive housing. Projects subject to the HAA are subject to objective General Plan and zoning standards. While the project is not subject to the HAA, Senate Bill 9 (SB-9) requires the ministerial approval of either one or two residential units, which includes single-family residences. Ministerial review means a process for development approval involving no personal judgment by the public official as to the wisdom of carrying out the project. The public official merely ensures that the proposed development meets all the applicable objective standards for the proposed action but uses no special discretion or judgment in reaching a decision.1 The Site and Architectural Review permit requires review and approval by the Planning Commission. However, due to the passing of SB-9 and the requirement of ministerial approvals for one or two residential units, the Planning Commission is limited in requesting alterations to the project and cannot deny the project if it complies with the city’s objective requirements. 2 Although the design criteria in STANP are written subjectively, the proposed project does comply with the design criteria and the applicant has made a good faith effort in addressing privacy impacts to neighboring properties. Compatibility: STANP does not prescribe a specific architectural style, and it suggests that new homes should incorporate representative architectural features of the homes within STANP as it relates to the shape, form, roof pitch, and materials to be compatible with the area. 1 This is contained in in SB-9 Fact Sheet authored by the California Department of Housing and Community Development. 2 Staff will be aligning the state’s requirement of a ministerial single-family process with the Campbell Municipal Code in a future municipal code update. This has been identified on the City Council adopted workplan. The proposed two-story single-family house incorporates a traditional roof pitch and exterior materials found within the neighborhood. The proposed architecture is traditional style architecture, incorporating traditional forms and building massing. The proposed exterior materials are stucco, board and batten, stone veneer, and an asphalt shingle roof. Scale and mass: STANP suggests the scale and mass of new homes should be compatible with homes within the surrounding area and incorporating vertical design elements which accentuates the height of the house should be avoided. The proposed single-family residence incorporates a second story, however, the second story is set back from the first floor. The second floor setback from the first floor ranges from 2-feet to 25-feet. The second floor square footage is approximately 976 square feet, which is significantly reduced from the first floor square footage (approximately 2,223 square feet). Furthermore, the second floor placement is concentrated towards the center of the house which reduces the massing of the second floor. The proposed single-family residence does not incorporate two-story design elements (such as a turret or other similar features) but instead contains an overall building massing that creates a horizontal design emphasis by utilizing the first floor roof to create a horizontal massing break. Surface articulation: STANP suggests the design of homes should avoid unarticulated wall and roof planes, especially on two-story elevations. It also suggests the use of different texture materials to create additional building articulation. The proposed single-family residence incorporates building insets and projections on every façade, as well as incorporation of different exterior materials with varying texture. A stone veneer is incorporated at the building base, to provide a solid/heavy grounding material. A board and batten vertical siding material is incorporated on the second floor facades along the Burrow Road and Steinway Avenue facades. Privacy impacts: The privacy impact provision in STANP contains design guidance related to the number, placement, and size of second story windows. To minimize privacy impacts, STANP suggests using smaller windows and placing window sills as high up as possible while still conforming to building code requirements. There are six windows located on the second story which face an existing two-story single-family residence and the associated balcony to the north. These second story windows are located approximately 13 to 18 feet from the side property line. These six windows serve two bathrooms and two bedrooms. The bathroom windows incorporate higher window sills to allow for natural light within the bathroom, but also provide the privacy needed between the bathroom and the existing two-story residence to the north. The bedroom windows are more narrow in size, but do not incorporate higher window sills. All of these six windows incorporate a frosted bottom pane window to assist with privacy impacts. An aspect for the Site and Architectural Review Committee to consider are the second story windows proposed on the side elevation, shown above. The applicant has revised the proposal to remove the window in the laundry room (shown as a bubble above), and to incorporate a frosted bottom pane in all the six windows. However, the Site and Architectural Review Committee should consider if these measures are sufficient. Landscaping/Hardscaping: The project is required to satisfy the requirements of CMC Section 21.26.030 (General landscaping requirements for all zoning districts) and the minimum tree requirement per STANP. CMC Section 21.26.030 generally requires the front yard area to be landscaped and a mixture of types of planting (e.g., shrubs, ground cover, trees) to be incorporated. STANP requires 1 tree per 2,000 square feet of lot area. The project proposes approximately 2,347 square feet of new landscaping but plans to retain the existing oak tree and Japanese maple tree facing Burrows Road and the existing concrete facing Steinway Avenue. The proposed landscaping is a mixture of trees, shrubs, and ground cover. There are no protected trees proposed for removal, and the project site incorporates 5 trees on the property, thereby satisfying the minimum number of trees required by STANP. PUBLIC FEEDBACK Staff received one public inquiry regarding the project. The phone call was related to privacy impacts to a neighboring property, particularly the second story windows along the northern property line. The applicant has revised the proposal by removing the closet window, incorporating a frosted glass bottom window pane for the bedroom windows, and proposing smaller windows for the bathrooms. OPTIONS The SARC should discuss the proposed project's design compatibility, scale and mass, building articulation, privacy impacts, and landscaping. If the SARC believes that the project warrants changes, the applicant may be asked to revise the design for review by the Planning Commission. Attachments: 1. Project Plans ITEM NO. 5 CITY OF CAMPBELL ∙ PLANNING COMMISSION Staff Report ∙ December 12, 2023 2 PLN-2023-135 Patel, S. Public Hearing to consider the request of Sachneel Patel on behalf of 44 Sunnyside LLC to allow construction of a 6-lot detached single-family residential subdivision, and related removal of on-site "protected" trees, on property located at 44 and 56 Sunnyside Avenue. The applications under consideration include a Planned Development Permit, Tentative Subdivision Map, and Tree Removal Permit, submitted under an SB-330 preliminary application filed in compliance with Government Code § 65941.1. File No.: PLN-2023-135. STAFF RECOMMENDATION That the Planning Commission take the following action: 1.Adopt a Resolution (reference Attachment A), recommending that the City Council approve a Planned Development Permit, Tentative Subdivision Map, and Tree Removal Permit to allow construction of a 6-lot detached single-family residential subdivision and removal of on-site trees. ENVIRONMENTAL (CEQA) DETERMINATION Staff recommends that the Planning Commission recommend to the City Council that it accept a determination that this project is Categorically Exempt from environmental review under Section 15332 of the California Environmental Quality Act (CEQA), pertaining to In-Fill Development Projects which are found consistent with all applicable general plan policies and zoning regulations, are under five acres in size, and substantially surrounded by urban uses. This recommendation includes an acknowledgement that the project site does not contain an "historical resource" as determined by Section 15300.2(f) of the CEQA Guidelines, discussed further below. The project site includes a single-family residence, located on the 44 Sunnyside Avenue parcel, that was constructed circa 1900. Due to the age of this structure and its placement on the City's list of potentially historic properties, demolition of the building could be considered a "significant impact" under the CEQA. To address this possibility, the applicant procured a historical assessment prepared by a professional historical consultant (reference Attachment B). These materials were peer-reviewed by the City’s Historical Architectural Advisor, who concurred with the determination that the property does not meet any of the minimum threshold eligibility requirements needed to be listed on the California Register of Historic Resources or as a local historic resource by the City as either a Structure of Merit or a Landmark property (reference Attachment C – Peer Review Memo). As such, its demolition would not constitute a "significant impact" under CEQA. The project, therefore, remains eligible for an infill exemption. PROJECT DATA1 Zoning Designation: P-D (Planned Development) General Plan Designation: Low-Medium Density Residential (6-13 units/gr. acre) 1 Reflects standards applicable to the property as they existed at time of pre-application submittal (see, below). Staff Report – Planning Commission Meeting of December 12, 2023 Page 2 of 8 PLN-2023-135 ~ 44-56 Sunnyside Avenue Net Lot Area (Pre-Dedication): 17,418 square-feet Net Lot Area (Post-Dedication): 16,818 square-feet Gross Lot Area: 20,418 square-feet (0.468 acres) Proposed Density: 12.8 units/gr. acre 13 units/gr. acre (Max. Allowed) Building Height: 35-ft (approximate) 75 ft- (City-wide max.) Floor Area Ratio (FAR) 1.22 Building (Lot) Coverage: 59% Building Floor Area (x6): Living Area: 3,002 square-feet Garage: 427 square-feet 3,429 square-feet (per unit) x 6 units 20,574 square-feet (total building area) Parking: 12 covered stalls Building Setbacks2: Proposed Minimum Required Front (Sunnyside Ave.): 2 feet (to porch line) N/A Side (west): 10 feet N/A Side (east): 10 feet N/A Rear (south): 5 feet N/A DISCUSSION Project Site: The project site is an approximately 17,418 square-foot assemblage of two residential properties located along Sunnyside Avenue, east of Winchester Boulevard. The site is currently developed with two single-family residences that would be demolished with the project. Detached single-family homes border the site to the east and south, and a restaurant is located to the west: 2 As measured from exterior property lines of the development perimeter, not the interior setbacks of each new lot. Staff Report – Planning Commission Meeting of December 12, 2023 Page 3 of 8 PLN-2023-135 ~ 44-56 Sunnyside Avenue Proposed Project: The proposed project is an application for a Planned Development Permit to allow construction of six "small-lot single-family" residential homes with an option for integrated accessory dwelling units (ADUs), a Tentative Subdivision Map to allow a new residential subdivision inclusive of six private lots and one common lot, and a Tree Removal Permit to allow removal of two "protected" White Mulberry trees (reference Attachment D – Project Plans). Scope of Review: As a 100% residential project with six units, the planned development subdivision constitutes a "housing development project" under State law, which limits the City's review pursuant to the Housing Crisis Act and the Housing Accountability Act: n Housing Crisis Act: Originally adopted as SB-330 in 2019 and amended by SB-8 in 2021, the Housing Crisis Act is a broad law that contains various components, among which is a vesting pre- application process. This particular provision, in association with related changes to the Permit Streamlining Act, allows a developer to submit preliminary plans to the City that vest ("lock-in") zoning code standards, General Plan policies, and building/fire codes that are in effect at the time of submittal. This project is governed by a preliminary application submitted on March 3, 2023, which predates the June 2, 2023, implementation date of the new General Plan, revised Zoning Code, and Multi-Family Development and Design Standards (MFDDS). As such, it must be considered under the prior General Plan and Zoning Code, and without review under the MFDDS.3 The Planning Commission reviewed the pre-application materials in a study session held on April 25, 2023 (reference Attachment E – Meeting Minutes). In addition to the preliminary application protections, the Housing Crisis Act also includes provisions pertaining to the demolition of existing housing units. Specifically, new housing projects must "include at least as many residential dwelling units" as are being demolished (e.g., a fourplex cannot be demolished to construct two single-family homes). Additionally, any "protected units"— housing currently, or in the past five years, occupied by a lower-income household—proposed to be demolished must be replaced in-kind with new deed-restricted affordable units. In compliance with this requirements, the application materials included a signed City certification form affirming under penalty of perjury that neither of the existing residences qualify as a "protected unit". n Housing Accountability Act: The Housing Accountability Act (HAA) limits the City's ability to "deny, reduce the density for, or render infeasible" the project unless: 1) the proposal is found to be in violation of an objective general plan/zoning standard (other than those waived/reduced through use of the Density Bonus law); or 2) the project will result in a specific adverse impact to public health and safety. While changes to the project may be applied by the decision-making body to further applicable goals, policies, and strategies – any changes not based on objective standards may not make the project infeasible or reduce the number of units. For example, the decision-making body may not deny a project because of its proposed paint color, but still retains the authority to condition such a change, provided the change is rooted in a finding or a policy. Additionally, as noted, the project site is zoned P-D (Planned Development), which has no development standards, such as setbacks, floor area ratio, lot coverage, etc. In the past, the City relied on the discretionary review process to determine the appropriateness of such standards on a case-by-case basis, which is no longer permissible under the HAA. As such, the ability to deny or modify the project for non-compliance with objective standards is limited. 3 The development of this property today would also allow for six dwelling units. However, under the MFDDS, the project would have taken the form of an apartment building ("multiplex small") or townhomes. Staff Report – Planning Commission Meeting of December 12, 2023 Page 4 of 8 PLN-2023-135 ~ 44-56 Sunnyside Avenue ANALYSIS Consideration in Review of Applications: In review of a Planned Development Permit, the Zoning Code (former CMC Sec. 21.12.030.H.5) directs the decision-making body to consider certain design and layout aspects of the proposal prior to rendering a decision, referenced to as "considerations". The following identifies these considerations and application consistency. A. Considerations relating to structure and site layout: The site plan, below, depicts a private roadway/drive-aisle connecting from Sunnyside Avenue into the development, which would provide vehicular access to each unit's garage. The roadway is 27-feet wide, exceeding the minimum 26-foot dimensions for County Fire District emergency vehicle aerial access, as well as for garbage trucks. There is no proposed pedestrian access (i.e., sidewalks) through the community. B. Considerations relating to site circulation, traffic congestion, and traffic safety: The proposed project will not have a discernible impact upon traffic congestion given that it would result in a net increase of only four units. For the same reason, the project also does not present any potential circulation or traffic safety concerns. With respect to parking, the site is within the AB-2097 area exempting it from the City's parking requirements. However, each unit will be provided with a 2-car garage, for a total of 12 stalls. The City's parking requirement for a "small-lot single- family" project would have otherwise required 3 spaces per unit (2 ½ spaces + ½ space guest), for a total of 18 stalls. Staff Report – Planning Commission Meeting of December 12, 2023 Page 5 of 8 PLN-2023-135 ~ 44-56 Sunnyside Avenue C. Considerations relating to landscaping: The P-D Zoning District did not have a landscaping requirement, as this was an element of project review that would typically have been evaluated on a case-case basis. However, the project will include landscaping treatment of the front and rear yards of the project. Design Guidelines: The former Zoning Code also directed the decision-making body to "take into consideration any relevant design guidelines that have been adopted by the City" (former CMC Sec. 21.12.030.E). However, no design standards are applicable to the project. Nonetheless, the proposed homes are shown in a contemporary aesthetic, with a mixture of vertical and horizontal siding, predominantly in a light grey tone, accented with darker grey and black trim. The buildings exhibit sharp lines, and a combination of gabled, hipped, and shed roof forms. The roof is finished with dark composite shingles, complementing the overall color scheme. Each unit features a combination of large and small windows. The entrance to each home is marked by a covered porch area, with the doors accented by overhead lighting. And notably, the units facing Sunnyside Avenue would be oriented towards the public street. In regard to massing, each home is three stories tall, approximately 36-feet in height. While the front elevations have off-set building planes to minimize the perceived massing and scale, the side elevations have less articulation. Findings for Approval: To grant a land use approval, the decision-making body must affirmatively establish that the project meets codified findings for approval. Findings establish the evidentiary basis for a City's decision to grant or deny a land use approval and to impose conditions of approval as necessary to establish the findings. The applicable findings depend upon the type of land use approval under review. The following analysis identifies each of the applicable findings in italics and how the proposed project satisfies them. Planned Development Permit Findings A. The proposed development or uses clearly would result in a more desirable environment and use of land than would be possible under any other zoning district classification. Not Applicable. Since the project site is already zoned P-D (Planned Development) the applicant is compelled to build under the provisions of this zoning district, such that this finding is not directly applicable. Staff Report – Planning Commission Meeting of December 12, 2023 Page 6 of 8 PLN-2023-135 ~ 44-56 Sunnyside Avenue B. The proposed development would be compatible with the general plan and will aid in the harmonious development of the immediate area. Yes. The General Plan land use designation for the project site at the time of preliminary application submittal was Low-Medium Density Residential (6-13 units/gr. acre). Based on the property's 0.468 acres gross lot area4, a 6-unit project results in a density of 12.8 units/gr. acre, consistent with the range. The General Plan also indicates that "developments at this density consist generally of duplexes, small apartment buildings, and small lot single-family detached homes…" The proposed project would, therefore, be in keeping with anticipated development intensity of this designation. Lastly, the proposed project may also be found consistent with the following General Plan policies and strategies. These policies reference the need to protect the integrity of established neighborhoods, quality site planning and design, and production of needed housing: 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-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. C. 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. Not Applicable. This finding is not consistent with the Housing Accountability Act—Gov. Code § 65589.5(j)(4)—which indicates that in cases where the general plan and zoning ordinance do not match, a project is only required to comply with the general plan. The comparable zoning district for the property based on its General Plan designation is the former R-M (Multiple-family) Zoning District, which would have only allowed five units to be constructed based on the net lot area. However, under the General Plan, as discussed above, the gross lot area allows for creation of six units. D. The proposed development would not be detrimental to the health, safety or welfare of the neighborhood or of the city as a whole. Yes. The development of a six-lot subdivision will not result in any public health impacts in that the residential use would not result in the release or distribution of any hazardous substances, emissions, or waste. 4 Under the prior General Plan and Zoning Code, "gross lot area" included both the titled property plus the public right-of-way to the centerline of adjacent streets. Staff Report – Planning Commission Meeting of December 12, 2023 Page 7 of 8 PLN-2023-135 ~ 44-56 Sunnyside Avenue Subdivision Findings The following findings are required pursuant to Sections 66473.1, 66474.60, .61 and .63 of the California Government Code (the Subdivision Map Act): A. That the proposed map is consistent with applicable general and specific plans; Yes, as discussed in Planned Development Permit Finding 'B,' above. B. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans; Yes. The General Plan does not provide any specific guidance as to the design and/or improvements of a new subdivision, other than requiring conformance with the City's Subdivision Code and the Subdivision Map Act. The City's Subdivision Code (CMC Section 20.16.035) regulates subdivisions that include the creation of lots which do not have frontage on a public street (i.e. those that take access from a private street). This section requires that the subdivision be approved with Covenants, Conditions and Restrictions (CC&Rs) and Homeowners Association (HOA), for the joint maintenance of common property. As conditioned, the project would comply with this requirement. C. That the site is physically suitable for the type of development; Yes. The project site is relatively flat, requiring minimal grading to accommodate the proposed subdivision and can be adequately served by all required utilities necessary for residential use of the property. D. That the site is physically suitable for the proposed density of development; Yes. The project site can physically accommodate the proposed 6-lot subdivision, in that new residences would include adequate living area and recreational open space. E. That the design of the subdivision or the propose improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; Yes. The site has no value as habitat for endangered, rare, or threatened species (i.e., wetland), the project will not result in any significant effects related to traffic, noise, or air/water quality, as conditioned. F. The design of the subdivision or the type of improvements will not cause serious public health problems; and Yes. The proposed subdivision will not result in any public health impacts in that the residential use would not result in the release or distribution of any hazardous substances, emissions, or waste. G. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision or that alternative easements for access will be provided, and that these will be substantially equivalent to ones previously acquired by the public. Staff Report – Planning Commission Meeting of December 12, 2023 Page 8 of 8 PLN-2023-135 ~ 44-56 Sunnyside Avenue Yes. As conditions of approval, the City shall secure all easements and land dedications necessary to serve the property. There are no existing easements that would create a conflict. Tree Removal Permit Finding(s) The City’s Tree Protection Regulations (CMC 21.32) provide five findings for consideration when reviewing a Tree Removal Permit. The permit may be granted when one or more one of the findings are satisfied. In consideration of the project, the following finding may be satisfied: 5. Economic enjoyment and hardship. The retention of the tree(s) restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly zoned and situated properties, and the applicant has demonstrated to the satisfaction of the approval authority that there are no reasonable alternatives to preserve the tree(s). A minor reduction of the potential number of residential units or building size due to the tree location does not represent a severe limit of the economic enjoyment of the property. Yes. The project will include the removal of multiple trees on the property, most of which are too small to be considered "protected," except for two White Mulberry trees, which are located in the way of the new drive-aisle such that their preservation would render the project infeasible. Moreover, these trees were also found to be in poor condition per the project's Arborist Report (reference Attachment F). However, at staff's urging two mature and healthy redwood trees would be preserved in the rear yards of parcels 1 and 2. Site and Architectural Review Committee: The Site and Architectural Review Committee (SARC) reviewed this application at its meeting of November 28, 2023. The SARC was supportive of the application as presented, commenting that they were pleased that the project could incorporate ADUs and retain the redwood trees. Public Comment: No public comment has been received. Attachments: A. Draft Resolution B. Historical Assessment C. Peer Review Memo D. Project Plans E. PC Meeting Minutes, dated April 25, 2023 F. Arborist Report Prepared by: Daniel Fama, Senior Planner Approved by: Rob Eastwood, Community Development Director RESOLUTION NO. 469_ BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT, TENTATIVE SUBDIVISION MAP, AND TREE REMOVAL PERMIT TO ALLOW CONSTRUCTION OF A 6-LOT DETACHED SINGLE-FAMILY RESIDENTIAL SUBDIVISION, AND RELATED REMOVAL OF ON-SITE "PROTECTED" TREES, ON PROPERTY LOCATED AT 44 AND 56 SUNNYSIDE AVENUE. FILE NO.: PLN-2023-135 After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to the recommended approval of a Planned Development Permit, Tentative Subdivision Map, and Tree Removal Permit: 1.The Proposed Project is an application for a Planned Development Permit to allow construction of six "small-lot single-family" residential homes with an option forintegrated accessory dwelling units (ADUs), a Tentative Subdivision Map to allow anew residential subdivision inclusive of six private lots and one common lot, and a TreeRemoval Permit to allow removal of two "protected" White Mulberry trees. 2.The Project Site is an assemblage of two residential properties located alongSunnyside Avenue, east of Winchester Boulevard, with "net" and "gross" lot areas ofapproximately 17,418 square-feet and 20,418 square-feet (0.468 acres), respectively. 3.The Proposed Project was submitted under an SB-330 preliminary application filed in compliance with Government Code § 65941.1 on March 3, 2023, predating the June2, 2023, implementation date of the new General Plan, revised Zoning Code, and Multi-Family Development and Design Standards (MFDDS). 4.Due to the aforementioned preliminary application, the application is not subject to any objective design standards nor any zoning district specific development standards. 5.The Project Site was designated at the time of pre-application submittal as Low- Medium Density Residential (6-13 units/gr. acre) and zoned P-D (PlannedDevelopment), as shown on the former Campbell General Plan and Zoning Maps, respectively. 6.The Project Site is currently developed with two single-family residences that will bedemolished as part of the project. 7.The single-family residence located on the 44 Sunnyside Avenue parcel wasconstructed circa 1900. Due to the age of this structure and its placement on the City'slist of potentially historic properties, demolition of the building could be considered a"significant impact" under the CEQA. To address this possibility, the applicant procureda historical assessment prepared by a professional historical consultant. These materials were peer-reviewed by the City’s Historical Architectural Advisor, who Attachment A Planning Commission Resolution No. 469_ Page 2 of 5 PLN-2023-135 – P-D Permit, Tentative Map, & Tree Removal Permit 44 & 56 Sunnyside Avenue concurred with the determination that the property does not meet any of the minimum threshold eligibility requirements needed to be listed on the California Register of Historic Resources or as a local historic resource by the City as either a Structure of Merit or a Landmark property. As such, its demolition would not constitute a "significant impact" under CEQA. 8. The Proposed Project's six units would result in a density of 12.8 units/gr. acre (6 units ÷ 0.468 gross acres), consistent with the density range of the applicable Medium Density Residential (14-20 units/gr. acre) designation. Although six units exceeds the allowable five units otherwise specified by former CMC Sec. 21.08.050.E., Table 2-6 (General Development Standards – R-M Zoning District), pursuant to California Government Code § 65589.5, in cases where the general plan and zoning ordinance do not match, a project is only required to comply with the general plan. 9. The Proposed Project includes provision for interior accessory dwelling units, fulfilling the City's accessory dwelling unit (ADU) "Development Policy" (CMC Section 21.23.090) that requires twenty percent (20%) percent of new dwellings within a residential subdivision with five or more parcels to be designed to allow for future creation of an accessory dwelling unit, or alternatively, include an accessory dwelling unit. 10. Accessory dwelling units are not considered dwelling units for purposes of residential density or the Inclusionary Housing Ordinance pursuant to former CMC Section 21.04.020, Table 2-1, Note (1), and Section 21.24.030 – Definition of "Residential Project," respectively. 11. The proposed Planned Development Permit would be adopted by City Council ordinance as also required by former CMC Section 21.12.030.H.10.c(1), because the project consists of the construction of more than twenty thousand square feet of gross floor area. 12. The Proposed Project is not subject to the provisions CMC Chapter 21.24 (Inclusionary Housing Ordinance) in that it has fewer than 10 housing units. 13. The Proposed Project is a "housing development project" under State law, which limits the City in its capability to "deny, reduce the density for, or render infeasible" the project under the Housing Accountability Act (HAA) (Government Code Section 65589.5) unless: 1) the proposal is found to be in violation of an objective general plan/zoning standard (other than those waived/reduced through use of the Density Bonus law); or 2) the project will result in a specific adverse impact to public health and safety. 14. The Proposed Project would be consistent with the following General Plan 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. Planning Commission Resolution No. 469_ Page 3 of 5 PLN-2023-135 – P-D Permit, Tentative Map, & Tree Removal Permit 44 & 56 Sunnyside Avenue 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-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. 15. The proposed Tentative Vesting Subdivision Map will allow creation of privately held parcels for fee title ownership as well as common parcels to be improved with a private roadway, parking, open space, and landscaping. 16. As a condition of approval, the applicant shall record Covenants, Codes and Restrictions (CC&R’s) for the Proposed Project, forming a Homeowner's Association (HOA) and formalizing the operational responsibilities of the HOA and satisfying the "exception to access requirement" for a lots without frontage upon a public street pursuant to CMC Sec. 20.16.035. 17. The proposed Tentative Subdivision Map incorporates a requirement for off-site public improvements including dedication of right-of-way for public street purposes and installation of City standard curb, gutter, sidewalk, driveways, and street tree(s). 18. The Proposed Project incorporates a requirement for off-site public improvements including dedication of right-of-way for public street purposes and installation of City standard curb, gutter, sidewalk, driveways, street tree(s), and street light(s). 19. In review of the proposed project, the Planning Commission considered the site circulation, traffic congestion, and traffic safety effects of the project, including the effect of the site development plan on traffic conditions on abutting streets; the layout of the site with respect to locations and dimensions of vehicular and pedestrian entrances, exit driveways, and walkways; the arrangement and adequacy of off-street parking facilities to prevent traffic congestion; the location, arrangement, and dimensions of truck loading and unloading facilities; the circulation patterns within the boundaries of the development, and; the surfacing and lighting of the off-street parking facilities. 20. The Planning Commission further considered the landscaping design of the proposed project, including the location, height, and material of fences, walls, hedges, and screen plantings to ensure harmony with adjacent development or to conceal storage areas, utility installations, and other unsightly aspects of the development; the planting of groundcover or other surfacing to prevent dust and erosion, and the preservation of existing healthy trees. 21. The Planning Commission further considered the proposed project's architectural and site layout, including the general silhouette and mass, including location on the site, Planning Commission Resolution No. 469_ Page 4 of 5 PLN-2023-135 – P-D Permit, Tentative Map, & Tree Removal Permit 44 & 56 Sunnyside Avenue elevations, and relation to natural plant coverage, all in relationship to the surrounding neighborhood; the exterior design in relation to adjoining structures in terms of area, bulk, height, openings, and breaks in the facade facing the street; and appropriateness and compatibility of the proposed uses in relation to the adjacent uses and the area as a whole. 22. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. 23. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 24. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. Based upon the foregoing findings of fact and in consideration of the entire administrative record, the Planning Commission further finds and concludes that: Planned Development Permit Findings (CMC Sec. 21.12.030.H.6): 1. The proposed development will clearly result in a more desirable environment and use of the land than would be possible under any other zoning district classification; 2. The proposed development 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 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; 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole; Tentative Subdivision Map Findings (Govt. Code § 66410 et seq.): 5. That the proposed map is consistent with applicable general and specific plans; 6. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans; 7. That the site is physically suitable for the type of development; 8. That the site is physically suitable for the proposed density of development; 9. That the design of the subdivision or the propose improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; Planning Commission Resolution No. 469_ Page 5 of 5 PLN-2023-135 – P-D Permit, Tentative Map, & Tree Removal Permit 44 & 56 Sunnyside Avenue 10. The design of the subdivision or the type of improvements will not cause serious public health problems; and 11. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision or that alternative easements for access will be provided, and that these will be substantially equivalent to ones previously acquired by the public; Tree Removal Permit Finding(s) (CMC Sec. 21.32.080.A): 12. Economic enjoyment and hardship. The retention of the tree(s) restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly zoned and situated properties, and the applicant has demonstrated to the satisfaction of the approval authority that there are no reasonable alternatives to preserve the tree(s); Environmental Findings (CMC Sec. 21.38.050): 13. This project is Categorically Exempt under Section 15332 of the California Environmental Quality Act (CEQA), pertaining to In-Fill Development Projects which are found consistent with all applicable general plan policies and zoning regulations, are under five acres in size, and substantially surrounded by urban uses. 14. There are no unusual circumstances that would prevent the project from qualifying as Categorically Exempt per Section 15300.2 of the CEQA Guidelines, including specifically that the subject property does not contain an "historical resource" under CEQA. THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Planned Development Permit , Tentative Subdivision Map, and Tree Removal Permit, to allow construction of a 6-lot detached single-family residential subdivision, and related removal of on-site "protected" trees, on property located at 44 and 56 Sunnyside Avenue, subject to the attached recommended Conditions of Approval (attached Exhibit A and B). PASSED AND ADOPTED this 12th day of December, 2023, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: APPROVED: Adam Buchbinder, Chair ATTEST: Rob Eastwood, Secretary EXHIBIT A RECOMMENDED CONDITIONS OF APPROVAL PLANNED DEVELOPMENT PERMIT 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 Project: Approval is granted for Planned Development Permit to allow the construction of six (6) detached single-family dwellings, a new private street, and associated site, parking, and landscaping improvements, on property located at 44 and 56 Sunnyside Avenue. The Approved Project shall substantially conform to the Approved Project Plans included as Attachment D in the December 12, 2023, Planning Commission Staff Report, except as may be modified by conditions of approval contained herein. 2. Permit Expiration: Approval of the Planned Development Permit ("Approval") shall be valid for two (2) years from the effective date of City Council action. Within this two-year period a Building Permit for the project must be issued pursuant to CMC Sec. 21.56.030.B.1. Failure to meet this deadline or expiration of an issued Building Permit shall result in the Approval being rendered void. 3. Tract Map: Exercise of this Approval is contingent upon recordation of the Tract Map associated with the Tentative Subdivision Map for the Approved Project. The Tract Map shall be recorded prior to the issuance of building or grading permits. However, the Tract Map may not be recorded if the Planned Development Permit expires or is otherwise rendered void. 4. Planning Final Required: Planning Division clearance is required prior to Building Permit final. Construction not in substantial compliance with the Approved Project Plans shall not be approved without prior authorization. 5. Minor Revisions: Architectural refinements and other minor revisions to the Approved Project Plans, may be administratively approved by the Community Development Director pursuant to CMC Sec. 21.56.060. 6. ADU Ready: In compliance with CMC Sec. 21.23.090, at least one of the single-family dwellings shall be made "ADU ready" meaning pre-installation of electrical, domestic water, and sanitation utilities necessary to accommodate a future bathroom and kitchen to serve an ADU or alternatively include creation of the ADU. 7. Accessory Dwelling Unit Restriction: The applicant shall record deed restrictions on the parcels containing accessory dwelling units consistent with CMC Section 21.23.070 prior to the issuance of building permits. Exhibit A – Recommended Conditions of Approval Page 2 44 & 56 Sunnyside Avenue PLN-2023-119 – Planned Development Permit 8. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with City of Campbell Lighting Design Standards (CMC 21.18.090). 9. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of the underground PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes for approval by the Community Development Director. Any transformers shall be screened with landscaping and/or artistically painted. 10. Fences/Walls: Any newly proposed fencing and/or walls shall comply with CMC Section 21.18.060. 11. Tree Protection Plan: The tree protection measures identified by the "44 & 56 Sunnyside Ave Arborist Report 2023" are herein incorporated by reference and shall be implemented prior to issuance of building, grading, or demolition permits. 12. Water Efficient Landscape Standards: This project is subject to the updated California Model Water Efficient Landscape Ordinance (MWELO). The building permit application for grading and on-site improvements shall demonstrate compliance with the applicable MWELO and landscaping requirements and shall include the following. Replacement trees shall be provided consistent with the Conditions of Approval of the associated Tree Removal Permit. a. A Landscape Documentation Package prepared by an authorized and licensed professional demonstrating compliance with the full MWELO requirements with the following required elements: 1) Project Information per Section 492.3. 2) Water Efficient Landscape Worksheet per Section 492.4 (Appendix B of the MWELO). i. Include the worksheet within the plan set AND ii. Provide a separate 8.5x11 hard copy or pdf via email to the project planner. 3) Soil Management Report per Section 492.5 (unless significant mass grading is planned, in which case the report shall be submitted prior to permit final). 4) Landscape Design Plan per Section 492.6. 5) Irrigation Design Plan per Section 492.7. 6) Grading Design Plan per Section 492.8. Note that a Soil Management Report (if not submitted as part of the Landscape Documentation Package) and Certificate of Completion will be required prior to permit final. b. A completed Landscape Information Form. c. A note on the Cover Sheet in minimum 1/2” high lettering stating “Planning Final Required. The new landscaping indicated on the plans must be installed prior to final inspection. Changes to the landscaping plan require Planning approval.” 13. Construction Activities: The applicant shall abide by the following requirements during construction and demolition activity: Exhibit A – Recommended Conditions of Approval Page 3 44 & 56 Sunnyside Avenue PLN-2023-119 – Planned Development Permit A. General City Requirements: Construction activity shall comply with these general City construction requirements: a. The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits. b. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. c. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. d. Unnecessary idling of internal combustion engines shall be strictly prohibited. e. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise-sensitive receptors such as existing residences and businesses. B. Noise Attenuation Measures: Due to the proximity of adjacent residences, the following noise attenuation measures shall be implemented: a. All construction equipment shall be properly maintained in good working order. b. Prior to construction activities, designate a “Construction Noise Coordinator” who would be responsible for responding to any local complaints about construction noise. The Construction Noise Coordinator shall determine the cause of the complaint and shall require that reasonable measures warranted to correct the problem be implemented (potentially including temporary noise barriers). The telephone number for the Construction Noise Coordinator shall be conspicuously posted at the construction site. c. The construction contractor shall provide, at least three weeks prior to the start of construction activities, written notification to all nearby residential units within 200 feet of the construction site informing them of the estimated start date and duration of construction activities. d. Locate temporary generators and air compressors (if utilized) as far away from sensitive noise receptors as necessary to reduce noise. C. BAAQMD Required Fugitive Dust Control Measures: The applicant shall require their construction contractors to reduce construction-related fugitive dust by implementing BAAQMD’s basic control measures at all construction and staging areas, including: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. Exhibit A – Recommended Conditions of Approval Page 4 44 & 56 Sunnyside Avenue PLN-2023-119 – Planned Development Permit b. All haul trucks transporting soil, sand, or other loose material off site shall be covered. c. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. d. All vehicle speeds on unpaved roads shall be limited to 15 miles per hour. e. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. f. A publicly visible sign shall be posted with the telephone number and person to contact the builder regarding dust complaints. This person shall respond and take corrective action withub 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. D. BAAQMD Required Basic Exhaust Emissions Reduction Measures. The applicant shall require their construction contractors to implement the following measures during construction to reduce exhaust emissions: a. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations). Clear signage shall be provided for construction workers at all access points. b. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. E. Construction Hours/Fines/Stop Work Notice: Failure to comply with above requirements that result in verified complaints may result in the issuance of a Stop Work Notice issued to the project with cessation of work for a minimum of seven (7) days from the date of issuance and an Administrative fine of up to $1,000.00. F. Timely Completion: Once under construction it shall be the obligation of the property owner and contractor to demonstrate continued progress on the project. In the event the building permit expires, the City may impose fines or exercise administrative remedies to compel timely completion of work. Building Division 14. Permit Required: Building permit applications shall be required for each new dwelling, and include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 15. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permits. Exhibit A – Recommended Conditions of Approval Page 5 44 & 56 Sunnyside Avenue PLN-2023-119 – Planned Development Permit 16. Construction Fencing: The property 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. FIRE DEPARTMENT 17. Aerial Access Required: Where required: Buildings or portions of buildings or facilities exceeding 30 feet (9144 mm) in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. 2. Width: Fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925) in the immediate vicinity of any building or portion of building more than 30 feet (9144 mm) in height. 3. Proximity to building: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572) and a maximum of 30 feet (9144mm) from the building, and shall be positioned parallel to one entire side of the building, as approved by the fire code official [CFC Chp. 5 and SCCFD SD&S A-1]. -Aerial access roadways shall meet the minimum road width of 26 feet -Aerial access roadways shall meet the required outside turning radii of 60 feet -Aerial access shown on sheet A19. -Aerial access shall not be obstructed by any trees, balconies, or power lines. 18. Fire Sprinklers Required: An automatic residential fire sprinkler system shall be installed in all new one- and two-family dwellings. - Sprinklers noted on sheet A01. 19. Fire Aerial Apparatus Access Roadway Required: Provide an access roadway with a paved all-weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 50 feet outside, and a maximum slope of 15%. Surface shall be capable of supporting 75K pounds. Installations shall conform to Fire Department Standard Details and Specifications sheet A-1. CFC Sec. 503. -Loading capacity verification shown on sheet TM4. 20. Fire Lanes Required: The minimum clear width of fire department access roads shall be 26 feet since aerial access is required. Fire apparatus access roads shall be designated and marked as a fire lane as set forth in Section 22500.1 of the California Vehicle Code. The entire 26 foot fire apparatus access roads shall be marked as fire lanes. Signs or other approved notices shall be posted. -Sheet A06 and TM4 shows proposed location of fire lane signs and red curb. 21. Fire Lanes Required: The minimum clear width of fire department access roads shall be 26 feet since aerial access is required. Fire apparatus access roads shall be designated and marked as a fire lane as set forth in Section 22500.1 of the California Vehicle Code. The entire 26 foot fire apparatus access roads shall be marked as fire lanes. Signs or other approved notices shall be posted. -Sheet A06 and TM4 shows proposed location of fire lane signs and red curb. Exhibit A – Recommended Conditions of Approval Page 6 44 & 56 Sunnyside Avenue PLN-2023-119 – Planned Development Permit 22. Ground Ladder Rescue Required: Ground-ladder rescue from second and third floor rooms shall be made possible for fire department operations. Climbing angle of seventy five degrees shall be demonstrated on the plans and maintained. Landscaping shall not be allowed to interfere with the required access (CFC Sec. 503 and 1031 NFPA 1932 Sec. 5.1.8 through 5.1.9.2). -Sheet A19 and sheet A06 shows ground ladder access to emergency egress windows. -No landscaping, trees, fences, or buildings shall obstruct ladder access. 23. Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 24. Buildings and Facilities Access: Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or with the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. [CFC, Section 503.1.1]. 25. Address identification: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1. 26. Water Supply Requirements: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2022 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. EXHIBIT B RECOMMENDED CONDITIONS OF APPROVAL TENTATIVE SUBDIVISION MAP AND TREE REMOVAL PERMIT 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 Project: Approval is granted for a Tentative Subdivision Map to allow a new residential subdivision inclusive of six private lots and one common lot and a Tree Removal Permit to allow removal of two "protected" White Mulberry trees, on property located at 44 and 56 Sunnyside Avenue. The Tract Map shall substantially conform to Tentative Vesting Subdivision Map (and associated civil sheets), included as Attachment D in the December 12, 2023, Planning Commission Staff Report, except as may be modified by conditions of approval contained herein. 2. Approval Expiration: The Tentative Vesting Subdivision Map approval is valid for a period of two (2) years from the effective date of the City Council Ordinance approving the associated Planned Development Permit. Within this time period, the Tract Map ("final map") shall be approved by the City Council and recorded with the Office of the Santa Clara County Clerk-Recorder. 3. Planned Development Permit: The Tentative Vesting Subdivision Map is contingent upon approval of the associated Planned Development Permit. However, a Tract Map may not be recorded if the Planned Development Permit expires or is otherwise rendered void. 4. Street Name: The tract map shall indicate the street name authorized by the Community Development Director. 5. Timing of Tree Removal: Protected tree(s) shall be removed only in conjunction with demolition of existing on-site structures upon issuance of a Demolition Permit. 6. Tree Protection Plan: The tree protection measures identified by the "44 & 56 Sunnyside Ave Arborist Report 2023" are herein incorporated by reference and shall be implemented prior to issuance of permits. 7. Construction Measures: The construction activity requirements identified in Condition of Approval No. 13 of the City Council Ordinance approving the associated Planned Development Permit are herein incorporated by reference and shall be implemented for demolition activity required prior to recordation of the tract map. Exhibit A – Recommended Conditions of Approval Page 2 44 & 56 Sunnyside Avenue PLN-2023-119 – Tentative Subdivision Map / Tree Removal Permit 8. Property Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. Any vacant existing structures shall be secured, by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 9. Covenants, Codes and Restrictions (CC&R’s): Prior recordation of the Tract Map, the applicant shall submit for review and approval by the City a copy of the draft CC&R’s which shall include the following provisions. The draft CC&R's shall be accompanied with a response letter that indicates where in the CC&R's each of the following provisions has been addressed. The applicant shall remunerate the City for the full cost incurred by the City to review the draft CC&R's. a. Formation of a Homeowner’s Association (HOA) to ensure the long-term maintenance of buildings and property. b. Continued architectural controls to ensure the architectural integrity of the project consistent with the Approved Project Plans. c. Definition of common areas to be maintained and provision of maintenance for these areas. d. Provision which shall define the rights of use, allowable landscape or open space improvements. e. Provision that all landscaping—including private landscaping located in front, side, and rear yards—shall be maintained in compliance with the Model Water Efficient Landscape Ordinance (MWELO) Landscape Documentation Package. f. Provision of a funding mechanism to ensure maintenance and upkeep of common areas. g. Provision to provide ongoing maintenance of the required private roadways, landscaping, and etc. h. Provision of liability insurance in amount in keeping with accepted industry standards covering all common areas and all damage or injury caused by negligence of the HOA, its board or any of its agents, or the Owners, against any liability to the public or to any Owner incident to the use of or resulting from any accident or intentional or unintentional act of an Owner or third-party occurring in or about any common area. i. Provision that requires ongoing maintenance of the landscaped park strip and tree wells in the public right of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to grow to a mature height. j. Provision for regular monitoring and maintenance of the stormwater system, in accordance with the manufacturer’s recommendations, including the permeable pavement system. k. Provision for regular monitoring and maintenance of the private sanitary system as documented by the design engineer. Exhibit A – Recommended Conditions of Approval Page 3 44 & 56 Sunnyside Avenue PLN-2023-119 – Tentative Subdivision Map / Tree Removal Permit l. Provision for the availability of interior garage space for the parking of vehicles at all times. m. Provision to prohibit the use of outside parking spaces for storage purposes, including boats, trailers, and recreational vehicles. n. Provision to prohibit vehicle washing, and vehicle repair and maintenance activities in the project site, including, but not limited to garages and common parking areas. PUBLIC WORKS DEPARTMENT 10. Construction Drawings: The applicant shall submit the following permit applications prior to, or concurrent with the main Building permit application: a. Encroachment Permit for Street Improvement Plans: The frontage improvements for the project shall be shown on a separate street improvement plan as detailed here: https://www.campbellca.gov/187/Street- Improvements b. Building Permit for On-Site / Grading & Drainage Plans: The on-site grading, drainage, stormwater, landscaping, ADA and site improvements for the project shall be shown on a separate building permit plan as detailed here: https://www.campbellca.gov/DocumentCenter/View/16594 c. Tract Map: The subdivision map documents required for this project shall be submitted for review by the City Surveyor as detailed here: https://www.campbellca.gov/DocumentCenter/View/1478 11. Tract (Final) Map: Prior to issuance of any grading or building permits for the project, the applicant shall submit a Tract Map for review by the City and recordation, upon approval by the City Council, pay various fees/deposits and submit the map in a digital format acceptable to the City. 12. City Alleyway: Consistent with recent projects in the area, the Tract Map shall include a restriction on access from this project to the adjacent City alleyway. 13. Right-of-Way for Public Street Purposes: Upon recordation of the Tract Map, the applicant shall fully complete the process to cause additional right-of-way to be granted in fee for public street purposes along the Sunnyside Avenue frontage to accommodate the new detached sidewalk, unless otherwise approved by the City Engineer. The applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staff’s comments and fully complete the right-of-way process. 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. 14. Private Easements: Upon recordation of the Tract Map, the applicant shall cause private easements to be recorded for private utilities, reciprocal ingress and egress, emergency vehicles, etc. 15. Monumentation for Tract Map: Prior to recordation of the Tract Map, the applicant Exhibit A – Recommended Conditions of Approval Page 4 44 & 56 Sunnyside Avenue PLN-2023-119 – Tentative Subdivision Map / Tree Removal Permit shall provide a cash deposit for setting all monuments shown on the map. Monuments shall be set per section 20.76.010 of the Campbell Municipal Code including but not limited to setting permanent pipe monuments (three-fourths inch galvanized steel pipe two feet long approximately six inches below finished grade) at each boundary of all lot corners within a subdivision, along the exterior boundary lines at intervals of approximately five hundred feet and at all beginning of curves and ending of curves on property lines, and monument boxes at intersections of all street monument line tangents. 16. Park Impact Fee: A fee in-lieu of parkland dedication pursuant to Campbell Municipal Code (CMC) Chapter 20.24 (Park Impact Fees and Park Land Dedication Subdivisions) is required. The in-lieu fee shall be equal to the fee for six (6) new dwelling units based on the Single- family rate, less credit for two (2) existing single-family dwellings at the Single-family rate. The fee in effect at the time of payment, as established by the City's Schedule of Fees, shall be the fee due. The fee shall be due to prior to recordation of the Tract Map. 17. Demolition: Prior to recordation of the Tract Map the applicant shall obtain a demolition permit and remove any nonconforming structures. 18. Soils Report: Upon submittal of the Tract Map, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 19. Grading and Drainage Plan: Prior to recordation of the Tract Map, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare an engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. Prior to occupancy, the design engineer shall provide written certification that the development has been built per the engineered grading and drainage plans. 20. Storm Drain Area Fee: Prior to recordation of the Tract Map, the applicant shall pay the required Storm Drain Area fee, currently set at $2,120.00 per net acre, which is $847.79 (set for R-1 land use). 21. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Resources to achieve these objectives include Stormwater Best Management Practices Handbook for New Development and Redevelopment (“CA BMP Handbook”) by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Stormwater Quality Protection (“Start at the Source”) by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Exhibit A – Recommended Conditions of Approval Page 5 44 & 56 Sunnyside Avenue PLN-2023-119 – Tentative Subdivision Map / Tree Removal Permit Standards for Stormwater Quality: A Companion Document to Start at the Source (“Using Site Design Techniques”) by BASMAA, 2003. 22. Permeable Pavement: The proposed stormwater treatment plan is dependent on the use of permeable pavement for the common area driveway. Therefore, this project is required to use permeable pavers or permeable concrete for the areas as identified on the included stormwater treatment plan. The CC&R’s for the project shall require the HOA to perform annual maintenance of the permeable pavement, including vacuum sweeping of the permeable pavement prior to the beginning of the rainy season. 23. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of-way line. 24. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 25. Pavement Restoration: The applicant shall restore the pavement in compliance with City standard requirements. In the event that the roadway has recently received a pavement treatment or reconstruction, the project will be subject to the City’s Street Cut Moratorium. The applicant will be required to perform enhanced pavement restoration consistent with the restoration requirements associated with the Street Cut Moratorium. The City’s Pavement Maintenance Program website (https://www.ci.campbell.ca.us/219) has detailed information on the streets currently under moratorium and the enhanced restoration requirements. 26. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits: Prior to recordation of the Tract Map, the applicant shall execute a street improvement agreement, 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 plans shall include the following, unless otherwise approved by the City Engineer: a. Show location of all existing utilities within the new and existing public right of way. b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area. c. Removal of existing driveway approaches, curb, gutter and sidewalk. Exhibit A – Recommended Conditions of Approval Page 6 44 & 56 Sunnyside Avenue PLN-2023-119 – Tentative Subdivision Map / Tree Removal Permit d. Installation of City approved street trees, tree wells and irrigation at 30 feet on center. e. Installation of City standard curb, gutter, detached sidewalk and ADA compliant driveway approach. f. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. g. Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell’s Street Lighting Policies. h. Installation of traffic control, stripes and signs. i. Construction of conforms to existing public and private improvements, as necessary. j. Submit final plans in a digital format acceptable to the City. 27. Street Improvements Completed for Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 28. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the landscaped park strip and tree wells in the public right of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to grow to a mature height. 29. Utility Encroachment Permit: Separate encroachment permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work. 30. Additional Street Improvements: Should it be discovered after the approval process that new utility main lines, extra utility work or other work is required to service the development, and should those facilities or other work affect any public improvements, the City may add conditions to the development/project/permit, at the discretion of the City Engineer, to restore pavement or other public improvements to the satisfaction of the City. 44 Sunnyside Avenue Campbell, CA Historic Resource Evaluation - FINAL Prepared for Sachneel Patel Granite Ridge Properties East Palo Alto, CA Prepared by Garavaglia Architecture, Inc. March 3, 2023 Attachment B 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 i TABLE OF CONTENTS INTRODUCTION ..................................................................................................................................... 1 Project overview .................................................................................................................................... 1 Methodology .......................................................................................................................................... 3 RESOURCE DESCRIPTION ................................................................................................................... 4 Site ............................................................................................................................................................ 4 Main Building ........................................................................................................................................ 5 Garage .................................................................................................................................................... 18 HISTORICAL BACKGROUND ........................................................................................................... 20 Campbell Development ..................................................................................................................... 20 Summary of Geographical Development ..................................................................................... 20 Architecture and Shelter ................................................................................................................. 22 Site Evolution ....................................................................................................................................... 23 Development of 44 Sunnyside Avenue ......................................................................................... 23 Ownership & Construction Chronology ........................................................................................ 26 Ownership History .......................................................................................................................... 26 Construction Chronology ............................................................................................................... 26 Ownership and Construction Chronology Overview ................................................................ 28 EVALUATION FRAMEWORK ............................................................................................................ 33 The National Register Criteria for Evaluation (NRHP) ............................................................... 33 Criteria ............................................................................................................................................... 33 The California Register Criteria for Evaluation ............................................................................ 33 Historic Integrity ................................................................................................................................. 34 City of Campbell Criteria .................................................................................................................. 34 FINDINGS ................................................................................................................................................ 36 National Register of Historic Places/California Register of Historical Resources Evaluation ................................................................................................................................................................. 36 Criterion A/1 (event) ....................................................................................................................... 36 Criterion B/2 (person) ..................................................................................................................... 37 Criterion C/3 (design/construction) ............................................................................................ 37 Criterion D/4 (information potential) ........................................................................................... 38 Historic Integrity Evaluation ............................................................................................................. 38 City of Campbell Criteria Evaluation .............................................................................................. 39 CONCLUSION ......................................................................................................................................... 40 REFERENCES ........................................................................................................................................... 41 APPENDIX A: Parcel Map ...................................................................................................................... A APPENDIX B: Sunnyside Tract Map, 1904 .......................................................................................... B APPENDIX C: Campbell Sanborn Map, 1920 ..................................................................................... C APPENDIX D: Campbell Sanborn Map, 1928 .................................................................................... D APPENDIX E: DPR 523A Form, 1977 .................................................................................................... E APPENDIX F: DPR 523A Form, 1999 ................................................................................................... G 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 1 INTRODUCTION PROJECT OVERVIEW Garavaglia Architecture, Inc. was contracted by Sachneel Patel, Managing Director of Granite Ridge Properties, in October of 2022 to prepare a Historic Resource Evaluation (HRE) for the property at 44 Sunnyside Avenue in Campbell (Figures 1 and 2). This report has been requested in connection with the anticipated purchase of the property for a development project. The building has been previously recorded on DPR forms as part of a historical survey for the City of Campbell and is not part of an existing or identified potential historic district. Figure 1. Parcel map with subject property highlighted in yellow (Santa Clara County Assessor’s Office, amended by author) 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 2 Figure 2. Subject property outlined in red with building highlighted in yellow (Google Maps, 2022, amended by author) Previous Evaluations The property was recorded on a DPR 523A form in October 1977, by James Finkbeiner, as part of the City of Campbell Historic Survey of 1977-1978.1 On August 24, 1983, the Campbell Historic Preservation Board (HPB) considered a request by William Harman and Darol Blunt to allow the demolition of the structure.2 At the meeting, the City of Campbell HPB staff recommended that the Board review the historic significance of the structure, and if it was 1 James Finkbeiner, 44 Sunnyside Avenue: DPR 523A Form, City of Campbell, 1977. 2 Historic Preservation Board, Meeting Minutes, August 24, 1983, City of Campbell. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 3 found that the structure did not warrant further study, the Board should forward a memorandum to the City of Campbell Building Department allowing the demolition of the structure. A motion to forward a letter to the Building Department stating that the structure located at 44 Sunnyside Avenue “does not warrant further study and that the applicant be allowed to either demolish or remove this structure from its present site” carried unanimously.3 The property was also recorded on a DPR 523A form in April 1999, by architect Leslie A. G. Dill, as part of the City of Campbell Historic Resource Inventory Update that began in 1997.4 The property was given a score of 83 out of 100, with the score being an average of individual scores for visual quality/design, history/association, environmental/context, and integrity.5 As a result of this survey, the property was added to the City of Campbell’s list of properties that are not listed on the City’s Historic Resource Inventory, but are potentially eligible for future designation. This HRE will address the subject property’s eligibility for listing as a historic resource on the California Register of Historical Resources (CRHR), as and on the National Register of Historic Places (NRHP), and on Campbell’s local inventory. METHODOLOGY Garavaglia Architecture, Inc. staff conducted a site visit and survey of the property’s interior and exterior on November 7, 2022, with the current homeowner, Chad Hester, and his father, Larry. During this visit, staff documented the building’s configuration and architectural elements with photographs and field notes. On site, the homeowner provided a history of alterations made to the property, a building permit for electric service upgrades from 1996, a Metroscan property profile listing the property characteristics, and a Google Earth overhead view. The homeowner later provided a chain of title for the property, including copies of the historic deeds, as well as a survey map of the property from 1889, and a map of the Sunnyside Tract from 1904. Garavaglia Architecture Inc. also conducted additional archival research on the subject property and surrounding area. The following repositories/collections were consulted to complete the research process. (See References section for complete list of resources) ¥ Ancestry.com ¥ Campbell Express Library ¥ City of Campbell Planning Division ¥ Santa Clara County Assessor’s Office ¥ Santa Clara County Department of Planning and Development 3 Ibid. 4 Leslie A. G. Dill, 44 Sunnyside Avenue: DPR 523A Form, City of Campbell, 1999. 5 City of Campbell, 1997 Survey Records, on file with the City of Campbell Planning Division. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 4 RESOURCE DESCRIPTION Figure 3. Overall view of 44 Sunnyside Avenue’s lot, looking south (Garavaglia Architecture, Inc., November 2022) SITE The subject property at 44 Sunnyside Avenue (APN: 412-04-018) in Campbell, CA, is located along the south side of Sunnyside Avenue, between Winchester Boulevard and Industrial Street (Figure 3). The property consists of a roughly .2-acre rectangular lot, which measures 60 feet by 145 feet. The property consists of a one-story single-family residence, and a separate wood frame garage structure. The property is in a P-D zoning district for planned development. The house faces north along Sunnyside Avenue. The garage structure is situated in the southwest corner of the subject parcel and backs up to the rear property line (Figure 4). A paved concrete driveway runs along the west of the property, extending from Sunnyside Avenue back to the garage. A metal fence encloses the front yard and extends across the driveway to secure access. Wood fences separate the property from the neighboring properties on the east and south sides, and the front half of the west side. The back half of the west side property line is delineated by a concrete block wall. There are various shrubs, flowers, and trees in the front and rear yards, including a mature citrus tree in the rear yard. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 5 Figure 4. Wood frame garage at rear southwest corner of property at 44 Sunnyside Avenue (Garavaglia Architecture, Inc., November 2022) MAIN BUILDING 44 Sunnyside Avenue is a roughly rectangular, one-story, 884-square-foot bungalow with some Neoclassical Revival characteristics, such as a full-facade porch with prominent square columns and a wide cornice line (Figure 5). The house is clad with beveled horizontal lap siding painted white with light blue wood accents and trim. The roof is a steeply-pitched hip roof with a shed addition and a flat-roofed addition at the rear. It has dark gray composition shingles, and the overhanging boxed eaves have light blue wood trim and white beadboard soffits. 44 Sunnyside Avenue has two one-story rear additions, which have a mix of wood siding materials, including beveled siding, shiplap siding, solid board siding, and some lattice enclosure elements. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 6 Figure 5. North elevation of 44 Sunnyside Avenue (Garavaglia Architecture, Inc., November 2022) The primary north elevation of 44 Sunnyside Avenue faces the street, and is set back approximately 25 feet from the road. The main feature of this elevation is the recessed front porch that spans the entire front facade. The portion of the roof overhanging the porch is supported by four square, wood columns, which sit atop a solid railing that runs the full width of the porch. The columns are four-by-four wood columns with chamfered corners and square capitals and bases (Figure 6). The solid railing is clad with beveled wood siding, painted white to match the walls of the house, with light blue wood accent trim running across the top and bottom of the railing. The house has a wide cornice line that is clad with beveled wood siding, painted white to match the walls of the house. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 7 Figure 6. Front porch column detail of 44 Sunnyside Avenue (Garavaglia Architecture, Inc., November 2022) The porch is entered from the north side, slightly off-center, with two concrete steps leading to the wood porch floor. The porch floor is wood tongue and groove painted light blue to match the trim on the house. A cut line showing variation in the floorboards seems to indicate that the front porch may have been expanded towards the street at some point in time (Figure 7). Alterations to the front porch also seem to be evidenced by the way in which the columns sit atop the solid railing, with a slight overhang towards the front facade of the house. This does not appear to be the original configuration of the front porch. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 8 Figure 7. Detail of the front porch at 44 Sunnyside Avenue showing the variation in the floorboards and the overhanging column (Garavaglia Architecture, Inc., November 2022) The ceiling of the front porch is wood beadboard painted white. The house’s main entrance is situated slightly off-center under the roof of the front porch, in line with the front steps, and consists of a wood door with an oval lite. A screen door with a white finish is installed in front of the main entrance door. Two single-hung fiberglass windows flank the entrance, at the porch. The windows are one-over-one with white framing (Figure 8). The main entrance and windows are framed with wood trim painted light blue. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 9 Figure 8. Window to the left of the front door at 44 Sunnyside Avenue (Garavaglia Architecture, Inc., November 2022) The west elevation faces the concrete driveway that runs along the west edge of the property (Figure 9). There are two one-story additions at the south end of the elevation; the first addition has a shed roof, while the second (southernmost) addition has a flat roof. The additions are set back approximately five feet from the west facade of the main house. This elevation is primarily clad with beveled siding painted white with light blue wood accents and trim. The southernmost addition has a combination of solid wood board siding and lattice painted white. The roof at this elevation has overhanging eaves like those found at the north elevation. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 10 Figure 9. West elevation of 44 Sunnyside Avenue (Garavaglia Architecture, Inc., November 2022) The main house has three single-hung fiberglass windows on this elevation, which are all one- over-one with white framing and light blue wood trim. The central window is smaller than the other two and has obscured glass. The first rear addition has one one-over-one wood window with light blue framing and trims (Figure 10). The second (southernmost) rear addition does not have a window on this elevation. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 11 Figure 10. View of wood window on west elevation of first rear addition at 44 Sunnyside Avenue, with second rear addition clad in solid board siding and lattice to the right (Garavaglia Architecture, Inc., November 2022) The house’s south elevation faces a fenced-in backyard and the detached garage structure. The main feature of the south elevation is the second addition attached to the rear of the main house. The second addition has a flat roof with white exposed rafters and overhanging eaves. The western three-fourths of this addition are enclosed, with the other one-fourth remaining open for use as a shed. The enclosed portion has horizontal shiplap siding painted white, with a central trim band painted light blue (Figure 11). 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 12 Figure 11. View of the south elevation of 44 Sunnyside Avenue, showing the second (southernmost) addition in the foreground, with the shed roof of the first addition beyond (Garavaglia Architecture, Inc., November 2022) The enclosed portion of the south elevation has one six-panel wood door, which is white with blue trim, and one fixed wood window with 13 panes, which has light blue framing and trims (Figure 12). The remaining open portion of the south elevation, which is open for storage, has two one-over-one wood windows on its back wall where the second addition attaches to the first addition. These windows have light blue framing and trims (Figure 13). 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 13 Figure 12. View of the 13-pane window on the south elevation of 44 Sunnyside Avenue (Garavaglia Architecture, Inc., November 2022) Figure 13. View of the two one-over-one wood windows on the eastern portion of the south elevation of 44 Sunnyside Avenue (Garavaglia Architecture, Inc., November 2022) The east elevation of 44 Sunnyside Avenue faces the neighboring property at 56 Sunnyside Avenue (Figure 14). There are two one-story additions at the south end of the elevation; the first 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 14 addition has a shed roof, while the second (southernmost) addition has a flat roof. The additions are in line with the east facade of the main house, but there is a delineation created by a trim piece between the main house and the first addition (Figure 15). This elevation is primarily clad with beveled siding painted white with light blue wood accents and trim. The southernmost addition has a combination of solid wood board siding and lattice painted white. The roof at this elevation has overhanging eaves like those found at the north elevation. Figure 14. East elevation of 44 Sunnyside Avenue (Garavaglia Architecture, Inc., November 2022) 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 15 Figure 15. Trim piece delineating the main house (right) from its first rear addition (left) at 44 Sunnyside Avenue (Garavaglia Architecture, Inc., November 2022) The main house has three single-hung fiberglass windows on this elevation, which are all one- over-one with white framing and light blue wood trim. The window furthest to the left (south) on the main house is smaller than the other two. The first rear addition has one one-over-one wood window with light blue framing and trims (Figure 16) similar to the one on the west elevation. The second (southernmost) rear addition does not have a window on this elevation. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 16 Figure 16. View of wood window on east elevation of first rear addition at 44 Sunnyside Avenue, with second rear addition clad in solid board siding and lattice to the left (Garavaglia Architecture, Inc., November 2022) The following original exterior building features remain at 44 Sunnyside Avenue: ¥ Some beveled wood siding ¥ Roof form ¥ Full-facade front porch On the site visit on November 7, 2022, Larry Hester described some elements of the house that he had repaired or replaced during his ownership. Among these were the windows, which were all replaced with fiberglass units on the main house, as well as most of the siding. He also indicated that most of the original interior finishes and trims had been redone.6 The only historic finishes that seem to remain are the plaster walls and wood wainscoting in the back bedroom (Figure 17), although the flooring and window trims have been replaced. 6 Discussion between author and Larry Hester, November 7, 2022. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 17 Figure 17. View of the back bedroom at 44 Sunnyside Avenue (Garavaglia Architecture, Inc., November 2022) The main interior spaces consist of two bedrooms (one towards the front, and one towards the back), a shared bathroom, a living space, and a kitchen. The kitchen appears to be the most recently renovated room in the house with original flooring, wall finishes, trim, and cabinetry all having been replaced (Figure 18). The rear additions appear to be used for enclosed as well as open storage space. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 18 Figure 18. View of the kitchen at 44 Sunnyside Avenue (Garavaglia Architecture, Inc., April 2016) GARAGE The garage is located at the southern terminus of the driveway at 44 Sunnyside Avenue, (Figure 19). The wood frame garage is rectangular in footprint, with a gable roof that is clad in dark gray composition roofing shingles matching the main house. The roof has exposed rafter tails similar to the southernmost rear addition on the main house. The garage features horizontal shiplap siding painted white. There is a six-panel person door at the center of the north elevation leading into the structure. To the right of the door is a 16-panel roll-up garage door for vehicle access. To the left of the door there appears to be a window that is currently concealed by a large bush. All of the fenestration has light blue wood trim to match the main house. Garavaglia Architecture, Inc. staff was unable to access the interior of the garage at the time of the site visit on November 7, 2022. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 19 Figure 19. Detached garage structure as viewed from the driveway at 44 Sunnyside Avenue, looking south (Garavaglia Architecture, Inc., April 2022) 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 20 HISTORICAL BACKGROUND CAMPBELL DEVELOPMENT Historian Glory Anne Laffey developed a document entitled Historical Overview and Context Statements for the City of Campbell in October 1996.7 It provides a good basis for understanding Campbell’s history and development and provides a contextual framework for the evaluation of potential historic resources in the area. A portion of this document is quoted below to provide overall historical background for the purposes of this review. Please see the original document for the full text. Summary of Geographical Development This section will review the geographical development within Campbell's downtown core and original city limits, the surrounding agricultural districts, and later suburban development outside the original city limits. Geographer Jan Broek (1932) identified three agricultural phases through which the Santa Clara Valley passed after 1850. The first phase from 1850 to 1865 was characterized by cattle ranging, extensive wheat cultivation, and all around experimenting with crops. During the second phase, beginning in 1865, wheat farming dominated cattle raising and the foundations were laid for specialization in horticulture. From 1875 through the 1930s, horticulture superseded the declining wheat culture, and many other forms of intensive land utilization were developed under the increasing use of irrigation. The size of the ranches in the valley were closely correlated with these changing land uses. The Mexican ranchos consisted of several thousands of unfenced acres over which cattle ranged. Early American ranchers followed the Mexican practice of free ranging their cattle for some years; however, the spread of farm enclosures and environmental factors caused the large stock ranches to give way to more intensive land use in the form of a smaller stock breeding farms or dairy farms confined to several hundred acres. Wheat farms during this period also ranged from 100 to 500 acres in size, averaging 213 acres in 1880. With the increasing crop value per land unit, the large farm became unnecessary. The correlated increase in land prices, cultivation costs, and growing population led to the all around subdivision of farm lands into highly specialized ‘fruit ranches’ from 3 to 50 acres in size. By the 1890s, the valley ranked as one of the foremost fruit producing districts on the Pacific Coast. Until American settlement, the Santa Clara Valley outside the settlements at the mission and the pueblo was largely undeveloped and utilized primarily for the grazing of livestock. In the late 1820s and 1830s, large tracts of land were granted by the Mexican government to California citizens. As each of these ranchos was occupied, the landowners constructed residences, laborers' housing, corrals, grist mills, tanneries, etc., in order to provide the basic needs of the rancho community. Three Mexican settlements are known to have been located within Campbell's city limits. Farms in the Campbell area developed according to the land use patterns identified by 7 Glory Anne Laffey, Historical Overview and Context Statements for the City of Campbell, submitted to the Department of Community Development, Planning Division, City of Campbell, 1996, 3. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 21 Broek. Early wheat farms consisted of parcels of several hundred acres. With the arrival of the railroad in 1877 and the success of early experiments in fruit packing and canning, the owners of the large wheat farms around Campbell began subdividing their properties and planting orchards by the early 1880s. Earlier farms were more widespread, and the basic farm complex consisted of a farmhouse, barn, well, windmill and water tower. As the parcel sizes decreased during the horticultural period, fruit processing buildings such as cutting sheds and sulfuring tunnels were added to the farm units. In November 1882, Benjamin Campbell had surveyor Charles Herrmann survey his property for the Town of Campbell. By 1887, the town had a railroad depot, a post office and a town hall. The first residential lot was sold in 1888; and by 1895, Campbell was a thriving village. The commercial center developed at the intersection of Campbell and Central avenues. The town's first industrial activities centered around the fruit industry. Drying yards, packing houses and canneries developed in close proximity to the railroad depot. Fruit growing and fruit processing industries were the primary economic forces in the Campbell area until the early 1950s. As drying yards and canneries closed down and their facilities were abandoned, the property was often subdivided for residential or commercial development. Likewise, orchard properties would be also be subdivided. During the first couple of decades, residential development was confined to the original survey and in adjacent areas subdivided on the edge of the village. During the 1890s, residential neighborhoods were centered on S. Second, N. Third, N. Central, N. Harrison, E. Everett, Railway, and Gilman. The first decade of the century saw residential development spread to First and N. Second streets, and Sunnyside and Rincon avenues. Also there was some early residential development on Sunnyoaks and Parr avenues during this decade. After 1910 the village residential areas expanded to include south Third and Fourth streets, and Alice and Kennedy avenues. Outlying residential areas included Smith Avenue in the San Tomas area east of Campbell, Redding Road in the Union district, and Union Avenue between Campbell Avenue and Dry Creek Road. The 1920s saw development move west along W. Campbell and Latimer avenues, north on Esther Avenue. Also in the late 1920s, there was residential construction on White Oaks Avenue in the Union district. In the 1930s, new subdivisions included Shelley Avenue in the Union district and Rancho Del Patio on the northeast edge of Campbell. Between 1938 and 1942, there were at least fourteen subdivision maps filed in what is now the City of Campbell. Adjacent to Campbell's core were development north along Harrison Avenue, Rosemary Lane, the Hedegard, Bland, and Rees subdivisions east of town, and Shadyvale Court east of Bascom. Five subdivisions were located in the southwest portion of the City in the San Tomas district, i.e., Harriet Avenue, the Munro Tract, Hazelwood, the Riconada Gardens on Hacienda, and the San Tomas Acres and Parrview Tracts near the Hacienda and Winchester intersection. Following the war in the late 1940s, there were over thirty subdivisions filed. These developments were primarily located east of Winchester, as well as several near the intersection of Campbell and Bascom avenues. By this time, the post-World War II population boom was underway and rural communities were in danger of being swallowed by the aggressive annexation activities of San Jose and other larger cities in the county. Campbell and many of the other smaller communities across the valley incorporated. Since incorporation Campbell has annexed 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 22 numerous parcels as the residential development took over the surrounding orchards at a steady pace.8 Architecture and Shelter Architecture/Shelter as a theme includes buildings representing various architectural periods and styles, structures designed by outstanding architects, and those resources that relate to residential living arrangements and landscaping. Potential resources associated with this theme could date from the earliest settlement of the area by Sebastian Peralta, Jose Fernandez and Juan Galindo in the 1840s. American farmers began settling in the area as early as 1848, squatting on rancho lands or pre- empting homesteads. Early farm complexes consisted of simple gabled or wing-and- gable farm houses. As farmers became more prosperous in the later decades of the century, some farmhouses began to reflect currently popular architectural styles: Gothic Revival, Italianate, and Queen Anne. These styles featured the use of elaborate wood decorations (shingles, spool work, brackets, and moldings), bay windows, and wrap- around porches. After 1888 when the first lots were sold in the village of Campbell, the earliest residential neighborhoods developed on the old Benjamin Campbell Ranch along Campbell Avenue. Relatively modest in form, these homes also reflected the currently popular "Victorian" architectural styles of the late 19th century. Around the turn-of-the century, architectural tastes were changing due to the influence of the Arts and Crafts Movement. As this was also a time of rapid growth in the town of Campbell, these early twentieth century styles are particularly characteristic of the downtown neighborhoods. Although the simple gabled structures continued in popularity, home styles began to reflect the horizontal lines of the Craftsman and Prairie styles. Simplified versions of these styles are commonly called bungalows. Interest in California’s Spanish roots was also reflected in architectural styles. Spanish Colonial and Mission Revival styles became popular in Campbell after 1915 and through the 1930s. Other revival styles also gained popularity during the 1920s and 1930s, especially Colonial and English Revival. During the 19th century, some of the more prosperous farmers had homes designed by architects who had offices in San Jose; i.e . Levi Goodrich, Theodore or Jacob Lenzen, Francis Reid, or 1. O. McKee. More commonly, however, houses were designed and built by their owners with the help of a local carpenter. Some carpenters became building contractors using published house plans. Several of these carpenter/ contractors lived and worked in Campbell. George Whitney, known as the "Builder of Campbell," worked in Campbell from 1888 through the 1930s. Other builders were WalkerVaugh and Anthony Bargas. Also an important representation of this theme are the small cottages J. C. Ainsley constructed for his employees east of his cannery. There were also labor camps for the large force of seasonal workers that came to Campbell during the height of the fruit 8 Ibid., 9-14. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 23 processing season. During the 1930s, migrant field workers built semi-permanent housing. Usually of flimsy construction, dwellings were constructed of whatever materials could be gathered, such as recycled fruit boxes, tar paper or newspapers. Multi-tenant housing was not prevalent in Campbell until the modern period. As early as 1896, however, there were several hotels that catered to travelers and visitors. Some of the larger homes in town were converted to rooming houses that provided housing for seasonal workers at the canneries and packing houses. Following World War II, large housing developments replaced the orchards that surrounded Campbell. Farmhouses were moved to more convenient locations or were incorporated into the development to stand beside its more modern neighbors. As the commercial and industrial land uses have expanded, older houses have been relocated out of the path of new development.9 SITE EVOLUTION Development of 44 Sunnyside Avenue The Alice Avenue Historic District Context Statement was prepared by Archives & Architecture in 2003.10 This historic district lays a block to the north of the subject property at 44 Sunnyside Avenue, in the former Hyde Improvement Company-owned tract. The patterns of development identified in the Alice Avenue Historic District Context Statement offer context to suburban residential development in this area of Campbell at the onset of the 20th century. The subject property at 44 Sunnyside Avenue was a part of the Sunnyside Tract, which was subdivided into housing lots in 1904 (see Figure 20).11 9 Ibid., 15-16. 10 Archives & Architecture, Alice Avenue Historic District Context Statement, submitted to the Community Development Department, Planning Division, City of Campbell, 2003. 11 Ibid., 5. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 24 Figure 20. Map of the Sunnyside Tract, 1904, with subject property highlighted in yellow (courtesy of Chad Hester, amended by author) The 1920 Sanborn map indicates that most of the lots in the Sunnyside Tract had been developed by this time (see Figure 21). At this time, the future subject parcel appeared at the address of “5 Sunnyside Avenue.” The map shows the open front porch, but the two rear 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 25 additions were not present at this time. There was a small, detached accessory structure in the rear yard, but it is substantially smaller than the existing detached garage in terms of footprint. It is likely that the existing garage was expanded from the footprint of the accessory structure shown in 1920. Figure 21. Campbell Sanborn Map, 1920, with future subject property highlighted in yellow (Campbell Express Library, amended by author) The 1928 Sanborn map also addressed the subject property as “5 Sunnyside Avenue” (see Figure 22). By this time, it appears that the first addition at the rear of 44 Sunnyside Avenue had been built. The detached accessory structure is also labeled on this map as a garage. Figure 22. Campbell Sanborn Map, 1928, with subject property highlighted in yellow (Campbell Express Library, amended by author) 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 26 OWNERSHIP & CONSTRUCTION CHRONOLOGY Ownership History Dates Name(s) Notes 1904-1907 Leslie J. Stratton 1907-1911 Mary L. Phelps 1911 (June-July) H.I. Coleman 1911-1914 Edison Haywood Owen 1914-1925 Mary E. Owen Distributed via estate of E.H. Owen 1925-1935 Giovanni Barbano 1935-1941 Augustine Barbano De Bernardi and Ernestino Barbano Trustees for Giovanni Barbano 1941 (March- April) Joseph P. Barbano 1941-1970 William A. Smith and Henrietta Smith Henrietta died 1965, W.A. Smith died 1970 1970-1982 Frank Smith Distributed via estate of W.A. Smith 1982 (January- September) Robin Janssen, Donald L. Janssen, and Sandy S. McDonald Distributed via estate of Frank Smith 1982-1983 Sandy S. McDonald and Michael T. McDonald 1983-1985 Darol W. Blunt and Sharon L. Blunt 1985-1986 Terry J. Stines and Carol M. Stines 1986-2020 Larry R. Hester and Jacquelyn K. Hester 2020-2022 (October) Chad Hester is granted one half interest in the property October 2022 Chad Hester is granted remaining interest in the property Construction Chronology Date Alteration Source c. 1907 House constructed 1999 DPR form c. 1920-1928 First addition constructed Sanborn maps 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 27 Date Alteration Source c. 1950s/1960s Existing garage constructed or expanded 1965 aerial; style/design 1986-2020 Various improvements made during Larry Hester ownership period: ¥ New fiberglass windows on the main house ¥ Siding replacements ¥ New copper plumbing ¥ New sewer line ¥ New flooring ¥ New interior finishes ¥ New fencing/gates Discussion with Larry Hester 11/7/2022; letter from Chad Hester dated 11/7/2022 1996 Upgrades to electrical service Building permit records 1998 New roofing installed Building permit records 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 28 Ownership and Construction Chronology Overview The property at 44 Sunnyside Avenue has had many owners in its lifetime. The first owner was Leslie J. Stratton, who owned the land on which the Sunnyside Tract was developed in 1904. Leslie was born in Wisconsin in 1872 and was married to a woman named Eliza.12 During his ownership of the property, Leslie worked as an orchardist and drayman, likely growing fruit trees on the land.13 In 1906, his residence was listed on Sunnyside Avenue.14 The 1999 survey of 44 Sunnyside Avenue lists the date of construction for the main structure as 1907.15 In 1907, Stratton sold the property to Mary L. Phelps. According to the 1910 US Census, Mary Phelps, her husband, and their three children were not living at the subject property, but instead on Palm Avenue.16 It is unknown if the family resided at 44 Sunnyside Avenue prior to this. Phelps later sold the property to H.I. Coleman in 1911, but he owned it for a brief period of less than one month. In July of 1911, the property was sold to Edison Haywood Owen. Edison was born in Mississippi in 1849 and married Mary E. (also from Mississippi) in 1866.17 Edison died in 1913 and the property was distributed to Mary upon his death. Mary continued to live at 44 Sunnyside Avenue until 1925. In 1925 the property was sold to Giovanni Barbano. Upon his death in 1935, it was entrusted to Augustine Barbano De Bernardi and Ernestino Barbano. It remained in the Barbano family until Joseph P. Barbano sold it in 1941. Not much information on the family is available, but it is evident that they were orchardists who emigrated from Italy.18 It is likely that the first addition at the rear of 44 Sunnyside was added by the Barbano family, or the previous owner, Mary Owen, as it appears on the Sanborn maps between 1920 and 1928. In 1941, William A. Smith and his wife, Henrietta, purchased the property. William and Henrietta were both from New York, and William worked as a machinist.19 Henrietta died in 1965, and William died five years later in 1970. 1970, the property was distributed to William’s son, Frank, via his estate. Seven years after Frank assumed ownership, the Campbell Historic Preservation Board conducted a historic survey, documenting the subject property with a sketch and photographs (Figure 23).20 The City of Campbell does not have clear, readable copies of the photographs on file.21 The presence of the garage was noted on the survey form but was not indicated in the related sketch diagram. It is likely that the garage was constructed under Smith ownership in the 1950s or 1960s, based on the style of the building, as well as a historic aerial from 1965 (Figure 24). 12 U.S. Federal Census, 1930. 13 San Jose, California, City Directory, 1906. 14 Ibid. 15 Dill, 44 Sunnyside Avenue: DPR 523A Form, 1999. 16 U.S. Federal Census, 1910. 17 Ibid. 18 U.S. Federal Census, 1930. 19 U.S. Federal Census, 1940. 20 Finkbeiner, 44 Sunnyside Avenue: DPR 523A Form, 1977. 21 E-mail with Senior Planner, Daniel Fama, 2022. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 29 Figure 23. 44 Sunnyside Avenue: DPR 523A Form, 1977 (City of Campbell records) 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 30 Figure 24. Aerial Photo with red arrow indicating the presence of the detached garage at 44 Sunnyside Avenue, May 1, 1965 (UC Santa Barbara Library Geospatial Collection, amended by author) Frank Smith owned the home for twelve years until it was distributed via his estate to Robin Janssen, Donald L. Janssen, and Sandy S. McDonald, in January of 1982. In September of that same year, ownership passed to Sandy and Michael McDonald, who owned it for a little over a year. It is unknown if the Janssens or the McDonalds ever resided at 44 Sunnyside Avenue. In 1983, the property was sold to Darol and Sharon Blunt, who also purchased the neighboring lot at 56 Sunnyside Avenue. Darol Blunt and a man named William Harman, acting under the corporation name B/J & A Development Co., Inc., came up with plans to demolish the buildings at 44 and 56 Sunnyside and subdivide the properties for the construction of eight new townhouses and a common area. A request to allow the demolition of the building at 44 Sunnyside Avenue was heard by the Campbell Historic Preservation Board on August 24, 1983 and was unanimously approved, as the board found that the building did not warrant further study.22 On March 6, 1984, the Campbell City Council adopted an ordinance to allow the construction of the eight townhouses.23 A tentative map for the development created by Harman Associates was submitted to the Campbell Planning Commission for review at their March 13, 1984 meeting (Figure 25).24 The map was found to be in accord with the City’s 22 Historic Preservation Board, Meeting Minutes, August 24, 1983, City of Campbell. 23 City Council, Meeting Minute Action, March 6, 1984, City of Campbell. 24 Planning Commission, Meeting Minute Action, March 13, 1984, City of Campbell. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 31 General Plan and was later approved by the City Council on April 3, 1984.25 Whether for lack of funding or other issues, Blunt and Harman never moved forward with the project, and Blunt sold the property to Terry and Carol Stines in 1985. The Stines only owned the property for less than a year. Figure 25. Tentative Map of the Sunnyside Townhouses, 1984 (City of Campbell records) In 1986, the property was granted to Larry and Jaquelyn Hester in a foreclosure sale. When they obtained the property, there were plans and permits, which were previously approved by the Planning Commission and City Council, to develop the eight townhouses on the site. At the time of purchase, there were also squatters on the property that had been living there for several years.26 After the squatters were vacated, Larry made several improvements to the property over his years of ownership, including the installation of new fiberglass windows on the main house, new roofing, siding replacements, new copper plumbing, a new sewer line, new flooring, new interior finishes, electrical improvements, and new fencing/gates.27 Larry Hester indicated to the author that the second rear addition at 44 Sunnyside was likely installed 25 City Council, Meeting Minute Action, March 6, 1984, City of Campbell. 26 Letter from Chad Hester to author, November 7, 2022. 27 Ibid.; Discussion between author and Larry Hester, November 7, 2022. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 32 without permits prior to his ownership of the property.28 In 1997, after the Hesters had owned the property for 11 years, the City of Campbell began a survey to update their historic resources inventory. 44 Sunnyside Avenue was recorded on a DPR form as a part of this survey in 1999. At the time, the recorder, Leslie A. G. Dill, described the house at 44 Sunnyside Avenue as follows: A Neo-classical Revival residence in good condition, this one-story wood structure sits at the edge of a residential neighborhood adjacent to a commercial parking lot. With a symmetrically-shaped steeply-pitched hip roof covered with composition shingles, and its ridge running perpendicular to the street, the house is moderately-sized and rectangular in shape with a one vehicle garage within an accessory structure at the rear. A full-width front porch with wood floor sits within the basic building shape, and features a solid balustrade supporting four symmetrically placed square wood columns. The siding is tri-beveled tear drop horizontal lap siding detailed with a water table at the floor line. The siding rises to boxed eaves terminated with small gutters. The foundation is concrete as are the front steps. The front door is centrally positioned at the back of the porch, and contains a large oval window. Windows are one over one double hung sash with dog ears surrounded by large flat board trim. The well-kept site is enclosed at the front with metal fencing.29 In 2020, Larry and Jacquelyn granted partial interest in the property to their son, Chad, who was later granted full interest in October of 2022. 28 Discussion between author and Larry Hester, November 7, 2022. 29 Dill, 44 Sunnyside Avenue: DPR 523A Form, 1999. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 33 EVALUATION FRAMEWORK THE NATIONAL REGISTER CRITERIA FOR EVALUATION (NRHP) The National Register is the nation’s master inventory of known historic resources. It is administered by the National Parks Service (NPS) in conjunction with the State Historic Preservation Office (SHPO). The National Register includes listings of buildings, structures, sites, objects, and districts possessing historic, architectural, engineering, archaeological, or cultural significance at the national, state, or local levels. The National Register criteria and associated definitions are outlined in the National Register Bulletin Number 15: How to Apply the National Register Criteria for Evaluation. The following is quoted from National Register Bulletin 15: Criteria Generally, resources (structures, sites, buildings, districts, and objects) over 50 years of age can be listed in the National Register provided that they meet the evaluative criteria described below. Resources can be listed individually in the National Register or as contributors to an historic district. The National Register criteria are as follows: A. Resources that are associated with events that have made a significant contribution to the broad patterns of history; B. Resources that are associated with the lives of persons significant in our past; C. Resources that embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant or distinguishable entity whose components may lack individual distinction; or D. Resources that have yielded or may likely yield information important in prehistory or history. THE CALIFORNIA REGISTER CRITERIA FOR EVALUATION The California Register of Historical Resources (CRHR) is the official list of properties, structures, districts, and objects significant at the local, state, or national level. California Register properties must have significance under one of the four following criteria and must retain enough of their historic character or appearance to be recognizable as historical resources and convey the reasons for their significance (i.e. retain integrity). The California Register utilizes the same seven aspects of integrity as the National Register. Properties that are eligible for the National Register are automatically eligible for the California Register. Properties that do not meet the threshold for the National Register may meet the California Register criteria. 1. Associated with events that have made a significant contribution to broad patterns of local or regional history, or cultural heritage of California or the United States; 2. Associated with the lives of persons important to the local, California or national history 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 34 3. Embodies the distinctive characteristics of a design-type, period, region, or method of construction, or represents the work of a master, or possesses high artistic value; or 4. Yields important information about prehistory or history of the local area, California or the nation. CRHR criteria are similar to National Register of Historic Places criteria, and are tied to CEQA, so any resource that meets the above criteria, and retains a sufficient level of historic integrity, is considered an historical resource under CEQA. HISTORIC INTEGRITY When evaluating a resource for the NHRP or CRHR, one must evaluate and clearly state the significance of that resource to American history, architecture, archaeology, engineering, or culture. A resource may be considered individually eligible for listing in the NRHP or CRHR if it meets one or more of the above listed criteria for significance and it possesses historic integrity. Historic properties must retain sufficient historic integrity to convey their significance. The following seven aspects define historic integrity: ¥ Location. The place where the historic property was constructed or the place where the historic event occurred. ¥ Design. The combination of elements that create the form, plan, space, structure, and style of a property. ¥ Setting. The physical environment of a historic property. ¥ Materials. The physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. ¥ Workmanship. The physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. ¥ Feeling. A property’s expression of the aesthetic or historic sense of a particular period of time. ¥ Association. The direct link between an important historic event or person and a historic property. To retain historic integrity, a resource should possess several of the above-mentioned aspects. The retention of specific aspects of integrity is essential for a resource to convey its significance. Comparisons with similar properties should also be considered when evaluating integrity as it may be important in deciding what physical features are essential to reflect the significance of a historic context. CITY OF CAMPBELL CRITERIA 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 35 The City of Campbell uses the following review criteria to evaluate properties for listing as historic resource inventory properties or landmarks. 1. Review criteria for historic resource inventory property or landmark. In matters where designation of a historic resource inventory property or landmark are involved, the historic preservation Board and the City Council shall consider the following criteria as guides in making its determination: a. Historical and cultural significance. i. It exemplifies or reflects special elements of the city's aesthetic, architectural, cultural, economic, engineering, political, or social history; ii. It is identified with persons or events significant in local, state, or federal history; iii. It embodies distinctive characteristics of a method, period, style, or type of construction, or is a valuable example of the use of indigenous materials or craftsmanship; or iv. It is representative of the notable work of an architect, builder, or designer. b. Architectural, engineering, and historical significance. i. The construction materials or engineering methods used in the proposed historic resource inventory property or landmark are unusual or significant or uniquely effective; or ii. The overall effect of the design of the proposed historic resource inventory property or landmark is unique, or its details and materials are unique, or unusual. c. Neighborhood and geographic setting. i. It materially benefits the historic character of the neighborhood; ii. Its location represents an established and familiar visual feature of the neighborhood, community, or city. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 36 FINDINGS NATIONAL REGISTER OF HISTORIC PLACES/CALIFORNIA REGISTER OF HISTORICAL RESOURCES EVALUATION This section uses the historic information discussed above to evaluate the property at 44 Sunnyside Avenue in Campbell for historic significance. The NRHP/CRHR uses generally the same guidelines as the National Register of Historic Places (developed by the National Park Service); as such, selected language from those guidelines will be quoted below to help clarify the evaluation discussion. To be potentially eligible for individual listing on the NRHP/CRHR, a structure must usually be more than 50 years old, must have historic significance, and must retain its physical integrity. The subject building at 44 Sunnyside Avenue was constructed circa 1907 and therefore meets the age requirement. In terms of historic significance, the NRHP/CRHR evaluates a resource based on the following four criteria: Criterion A/1 (event) As stated by the National Park Service (NPS), this criterion “recognizes properties associated with single events, such as the founding of a town, or with a pattern of events, repeated activities, or historic trends, such as the gradual rise of a port city's prominence in trade and commerce.”30 When considering a property for significance under this criterion, the associated event or trends “must clearly be important within the associated context: settlement, in the case of the town, or development of a maritime economy, in the case of the port city…Moreover, the property must have an important association with the event or historic trends”31 The arrival of the railroad in 1877 allowed for the Campbell area to become prosperous due to early experiments in fruit packing and canning, and the town’s early industrial activities revolved around the fruit industry. Residential development in the 1910s and 1920s expanded beyond the downtown core, and into lands that had previously been utilized for fruit and crop production. At the time that the Sunnyside Tract was laid out in 1904, the surrounding area was still dedicated to agricultural use. The residence at 44 Sunnyside Avenue was constructed in approximately 1907, as part of the Sunnyside Tract. The home was one of many constructed during a period of rapid suburban development in Campbell, in other similar developments such as Hyde Residential Park and the Curtis subdivision in the immediate vicinity. While this home does fit into the city’s early 20th century suburban residential development period in Campbell, the subject property itself does not have an important or distinctive association with the development pattern, as this was one of many rural-turned-urban tracts of land, parceled down to accommodate single-family homes in the area. The Sunnyside Tract has not been identified as a significant tract with respect to the development of Campbell in the early decades of the 20th century. As such, the property does not qualify for listing on the NRHP or the CRHR under Criterion A/1. 30 National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, accessed online at https://www.nps.gov/subjects/nationalregister/upload/NRB-15_web508.pdf. 31 Ibid. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 37 Criterion B/2 (person) This criterion applies to properties associated with individuals whose specific contributions to history can be identified and documented. The NPS defines significant persons as “individuals whose activities are demonstrably important within a local, state, or national historic context. The criterion is generally restricted to those properties that illustrate (rather than commemorate) a person's important achievements. The persons associated with the property must be individually significant within a historic context.” The NPS also specifies that these properties “are usually those associated with a person's productive life, reflecting the time period when he or she achieved significance.”32 The earliest identified homeowner was Leslie J. Stratton, who owned the property from around 1904 through 1907 and was an orchardist. Mary J. Phelps owned the property next from 1907 until 1911. These early owners, and later subsequent owners did not appear to be recognized for their contributions within a local, state, or national historic context, nor were they found to have achieved a sufficient level of significance locally or nationally to qualify the home for listing on the NRHP or CRHR under Criterion B/2. Criterion C/3 (design/construction) Under this criterion, properties may be eligible if they “embody the distinctive characteristics of a type, period, or method of construction, …represent the work of a master, …possess high artistic values, or…represent a significant and distinguishable entity whose components may lack individual distinction.”33 According to the NPS, “‘Type, period, or method of construction’ refers to the way certain properties are related to one another by cultural tradition or function, by dates of construction or style, or by choice or availability of materials and technology. A structure is eligible as a specimen of its type or period of construction if it is an important example (within its context) of building practices of a particular time in history.”34 To evaluate whether 44 Sunnyside Avenue embodies a “type, period, or method of construction,” Virginia Savage McAlester’s, A Field Guide to American Houses: The Definitive Guide to Identifying and Understanding America’s Domestic Architecture was referenced, as it discusses a variety of house types with respect to stylistic characteristics and periods of development.35 The Historical Overview and Context Statements for the City of Campbell, created in 1996, noted that simplified versions of the Arts and Crafts influenced styles, including Craftsman and Prairie style homes, created an off-shoot of simplified versions of these styles, referred to as bungalows.36 The bungalow style was popularized in the United States during the first three decades of the twentieth century and was the dominant style for smaller houses built across the country. The style originated in southern California and was quickly spread throughout the country by 32 National Park Service, National Register Bulletin 15. 33 Ibid. 34 Ibid. 35 Virginia Savage McAlester, A Field Guide to American Houses: The Definitive Guide to Identifying and Understanding America’s Domestic Architecture (New York: Alfred A. Knopf, 2013), 567. 36 Laffey. Historical Overview and Context Statements for the City of Campbell, 15. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 38 pattern books and magazines, which offered plans and sometimes complete pre-cut packages of lumber and detailing to be assembled by local workers. The identifying features of this style include wide eave overhangs, porches of full- or partial-width with a roof supported by square columns, and heights of one or one and one-half stories.37 The bungalow at 44 Sunnyside Avenue fits into a hipped roof subtype of the Craftsman style, which “is similar to some simple Prairie houses, which normally lack the exposed rafters and other typical Craftsman details.”38 “During the early 20th century, the term ‘bungalow’ could refer to small one-story examples of other styles—for example, a Spanish or a Tudor bungalow.”39 The residence at 44 Sunnyside Avenue combines some bungalow characteristics with Neoclassical Revival details. Neoclassical was a dominant style in this country from 1895-1955, with its first wave of popularity from 1900-1920 emphasizing hipped roofs.40 The full-facade porch—a principal subtype of the Neoclassical style: …occupies the full width and height of the facade. Here, however, the porch is not covered by a traditional pedimented gable but instead either by the principal (side-gable or hipped) roof or by a flat or shed extension from such a roof… examples normally have slender columns without elaborate capitals or fluted surfaces.41 In terms of the cornice line, “Neoclassical houses usually have a boxed eave with a moderate overhang… a wide frieze band is occasionally found beneath the cornice. These are loosely based on Federal or Greek Revival precedents.”42 The materials and methods of construction used in the building are typical of the periods it was built in, but are not exceptional in quality or execution. In addition, this circa 1907 building does not appear to embody the work of a master architect. Though the house is of notable age, it is not an exemplary type of the bungalow style in Campbell. Based on a review of the above information, the property at 44 Sunnyside Avenue does not appear to be eligible for listing on the NRHP or on CRHR under Criterion C/3. Criterion D/4 (information potential) Archival research and physical investigation of the site focused on the above ground resource only. Therefore, no informed determination could be made regarding the property’s eligibility for the CRHR under Criterion D/4. HISTORIC INTEGRITY EVALUATION Evaluation of potential historic resources is a two-part process. A property must meet one or more of the criteria for significance, and possesses historic integrity. Since the property (residence, land, and outbuildings) was not found to exhibit the level of significance necessary for listing on the CRHR, evaluation of the building’s integrity is unnecessary. 37 McAlester, A Field Guide to American Houses, 566-567. 38 Ibid., 568. 39 Ibid., 578. 40 Ibid., 435-438. 41 Ibid., 435-436. 42 Ibid., 436. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 39 CITY OF CAMPBELL CRITERIA EVALUATION As discussed above, the property at 44 Sunnyside Avenue does not have a significant association with Campbell’s Architecture and Shelter historical context (Criteria A/i). Further, the building is not important for association with any significant persons living at the property with or events that occurred within Campbell (Criteria A/ii). While the building does exhibit characteristics of a particular method, period, and type of construction, it is not considered to be an ‘exceptional’ example of these as this criterion would require (Criteria A/iii). The building’s original construction materials were widely available and not unique to this structure at the time of erection (Criteria B/i). The construction methods and overall effect of the building’s design are not unique or unusual to the area, as many other higher-quality examples of this type of design exist throughout the surrounding area (Criteria B/ii). The immediate neighborhood, the former Sunnyside Tract, has been altered from its early 1900s character. This surrounding area includes commercial structures, multi-family housing, properties with significant rear additions, new two-story contemporary suburban homes (Figure 26), and a few tract homes and bungalows of era as 44 Sunnyside Avenue—including a very similar style bungalow at 120 Sunnyside Avenue (Figure 27). As such, the property does not materially benefit the historic character of the neighborhood, since the immediate surrounding neighborhood, as a whole, does not retain its 1900s historic character (Criteria C/i). The property’s geographic location on a residential block does not necessarily represent an established or familiar visual feature of the neighborhood, community, or city, as there are many other homes throughout Campbell that are situated on this type of block (Criteria C/ii). The house is not immediately visible upon approaching Sunnyside Avenue from Winchester Boulevard. A corner lot, or possibly a lot located across from a terminating street may have this quality. Figure 26. View of new two-story houses across the street from 44 Sunnyside Avenue (Garavaglia Architecture, Inc., April 2022) 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 40 Figure 27. View of 1900s bungalow-style house at 120 Sunnyside Avenue (Google Maps Imagery, 2022) The building does not appear to meet the threshold of significance for local historical importance. For these reasons, the property does not appear to qualify for listing as a Campbell historic resource inventory property or landmark. CONCLUSION In summary, the subject property at 44 Sunnyside Avenue does not display a level of historical significance or integrity that would qualify it for listing as a historic resource on the California Register of Historical Resources or on the National Register of Historic Places under any criteria. This particular example of a bungalow residence with Neoclassical detailing does not appear to be significant at the local level, as it does not possess exceptional levels of ‘historical and cultural history’ nor does it exhibit exceptional levels of ‘architectural, engineering, and historical significance’ within Campbell’s built environment. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 41 REFERENCES Ancestry.com. U.S. Federal Census Records (1910, 1930, 1940). Ancestry.com, accessed November and December 2022. Archives & Architecture. Alice Avenue Historic District Context Statement. Submitted to the Community Development Department. Planning Division, City of Campbell, 2003. City of Campbell. 1997 Survey Records. On file with the City of Campbell Planning Division. City of Campbell. List of Properties Potentially Eligible for Future Designation. https://www.campbellca.gov/DocumentCenter/View/7239/Structures-with-potential- to-be-added-to-HRI?bidId=. City Council, Meeting Minute Action, March 6, 1984, City of Campbell. Dill, Leslie A. G. 44 Sunnyside Avenue: DPR 523A Form. Recorded April 23, 1999. City of Campbell Survey Update, 1997. Finkbeiner, James. 44 Sunnyside Avenue: DPR 523A Form. City of Campbell Historic Survey, 1977-1978. Historic Preservation Board. Meeting Minutes, August 24, 1983. City of Campbell. Laffey, Glory Anne. Historical Overview and Context Statements for the City of Campbell, submitted to the Department of Community Development, Planning Division, City of Campbell, 1996. McAlester, Virginia Savage. A Field Guide to American Houses: The Definitive Guide to Identifying and Understanding America’s Domestic Architecture. New York: Alfred A. Knopf, 2013. National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Accessed online at https://www.nps.gov/subjects/nationalregister/upload/NRB-15_web508.pdf. Planning Commission. Meeting Minute Action, March 13, 1984. City of Campbell. San Jose, California. City Directory. 1906. 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 A APPENDIX A: PARCEL MAP 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 B APPENDIX B: SUNNYSIDE TRACT MAP, 1904 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 C APPENDIX C: CAMPBELL SANBORN MAP, 1920 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 D APPENDIX D: CAMPBELL SANBORN MAP, 1928 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 E APPENDIX E: DPR 523A FORM, 1977 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 F 44 SUNNYSIDE AVENUE, CAMPBELL Historic Resource Evaluation – FINAL March 3, 2023 G APPENDIX F: DPR 523A FORM, 1999 M. SANDOVAL ARCHITECTS, INC. 22 Sunnyside Avenue – HRE Review Memorandum Date: 4/5/23 Page: 1 145 Corte Madera Town Center #404 Corte Madera, CA 94925 Peninsula & South Bay Phone: 650.941.8048 San Francisco & North Bay Phone: 415.924.7059 Napa & Sonoma Phone: 707.637.4363 msa@msandovalarchitects.com www.msandovalarchitects.com Architecture.Historic Preservation.Design MEMORANDUM DATE: April 5, 2023 TO: Daniel Fama, Senior Planner City of Campbell Community Development Department, PROJECT NO: MSA-23-031501 FROM: Mark Sandoval, AIA REGARDING: 44 Sunnyside Avenue - HRE Review Memorandum PROJECT DOCUMENTS •Historic Resource Evaluation (Final): Prepared by GARAVAGLIAARCHITECTURE, INC, 582 Market St #1800, San Francisco, CA 94104, dated March 3, 2023 and consisting of 50 printed pages. SUMMARY OF THE PROPERTY The subject property at 44 Sunnyside Avenue (APN: 412-04-018) in Campbell, CA, is located along the south side of Sunnyside Avenue, between Winchester Boulevard and Industrial Street and sits of a 0.2-acre rectangular lot. The property consists of a one-story single-family 884-square-foot bungalow home with Neoclassical Revival characteristics, with a separate detached garage structure place at the rear southwest corner of the lot. The property is in a P-D zoning district for planned development. The building has been previously recorded on DPR forms as part of a historical survey for the City of Campbell and is not part of an existing or identified potential historic district. CALIFORNIA ENVIRONMENT RESOURCE ACT The City of Campbell has had a long tradition of recognizing the importance of protecting the city’s important historical resources, so that they may be passed down to futures generations. The 144 structures listed currently on the city’s Historic Resource Inventory (HRI), clearly demonstrate these efforts. However, like most cities with such inventories of older structures, over time they can change, and these listings should not necessarily be considered static. Moreover, the buildings that do appear on Campbells own HRI is more like a snapshot in time, and they only represent those historical resources currently identified, to best celebrate Campbell’s unique identity, heritage, and sense of place. Although the City of Campbell promotes the preservation of its historic resources, these protective measures actually extend beyond the local municipality’s Attachment C M. SANDOVAL ARCHITECTS, INC. 22 Sunnyside Avenue – HRE Review Memorandum Date: 4/5/23 Page: 2 145 Corte Madera Town Center #404 Corte Madera, CA 94925 Peninsula & South Bay Phone: 650.941.8048 San Francisco & North Bay Phone: 415.924.7059 Napa & Sonoma Phone: 707.637.4363 msa@msandovalarchitects.com www.msandovalarchitects.com Architecture.Historic Preservation.Design jurisdiction all the way to the State of California, in part by the adoption of the California Environment Resource Act (CEQA). CEQA)is encoded in Sections 21000 et seq of the Public Resources Code (PRC), with guidelines for implementation codified in the California Code of Regulations (CCR), Title 14, Chapter 3, Sections 15000 et seq, which requires state and local public agencies to identify the environmental impacts of proposed discretionary activities or projects, determine if the impacts will be significant, and identify alternatives and mitigation measures that will substantially reduce or eliminate significant impacts to the environment. Under this code, the regulation also states that a historical resource is also recognized as part of the environment (PRC Sections 21002(b), 21083.2, and 21084.1), and the California Register is considered the authoritative guide to the state’s historical resources and, in turn, all properties that may be considered significant historically, are subject to review. Under 21084.1. Historical Resources Guidelines it states the following: ʺ A project that may cause a substantial adverse change in the significance of an historical resource is a project that may have a significant effect on the environment. For purposes of this section, an historical resource is a resource listed in, or determined to be eligible for listing in, the California Register of Historical Resources. Historical resources included in a local register of historical resources, as defined in subdivision (k) of Section 5020.1, or deemed significant pursuant to criteria set forth in subdivision (g) of Section 5024.1, are presumed to be historically or culturally significant for purposes of this section, unless the preponderance of the evidence demonstrates that the resource is not historically or culturally significant. The fact that a resource is not listed in, or determined to be eligible for listing in, the California Register of Historical Resources, not included in a local register of historical resources, or not deemed significant pursuant to criteria set forth in subdivision (g) of Section 5024.1 shall not preclude a lead agency from determining whether the resource may be an historical resource for purposes of this section. ʺ It follows that, if a building, structure, or object meets the minimum threshold of being 50 years or older, it therefore must be evaluated to determine if it could have the potential eligibility to be listed as a historic resource in the California Register of Historic Resources (CRHR). HISTORIC RESOURCE EVALUATION In the Historic Resource Evaluation (HRE) for 44 Sunnyside Avenue, prepared by Garavaglia Architecture, Inc., dated March 3, 2023, the author thoroughly examines the evaluation framework and criteria used in determining what a historic resource must possess to be listed locally and on the National Register of Historic Places and the California Register of Historical Resources (CRHR). It also pointed out that, to meet this level of eligibility, a property must retain sufficient M. SANDOVAL ARCHITECTS, INC. 22 Sunnyside Avenue – HRE Review Memorandum Date: 4/5/23 Page: 3 145 Corte Madera Town Center #404 Corte Madera, CA 94925 Peninsula & South Bay Phone: 650.941.8048 San Francisco & North Bay Phone: 415.924.7059 Napa & Sonoma Phone: 707.637.4363 msa@msandovalarchitects.com www.msandovalarchitects.com Architecture.Historic Preservation.Design integrity to adequately convey its historical importance as well as its significance. In addition, its setting can also play an important factor in this final determination. If a property individually processes the level of integrity needed to convey its historical importance and significance, even though the immediate neighborhood has radically changed over time, the property may still be found eligible as a historic resource. But, if the findings of HRE show that this older home individually does not merit even local designation, and both the homes built around the same time and the neighborhood around this property have significantly changed, then it has lost it historic value to the community. Unfortunately, 44 Sunnyside Avenue is a good example of the latter case. Although having the charm of an older small bungalow home, with the exception of the six remaining homes that are listed on Campbell’s HRI, most of the other homes built around the same time, have been substantially altered, or have been replaced with new structures. The immediate neighborhood has also substantially changed around this property and now only represent a dim reminder of what had been Sunnyside Tract’s past neighborhood context. It is also difficult to avoid an important fact brought to surface in this document that on August 24, 1983, the Campbell Historic Preservation Board (HPB) had unanimously approved a motion stating that the structure located at 44 Sunnyside Avenue “does not warrant further study and that the applicant be allowed to either demolish or remove this structure from its present site,” which clearly demonstrates a consensus by the Board that this property was not of historical sufficient importance to be spared demolition at the time. RECOMMENDATIONS It is my belief based on the preponderance of evidence and sound arguments presented in the Historic Resource Evaluation prepared by Garvaglia Architecture, Inc. for 44 Sunnyside Avenue that this property does not meet the threshold of significance or does it retain the integrity necessary to qualify as a historic resource on either the California Register of Historical Resources or on the National Register of Historic Places. As a consequence, it is my recommendation that the city allow the issuance of a Demolition Permit subject to the following three conditions. 1. If directed by the City of Campbell’s Community Development Department and the Historic Preservation Board to do so, the property owner shall provide the Campbell Historical Museum with both drawings and photographic documentation of the structure prior to its demolition for archival purposes. All photographs shall be subject to the review and written approval by the Museum’s Director, and shall be in compliance with standards for archival documentation and include the following: M. SANDOVAL ARCHITECTS, INC. 22 Sunnyside Avenue – HRE Review Memorandum Date: 4/5/23 Page: 4 145 Corte Madera Town Center #404 Corte Madera, CA 94925 Peninsula & South Bay Phone: 650.941.8048 San Francisco & North Bay Phone: 415.924.7059 Napa & Sonoma Phone: 707.637.4363 msa@msandovalarchitects.com www.msandovalarchitects.com Architecture.Historic Preservation.Design DRAWINGS a. A site plan of the property as it exists, with the subject building clearly indicated, drawn to scale and with dimensions given. b. Floor and roof plans drawn to scale. c. Building elevations scaled drawings of the exterior including notations as to the building’s construction materials. PHOTOGRAPHS a. Color along with black and white photographic prints (if applicable) including negatives taken with a large format camera (120 or greater) of all exterior elevations, interior rooms, and architectural details. b. All prints shall have identification labels on the back, with the subject and date of the photo clearly expressed. c. All photos shall be keyed to a location map indicating the direction and location of each photo. d. Alternate Media: high resolution digital images (11 megapixels or greater), submitted on a CD-R with project information (description, location, address etc.) encrypted on the CD-R. 7. Prints must be printed on archival quality paper designed for photograph prints. 2. If any artifacts or related features are found during the demolition operation, the owner agrees to immediately notify the Museum Director to determine their suitability for salvage (for possible exhibit purposes), or to determine if any further action is required by the owner before resuming the building demolition phase of the construction work. 3. It is also recommended that the final issuance of the demolition permit not be allowed until all of the above items have been agreed to and completed. It is also imperative that proof be presented the title of the property has been properly transferred to the new owner, and the owner has secured the final approval from the city, for any new project proposed for this property. This last condition, would hopefully preclude the needless demotion of this early 20th century constructed home if the development project considered for 44 Sunnyside Avenue was somehow not approved by the city. 1018 LINCOLN AVENUESAN JOSE, CA 95125PHONE: (650) 248-9646Attachment D 44 & 56 Sunnyside AvenueCampbell, CAAugust 09, 2023VIEW 1VIEW 2VIEW 3VIEW 4VIEW 5VIEW 6KEY MAPSUNNYSIDE AVE 44 & 56 Sunnyside AvenueCampbell, CAAugust 09, 2023 44 & 56 Sunnyside AvenueCampbell, CASeptember 15, 2023 44 & 56 Sunnyside AvenueCampbell, CAAugust 09, 2023FIRST FLOORSECOND FLOORTHIRD FLOORTOTAL LIVINGADU2-CAR GARAGEPORCHALT. ENTRY PORCH192 SQ. FT.1133 SQ. FT.1134 SQ. FT.2459 SQ. FT.544 SQ. FT.427 SQ. FT.73 SQ. FT.183 SQ. FT.FIRST FLOOR PLANALT. ENTRY PLANOPTIONALFIRST FLOOR PLAN 44 & 56 Sunnyside AvenueCampbell, CAAugust 09, 2023SECOND FLOOR PLANTHIRD FLOOR PLAN 5:125:125:125:125:125:125:125:125:125:125:125:125:125:125:125:125:125:1244 & 56 Sunnyside AvenueCampbell, CAAugust 09, 2023LOT 1 ROOF PLANLOT 2 ROOF PLANELEVATION 'A'ELEVATION 'B' 5:125:125:125:125:125:125:125:125:125:125:125:125:125:125:1244 & 56 Sunnyside AvenueCampbell, CAAugust 09, 2023LOT 3 & 6 ROOF PLANLOT 4 & 5 ROOF PLANELEVATION 'B'ELEVATION 'A' 44 & 56 Sunnyside AvenueCampbell, CAAugust 09, 2023SITE KEYAB 44 SUNNYSIDE, LLC 44 SUNNYSIDE, LLC 44 SUNNYSIDE, LLC 44 SUNNYSIDE, LLC 44 SUNNYSIDE, LLC 44 SUNNYSIDE, LLC 44 SUNNYSIDE AVENUE3 STORY SINGLE FAMILY HOMES44 SUNNYSIDE AVENUECAMPBELL, CALIFORNIA L A N D S C A P E A R C H I T E C T U R EIDLA, INC.California Landscape Architect #4122ID #LA-16771 * HI #LA-16112AZ #76633P.O.BOX 170129Boise, Idaho 83717thp@idlainc.net(208) 906-1300SHEET ISSUANCE0SCALE: feet1020301" = 10'EXISTING TREE TO BEREMOVED, TYP.TREESBOTANICAL NAMECOMMON NAMESIZEQTYAcer palmatum 'Sango-kaku'Coral Bark Japanese Maple15 gal.5Lophostemon confertus 'Variegata' Variegated Brisbane Box24" BOX4OR CITY APPROVED STREET TREESHRUBSBOTANICAL NAMECOMMON NAMESIZEQTYMahonia repensCreeping Mahonia1 gal.48Nandina domestica 'Gulf Stream' Gulf Stream Heavenly Bamboo 5 gal.49Prunus caroliniana `Compacta`Compact Carolina Cherry Laurel 15 gal.30PERENNIALSBOTANICAL NAMECOMMON NAMESIZEQTYDietes vegetaAfrican Iris1 gal.26Teucrium x lucidrys prostratum Germander1 gal.30Tulbaghia violaceaSociety Garlic1 gal.36STORM WATER MANAGEMENT PLANTINGSBOTANICAL NAMECOMMON NAMESIZEQTYCarex barbaraeSanta Barbara Sedge1 gal.94Juncus patens `Carman`s Grey`Spreading Rush1 gal.42GROUND COVERSBOTANICAL NAMECOMMON NAMESIZESPACINGQTYMIXED SUCCULENTS SUCCULENTS 4" 12" o.c. 195 sfMATERIALSBOTANICAL NAMECOMMON NAMESIZESPACINGQTY2" DEPTH 1-1/2" DRAIN ROCK DG --- 1,660 sfPLACE OVER LANDSCAPE FABRIC2023-07-06 10:05PLANT SCHEDULE1.general notes:2. Street trees shown in the public right-of-way are for information only. The Planning Permit doesnot authorize the installation or removal of trees in the public right of way. Actual street treelocation will be determined by Public Works at the implementation stage on the PublicImprovement plan. The installation or removal of the street trees requires a permit from theDepartment of Transportation. The City Arborist will specify the species3. storm water treatment planters are to Include 3 inches of composted, non-floatable mulch inareas between storm water treatment plantings and side slopes4. The project proposes to plant (9) new 24-inch box trees and (2) 15-gallon size trees for a totalof 11) trees, to meet the mitigation requirement.PLAN NOTES:A. storm water treatment planter location. refer to the civil eng dwgs. seenote 'b' this sheetB. EXISTING TREE TO BE REMOVED, TYP.C. NEW STREET TREE. REFER TO NOTE 'A' THIS SHEETD. 8' X 12' PERVIOUS PAVER PATIOSHRUB PLANTINGTREE PLANTINGTREE ROOT BARRIERamended backfill50% site soil, 50% compostdig only the depth of rootball3 times width of root ballrootball - set rootball 1" above-cut to within 3" of tree tiestree stakes - 2 per treefertilizer tablets per Mfgr. directionsNote: Tree stakes and tiesshall be as per theLandscape SpecificationsTree ties – cinch ties or equal. Min. 2points of attachmentTree to be planted 1" above gradesoil ringMulch tobe appliedin treewell perLandscapespecificationNORTHAAAAAABBBBBBDDDDDDCCCCL1PLANTING PLANEXISTING REDWOODTREES TO REMAIN08.11.23 POC 1POC 2POC 3POC 4POC 5POC 6idididididididididididididididididididididididididid34"34"34"34"34"34"34"34"34"34"34"34"34"34"34"34"34"34"34"34"1"1"1"1"1"1"ABCDEFA131"A21.1634"A31.7334"A42.9934"B111"B23.6734"B31.234"C111"C23.8434"C31.2334"D131"D21.6934"D33.0134"D41.1734"E111"E23.4934"E31.2234"F111"F23.8634"F31.2134"44 SUNNYSIDE AVENUE3 STORY SINGLE FAMILY HOMES44 SUNNYSIDE AVENUECAMPBELL, CALIFORNIA L A N D S C A P E A R C H I T E C T U R EIDLA, INC.California Landscape Architect #4122ID #LA-16771 * HI #LA-16112AZ #76633P.O.BOX 170129Boise, Idaho 83717thp@idlainc.net(208) 906-1300SHEET ISSUANCE0SCALE: feet1020301" = 10'NORTHL2IRRIGATION PLANSYMBOLMANUFACTURER/MODEL/DESCRIPTIONPSIHunter RZWS-18-CV18in. long RZWS with installed .25 gpm or.50 gpm bubbler options, Check Valve,1/2in. swing joint for connection to 1/2in.pipe30SYMBOLMANUFACTURER/MODEL/DESCRIPTIONHunter ACZ-075-25Drip control kit featuring a 3/4in.PGV-ASV valve, with 3/4in. HY075 filtersystem, and 25psi pressure regulated.Flow range: 0.5 GPM to 15 GPM. With 150mesh stainless steel screen.Pipe Transition Point above gradePipe transition point from PVC lateralto drip tubing with riser to abovegrade installation.Hunter ECO-ID-12ECO-ID: 1/2in. FPT connection with 15 psi -100 psi operating pressure. Specifywith Hunter SJ swing joint.Area to Receive DriplineHunter ECO-WRAP-170.6GPH fleece wrapped inline emittertubing, without the blanket Eco-Mat.Evenly disperses water from under thesurface. Emitters at 12" O.C. Driplinelaterals spaced at 12" apart, withemitters offset for triangular pattern.Specify PLD-LOC fitting.Area to Receive DriplineHunter HDL-06-12-CVHDL-06-12-CV: Hunter Dripline w/ 0.6 GPHemitters at 12" O.C. Check valve, darkbrown tubing with gray striping.Dripline laterals spaced at 12" apart,with emitters offset for triangularpattern. Install with Hunter PLD barbedor PLD-LOC fittings.SYMBOLMANUFACTURER/MODEL/DESCRIPTIONHunter PGV-ASV tree valve3/4in. and 1in. Plastic Electric RemoteControl Valve, with removableAnti-Siphon Cap, and Flow Control, forResidential Use. Inlet/Outlet: Female NPTThreads.Hunter HC-66 station controller with Wi-FiconnectionHunter HC-66 station controller with Wi-FiconnectionHunter HC-66 station controller with Wi-FiconnectionHunter HC-66 station controller with Wi-FiconnectionHunter HC-66 station controller with Wi-FiconnectionHunter HC-66 station controller with Wi-Ficonnection3/4" TEE OFF DOMESTIC SUPPLY3/4" TEE OFF DOMESTIC SUPPLY3/4" TEE OFF DOMESTIC SUPPLY3/4" TEE OFF DOMESTIC SUPPLY3/4" TEE OFF DOMESTIC SUPPLY3/4" TEE OFF DOMESTIC SUPPLYIrrigation Lateral Line: PVC Schedule 40Irrigation Mainline: PVC Schedule 402023-07-06 09:280.250.50idABCDEFPOC 1POC 2POC 3POC 4POC 5POC 6Valve NumberValve FlowValve SizeValve Callout###"IRRIGATION SCHEDULENUMBERMODELSIZETYPE GPM PSI PSI @ POC PRECIPA1Hunter PGV-ASV tree valve1"Bubbler3 32.4 32.62.42 in/hA2Hunter ACZ-075-253/4"Area for Dripline1.16 27.3 27.50.96 in/hA3 Hunter ACZ-075-253/4"Area for Dripline1.73 28.0 28.20.96 in/hA4 Hunter ACZ-075-253/4"Area for Dripline2.99 29.1 29.40.97 in/hB1Hunter PGV-ASV tree valve1"Bubbler1 31.1 31.32.59 in/hB2 Hunter ACZ-075-253/4"Area for Dripline3.67 30.0 30.20.97 in/hB3 Hunter ACZ-075-253/4"Area for Dripline1.2 27.4 27.60.96 in/hC1Hunter PGV-ASV tree valve1"Bubbler1 31.1 31.32.49 in/hC2 Hunter ACZ-075-253/4"Area for Dripline3.84 30.2 30.40.96 in/hC3 Hunter ACZ-075-253/4"Area for Dripline1.23 27.4 27.60.96 in/hD1Hunter PGV-ASV tree valve1"Bubbler3 32.4 32.62.48 in/hD2 Hunter ACZ-075-253/4"Area for Dripline1.69 28.0 28.20.96 in/hD3 Hunter ACZ-075-253/4"Area for Dripline3.01 29.2 29.50.96 in/hD4 Hunter ACZ-075-253/4"Area for Dripline1.17 27.3 27.50.97 in/hE1Hunter PGV-ASV tree valve1"Bubbler1 31.1 31.32.59 in/hE2 Hunter ACZ-075-253/4"Area for Dripline3.49 29.9 30.10.96 in/hE3 Hunter ACZ-075-253/4"Area for Dripline1.22 27.4 27.60.96 in/hF1Hunter PGV-ASV tree valve1"Bubbler1 31.1 31.32.51 in/hF2 Hunter ACZ-075-253/4"Area for Dripline3.8630.230.40.96 in/hF3Hunter ACZ-075-253/4"Area for Dripline1.2127.4 27.60.96 in/h2023-07-06 09:31VALVE SCHEDULEMWELO WATER USE CALCULATIONS08.11.23 44 SUNNYSIDE AVENUE3 STORY SINGLE FAMILY HOMES44 SUNNYSIDE AVENUECAMPBELL, CALIFORNIA L A N D S C A P E A R C H I T E C T U R EIDLA, INC.California Landscape Architect #4122ID #LA-16771 * HI #LA-16112AZ #76633P.O.BOX 170129Boise, Idaho 83717thp@idlainc.net(208) 906-1300SHEET ISSUANCEL3REDUCED PRESSURE TYPE BPDHDL CONNECTION DETAILGATE VALVEMFMFMFHDL ISLAND LAYOUTHDL IRREGULAR AREASHDL TRIANGULAR AREASMFMFHDL CENTER FEED LAYOUTDRIP TUBING LINE FLUSHING VALVEOIOIOIREMOTE CONTROL VALVE101113573126311345772126918134978101112132HC-075 FLOW METER (3/4")HUNTER HC FLOW METER HC-150 WITH UNIONCONNECTIONSSCH 80 PVC FEMALE ADAPTER (S X T)RECTANGULAR VALVE BOX PER SPECIFICATIONSSCH 80 PVC 45 DEGREE ELBOW (S X S) TO LOWERMAIN LINE TO PROPER DEPTH (SIZE FOR LARGERMAIN LINE AS NEEDED)SCH 80 PVC 45 DEGREE ELBOW (S X S) TO LOWERMAIN LINE TO PROPER DEPTH2" DIA. (50 mm) MAIN LINE AT INLET & OUTLETDETAIL LEGEND:TOP VIEWSIDE VIEWFLOWFLOW METER SPECIFICATIONSNOTE: INLET PIPE ENTERING METER:LENGTH MUST BE A MIN. OF 10 XPIPE DIA.OUTLET PIPE LEAVING METER:LENGTH MUST BE MIN. OF 5 X PIPEDIA.INLET AND OUTLET PIPE MUST BESTRAIGHT PIPE WITH NO FITTINGS ORTURNS UNTIL AFTER THESE SPECIFIEDLENGTHS. PIPE AND FITTINGS MAYBE SCH 80 PVC SOLVENT WELD,THREADED SCH 80 PVC OR BRASS,AS REQUIRED FOR PROJECT.10 x PIPE DIA.5 x PIPE DIA.MAIN LINE TO SYSTEM (SEE LEGEND AND PLANS FORTYPE AND SIZE)TWO WIRES TO FLOW SENSOR TERMINALS ATCONTROLLER. MIN. 18 AWG-UF (2.08 mm2) SHIELDEDWIRE WITH DIFFERENT COLOR FROMCONTROL/COMMON WIRE.WEATHERPROOF WIRE CONNECTORFINISH GRADESPECIFIED SOIL COVER (SEE LEGEND)COMMON BRICKGRAVEL BASE, 6" (15 cm) DEEPIRRIGATION CONTROLLERSOLAR SYNC WEATHER SENSOR123456QUICK COUPLER VALVENOT TO SCAL E HUNTER REMOTE CONTROLVALVE (PCZ) WITH FILTERREGULATORIRRIGATION VALVE BOX: HEATSTAMP LID WITH 'RCV' IN 2"LETTERSWATERPROOF CONNECTORS (2)18"-24" COILED WIRE TOCONTROLLERFINISH GRADE AT ADJACENTSURFACE (TURF OR MULCH)SCH. 80 CLOSE NIPPLE, MATCHSIZE TO VALVEPVC SLIP X FPT UNIONISOLATION VALVE, SIZE AND TYPEPER PLANBRICK SUPPORTS (4)FILTER FABRIC - WRAP TWICEAROUND BRICK SUPPORTS3/4" WASHED GRAVEL - 4" MIN.DEPTHIRRIGATION LATERALMAINLINE LATERAL AND FITTINGSLEGENDMIN. 1" CLR.DRIP CONTROL ZONE KIT (PCZ-101-LF)145123NOTE:CONTROLLER SHALLBE HARD-WIRED TOGROUNDED110 VAC POWERSOURCE4LEGEND:IRRIGATIONCONTROLLER(ACC2-PED) PERPLANIRRIGATIONCONTROL WIRE INCONDUITSIZE AND TYPE PERLOCAL CODESELECTRICAL SUPPLYCONDUITCONNECT TO POWERSOURCE, J-BOXINSIDE CONTROLLER5PEDESTAL BASEPER PLAN INSUREPOSITIVE DRAINAGEAWAY FROMPEDESTAL32GROUND WIRECONDUITGROUND PER ASICGUIDELINES16" (40.7 CM) OPEN DOOR WIDTHROOT WATERING ZONE DETAIL1LEGEND:18" ROOT ZONE WATERING SYSTEM PER PLAN23MULCH7NATIVE SOILFINISHED GRADE4LATERAL PIPE - SIZE PER PLAN65ROOT BALLNOTESINSTALL RZWS SLEEVE OVER TUBE TO HELPPREVENT SOIL INTRUSION1234567AMENDED SOIL MEDIA (PER SOILS REPORT)LANDSCAPE DETAILS 44 SUNNYSIDE AVENUE3 STORY SINGLE FAMILY HOMES44 SUNNYSIDE AVENUECAMPBELL, CALIFORNIA L A N D S C A P E A R C H I T E C T U R EIDLA, INC.California Landscape Architect #4122ID #LA-16771 * HI #LA-16112AZ #76633P.O.BOX 170129Boise, Idaho 83717thp@idlainc.net(208) 906-1300SHEET ISSUANCEL4SECTION 02810IRRIGATION SYSTEMPART 1 - GENERALFor the purpose of these specifications, the Owner's Representative shall be defined as theLandscape Architect, The Project Superintendant, and or the Architect.1.01 SECTION INCLUDESA. The work included under this Section consists of furnishing all fees and permits, all labor,tools, materials, equipment, transportation, and services required to complete theinstallation of the Underground Sprinkler Irrigation system, including revisions to existingsystems, as shown on the Drawings and as specified in this section.B. Related Sections:1. Section 2900 - Planting: Provision of requirements for fine grading of planting areas.1.02 REFERENCESA. National Electric Code (NEC).B. Uniform Plumbing Code (UPC).C. Underwriters Laboratories Inc. (UL):1. BMD - Building Materials Directory.1.03 QUALITY ASSURANCEA. All work and materials shall be in full accordance with the latest rules and regulations ofthe National Electric Code, the Uniform Plumbing Code, and other applicable State or locallaws or regulations. Nothing in these Drawings or Specifications is to be construed topermit work not conforming to these Codes.B. When the Specifications call for materials or construction of a better quality or larger sizethan required by the above mentioned rules and regulations, the provision of theSpecifications shall take precedence over the requirements of the said rules and regulations.C. The Contractor shall furnish, without any extra charge, any additional material and laborwhen required by the compliance mentioned on these particular Specifications or shown on theDrawings.D. The Contractor shall erect and maintain barricades, guards, warning signs, and lights asnecessary or required by OSHA regulations and as required by these contract documents for theprotection of the public or workmen.E. Any existing buildings, equipment, piping, sewers, sidewalks, landscaping or other Siteimprovements damaged by the Contractor during the course of his work shall be replaced orrepaired by the Contractor in a manner satisfactory to the Owner's representative and at theContractor's own expense, and before the final payment is made. The Contractor shall beresponsible for damage caused by leaks in the piping systems being installed or having beeninstalled by him. He shall repair, at his own expense, all damage so caused, in a mannersatisfactory to the Owner's representative.F.Installing company and its job site superintendent shall have at least 3 years immediate and continuous experience installing systems of similar design and type of equipment.G. The Contractor shall obtain and pay all fees, licenses, and permits required for the Project.H. Before making bid, examine the Site carefully, verifying dimensions and other Site conditionsin relation to the Plans. The Contractor is responsible for informing himself of allconditions under which work is to be done before submitting his bid.I. In case of an apparent discrepancy among Drawings, Specifications, and actual Siteconditions, bring the discrepancy to the attention of the Owner's Representative orArchitect, in writing.J. Attend pre-construction conferences, if requested to do so.1.04 PERFORMANCE REQUIREMENTSA. Sprinkler System:1. Construct sprinkler system to sizes, grades, and locations indicated on the Drawings.2. Sprinkler lines indicated on the Drawings are essentially diagrammatic.3. Establish exact locations of sprinkler heads, shrub heads, and similar type items, at timeof construction.4. Do not exceed typical spacings of sprinkler heads indicated on the Drawings.1.05 SUBMITTALSA. Submit and cut sheets provide for all irrigation system components.B. Record Drawings1. The Contractor shall maintain, in good order, in the field office, one complete Set ofSprinkler Drawings showing all water lines, sprinklers, valves, controllers, stub-outs,and sleeves. In the event any work is not installed as indicated on the Drawings, suchwork shall be immediately corrected and dimensioned accurately from the building walls onthese Record Drawings.2. All underground stub-outs and sleeves for future connections shall be located anddimensioned accurately from the building walls on these Record Drawings.3. Upon completion of the work, and prior to final acceptance, the Contractor shall obtain aduplicate vellum from the Owner's representative and neatly correct the vellum to show the'As Built' conditions. Furnish these corrected vellums to the Owner's Representative.C. Contract Closeout Submittals:1. Submit to Owner's Representative2. Project Record Documents:a. After final acceptance of project, turn over record documents to the Owner'sRepresentative.3. Operation and Maintenance: Provide operation and maintenance manuals covering the systemand its components.4. Provide Owner's Representative with detailed typewritten instructions for Winter andSummer controller programming, including demonstration for Owner's maintenance personnel.Give controller instruction booklet to the Owner's Representative.1.06 DELIVERY, STORAGE AND HANDLINGA. Packing and Shipping:1. Deliver plastic pipe, fittings, and connectors to project site in unbroken bundles orrolls, packaged in such manner as to provide adequate protection for pipe ends, threadedor plain.B. Storage and Protection1. During construction and storage protect materials from damage and prolonged exposure tosunlight, excessive heat, and/or deleterious materials.1.07 JOB CONDITIONSA. Proceed with and complete irrigation work as rapidly as portions of Site become available,working within seasonal limitations.B. Determine location of underground utilities and perform work in a manner which will avoidpossible damage. Hand excavate as required.C. Maintain grade stakes set by others until removal is mutually agreed on by parties concerned.D. Make field measurements necessary to lay out work.1.08 SUBSTITUTION AND VERIFICATIONA. Certain numbers on the Drawings and the Specifications are taken from the catalogues of themanufacturers named. The Contractor shall be responsible for verifying that listed numberscorrespond to appropriate equipment currently available from the manufacturers.B. Numbers on the Drawings refer to the basic equipment required and the Contractor shall beresponsible for determining additional incidental parts necessary for the attachment orassembly of equipment within the system.C. Requests for substitutes must be in writing and approved of by the Owner's Representative.1.09 SEQUENCING AND SCHEDULINGA.Closing in Uninspected Work:1.Do not allow nor cause any work to be covered or enclosed until it has been inspected,tested, and accepted by the Owner's Representative.2.Should any work be enclosed or covered before such inspection and test, uncover such workat no additional cost to the Contract.PART 2 - PRODUCTS2.01 PVC PLASTIC PIPING AND FITTINGSA. Exterior main lines (pressure lines): All main line piping is to be PVC SCH40 (ASTM 01784)plastic pipe. Use Type 1 Schedule 40 High Impact PVC solvent weld fittings.B. Exterior lateral lines (non-pressure) shall be PVC Schedule 40 (ATM D 1785) plastic pipe withType 1 Schedule 40 High Impact PVC solvent weld fittings.C. Connections between mainlines and RCV's shall be of Schedule 80 PVC nipples and fittings asper Detail on Plan.D. Plastic to metal connections shall be made with Schedule 80 male adapter or threaded nipple.E. Plastic saddles and flange type fittings are not to be used.2.02 GALVANIZED STEEL PIPE AND FITTINGSA. Steel pipe shall be standard weight Schedule 40 as specified in Section 15252, mild steelpipe of domestic origin, galvanized, and shall be new and scale free. All nipples shall beof the same material.B. Steel pipe fittings shall be heavy pattern, banded, galvanized malleable iron, threaded pipefittings.C. Nipples are to be of same material as pipe.D. Crosses, bushings, and close nipples are not to be used.E. All galvanized steel pipe and fittings occurring below grade, including to 6 inches abovefinish grade, are to be field wrapped with a PVC tape. The wrapping tape and technique areto be subject to Owner's Representative approval.F. All dissimilar metal piping are to be joined with a dielectric fitting.2.03 SLEEVES AND CHASESA. All irrigation pipe sleeves and/or electrical chases shall be PVC Schedule 40 (ASTM D 1785).Size as required.B. Class 1 and Class 2 electrical conductors are not to be placed in the same conduit.2.04 SPRINKLER SYSTEM EQUIPMENTA. The backflow prevention assembly, automatic sprinkler controller, control valves, and othermiscellaneous equipment shall be as specified on the Plans and/or in the Sprinkler SystemLegend.A. Sprinkler Heads:1. Type and Sizes: Provide types and sizes with diameter (or radius) of throw, pressure,discharge, and any other designations as indicated on the Drawings.2. For Each Particular Type: Provide from same manufacturer and mark with manufacturer'sname and identification in such position that they can be identified without removing thesprinkler from the system.B. Sprinkler Risers:1. Rotor Pop-up Sprinklers: Are to have adjustable assembly (double swing joint) risers asindicated on the Drawings.2. Stationary Pop-up Sprinklers: Are to have swing joint risers or as indicated on theDrawings.2.05 CONTROL WIREA. Control wire shall be type UF, 600 volt, single conductor wire with PVC insulation 4\64inches thick (minimum). Control wire shall be #14 single conductor solid copper wire. Allcontrol or 'hot' wires shall be of one color (RED) and all common or 'ground' wires shall be(WHITE). Common ground wires size shall be #12 single conductor.B. Electrical wire connections shall be made with 3M Brand DBY Direct Bury Splice Kit. Theelectrical connector shall be a 'Scotchlok' DBY. The device shall be installed permanufacture’s instructions and all applicable codes. The device shall be UL Listed as a WireConnector System For Use With Underground Conductors.2.06 AUTOMATIC CONTROLLERA. Provide and install automatic irrigation controller in approximate location shown on theDrawings. The exact location will be determined on the Site by the Owner's Representative.2.07 BACKFLOW PREVENTERSA. Backflow prevention devices are to be installed as per plan details and specifications.Verify point of connection size and location in field. Contact Owner's Representative ifcontrary to plan.2.08 VALVE BOXESB. Valve boxes shall be Carson #1419-13 and Drip Zone valve boxes shall be Carson #1220 JumboValve Box & Lid as manufactured by Carson Industries, Inc. and are to have bolt down lids,with bolts, with "RCV" cast on lid.C. Install only one RCV or gate valve per valve box.D. Install all valve boxes on a 6" pea gravel base.2.09 MISCELLANEOUS EQUIPMENT AND MATERIALSA. PVC pipe connections: Solvent cement and primer for solvent weld joints shall be of make andtype approved by manufacturer of pipe and fittings. Cement shall be maintained at properconsistency throughout use.B. Galvanized pipe connections: Pipe joint compound shall be 'Rectorseal' or equivalent,non-hardening, non-toxic material designed specifically for use on threaded connections inwater-carrying pipe.C. PVC threaded connections: Use Teflon tape or approved equal.D. Provide the Owner, at completion of the maintenance period, three each of all operating andservicing keys, wrenches, and adjustment screwdrivers required for complete maintenance andoperation of all heads and valves. Include all wrenches necessary for complete disassemblyof all heads and valves.PART 3 - EXECUTION3.01 SUPERVISION AND WORKMANSHIPA. The Contractor, personally or through an authorized and competent representative, shallsupervise the work constantly and shall, as far as possible, keep the same foreman andworkmen on the job from commencement to completion. The workmanship of the entire job shallin every way be first class, and only experienced and competent workmen shall be allowed onthe job.3.02 LAYOUT OF THE WORKA. Stake out the irrigation system as shown on the Drawings. Any necessary changes from theoriginal system shall be determined at this time. Verify location of existing undergroundutilities and make any necessary adjustments to avoid damage.3.03 INSTALLATION PREPARATIONA. Schedule and coordinate placement of materials and equipment in a manner to complete the workas quickly as possible in conformance with construction and progress schedules.B. Handling and Storage1. Protect work and materials from damage during construction and storage.2. Plastic pipe shall be handled carefully and protected from prolonged exposure to sunlight.3. Grade areas to be irrigated to final contours before installation of irrigation system.3.04 COORDINATION OF WORKA. Coordinate work with other trades. In particular, schedule placement of irrigation andwiring (Schedule 40) sleeves prior to paving work.3.05EXCAVATING, TRENCHING AND BACKFILLA.Excavation and Backfill for Sprinkler Lines:1. Excavation:a.General: Place when pipe and soil temperatures are approximately the same.2. Backfill:3. Compaction: a. Top 6 inches in landscaped areas may be 85 percent.LANDSCAPESPECIFICATIONS 44 SUNNYSIDE AVENUE3 STORY SINGLE FAMILY HOMES44 SUNNYSIDE AVENUECAMPBELL, CALIFORNIA L A N D S C A P E A R C H I T E C T U R EIDLA, INC.California Landscape Architect #4122ID #LA-16771 * HI #LA-16112AZ #76633P.O.BOX 170129Boise, Idaho 83717thp@idlainc.net(208) 906-1300SHEET ISSUANCEL5LANDSCAPESPECIFICATIONSB.Excavation shall be in all cases ample space for joining. Provide warning signs andbarricades as needed for open trenches. Bottom of trenches shall provide continuous supportfor pipe.C. Make trenches for pipe lines deep enough to provide minimum cover from finish grade asfollows:1. 18 inches minimum cover over main lines to control valves and quick coupler valves, 24inches under paving.2. 18 inches minimum cover over control wires from controller to valves. 24 inches underpaving.3. 16 inches minimum cover over valve-controlled rotary sprinkler lateral lines. 24 inchesunder paving.4. 12 inches minimum cover over valve controlled spray sprinkler lateral lines. 24 inchesunder paving.5. When rocky conditions exist, as determined by the Owner's Representative, the bottom ofall trenches shall have 3 inches of sand placed in them. Trenching depth shall besufficient to allow for the 3 inches of bedding sand.D. Restore surfaces, existing underground installations, or other Site improvements damaged orcut as a result of excavations, to original condition in a manner approved by the Owner'sRepresentative.E. Where other utilities interfere with irrigation trenching and pipe work, adjust the trenchdepth as instructed by the Owner's Representative.F. No work on excavating, trenching, or backfilling shall be done when soil is muddy, asdetermined by the Owner's Representative.3.06 PIPELINE ASSEMBLY / PLASTIC PIPEA. All pipe shall be assembled free from dirt. Field cut ends shall be reamed only to fulldiameter, with rough edges and burrs removed.B. Solvent weld joints: Assemble PVC pipe using primer, solvents, and methods in accordancewith manufacturer's recommendations. Wipe excess cement off the outside of the joints.C. For long pipe runs, 'snake' pipe from side to side in trench to allow for thermal expansion.Install pipe with manufacturer's labels face up for inspection before backfill.` D. THREADED JOINTS1. Field threading of plastic pipe or fittings is not permitted,factory formed threads only will be permitted.2. All plastic to metal connections shall be made with PVC male adapters. All screwed jointsshall have teflon tape applied to the male threads.3. Where assembling threaded plastic fittings, take up joint no more than one full turnbeyond hand tight. Use strap-eye friction wrench only; do not use metal jawed wrench.E. Cap or plug openings as pipeline is assembled to prevent entrance of dirt or obstruction.Remove caps or plugs only when necessary to continue assembly.F. Where pipes or control wires pass through sleeves, provide removable non-decaying seal atends of sleeve to prevent entrance of earth.G. Install concrete thrust blocks on the main line at all changes in pipe direction associatedwith PVC tee's, el's, and other fittings as needed and as per detail on the plans. Do notcover thrust blocks until fully acceptable to the Owner's Representative.3.07 REMOTE CONTROL VALVES (RCV)A. Install where shown and group together where practical. Limit one RCV per valve box. Locatein shrub or ground cover beds wherever possible.B. The valve designation (i.e.: controller and station no.) shall be painted on the inside ofeach valve box lid.C. Locate valves no closer than 12 inches from pavement or curbs, buildings, and walks.D. Thoroughly flush main line before installing valve.3.08 QUICK COUPLER VALVES (QCV)A. Install in valve box in accordance with Detail of Plan Sheet.B. Install 12 inches from adjacent curb or concrete paving.3.09 AUTOMATIC CONTROL WIRINGA. Run wires along main lines wherever practical. Tie wires in bundles with pipe wrapping tapeat 20 foot intervals and allow slack for contraction between strapping. Place all aboveground wiring in conduit.B. Make connections with 3M Brand DBY Direct Bury Splice Kit, shall splice and effectivelymoisture seal two or more conductors. The electrical connector shall be a 'Scotchlok' DBY.The device shall be installed per manufacture’s instructions and all applicable codes. Thedevice shall be UL Listed as a Wire Connector System For Use With Underground Conductors.C. Loop a minimum of three (3) feet of extra control wire and ground wire in each valve box andat all corners and at 200 foot intervals.D. Splicing will be permitted only at valve locations or in junction boxes, equivalent to valveboxes, and approved by Engineer.E. Where control lines pass under paving, or where interior wires are exposed, they shall passthrough Schedule 40 PVC conduit.3.10 AUTOMATIC CONTROLLERA. The automatic sprinkler controller is to be a new automatic controller. Reference irrigationequipment legend. Contractor is to provide the following:1. Furnish and install the new auto sprinkler controller, controller steel enclosure, and orenclosure concrete base as specified.2. Provide all 100X electrical work required to heat the new controller.3. Provide all 120 volt electrical work required to reconnect the existing systems controlwires to the new auto controller.4. Provide telephone service to controller location, if required per plan legend. Coordinatewith installing contractor1. Provide adequate electrical surge protection for the new automatic controller and asapproved by the Owner's Representative.3.11 SPRINKLER HEADSA. General:1. Set heads perpendicular to finished grades, unless otherwise indicated on the Drawings.2. Sprinkler heads adjacent to Existing Walks, Curbs, or Other Paved Areas are to be set tograde, and as shown on the drawings.3. Sprinkler heads in lawn areas where turf has not be established are to be set 2 inchesabove finished grade.a. Lower heads installed in this manner to grade when turf is sufficiently established toallow walking on it without appreciable damage.b. Complete lowering of heads within 30 calendar days after written notification by theOwner's Representative.B. Flush lines thoroughly before installing heads, with the most distant circuit flushed last.Once the flushing water is clean, put on sprinkler heads, starting with the closest circuitto the vacuum breaker.C. The Contractor shall be responsible for providing full and even coverage. Make all necessaryadjustments for proper distribution and coverage.D. Avoid overthrow onto windows and keep overthrow onto buildings and pavement to an absoluteminimum.E. Bring any potential problems to the attention of the Owner's Representative prior tocompletion of the work.3.12 BACKFILLINGA.Use earth excavated from trenches, free from rocks or other deleterious material. Avoid anysharp objects adjacent to pipe which could cause damage. At the Contractor's option,rock-free imported topsoil may be used to backfill around piping.B.All PVC piping is to be covered with a 3 inch layer of sand wherever the backfill is rockyin nature as determined by Owner's Representative.C.The sprinkler system trenches are to be backfilled in 6 inch lifts and adequately compactedto prevent subsequent settling.D. Finish grade areas of backfill to match adjacent grade, removing any rocks or debris from theSite. Obtain approval from the Owner's Representative for relocating any excess earth onSite.E. If settlement occurs along trenches, make all necessary adjustments to bring irrigationsystem, soil and turf or paving to proper grade at no additional cost to the Contract.3.13 FIELD QUALITY CONTROLA. All testing to be in full compliance with the requirements of the specifications.B. Trench Inspection and Main Line Pressure Test1. The Contractor shall not backfill pressure main line trench until an open trench inspectionhas been conducted and approved.2. Test all pressure lines and connections to quick coupler valves, remote control valves andgate valves under hydrostatic pressure of 120 pounds per square inch prior to installation ofremote control valves.3.Trench Inspection and Main Line Pressure Test A. The Contractor shall not backfill pressure main line trench until an open trench inspection has been conducted and approved.B. Test all pressure lines and connections to quick coupler valves, remote control valvesand gate valves under hydrostatic pressure of 120 pounds per square inch prior to installation of remote control valves.C. All piping under paved areas shall be tested under hydrostatic pressure of 120 poundsper square inch prior to paving.D. Sustain pressure in pressure lines for not less than twenty-four (24) hours. If leaksdevelop, replace joints and repeat test until entire system is proven watertight.E. All hydrostatic tests shall be made only in the presence of the Owner. No pipe shall bebackfilled, except for center loading, until it has been observed, tested and approved inwriting by the Owner. Should any work be covered up before such observation and tests arecompleted, the Contractor shall, at his own expense, uncover the work; and after it hasbeen observed, tested and approved, he then shall make all repairs with such materials asrequired to restore all work disturbed to original and proper condition.F. Furnish necessary force pump and all other test equipment.4. All piping under paved areas shall be tested under hydrostatic pressure of 120 pounds persquare inch prior to paving.5. Sustain pressure in pressure lines for not less than twenty-four (24) hours. If leaksdevelop, replace joints and repeat test until entire system is proven watertight.6. All hydrostatic tests shall be made only in the presence of the Owner. No pipe shall bebackfilled, except for center loading, until it has been observed, tested and approved inwriting by the Owner. Should any work be covered up before such observation and tests arecompleted, the Contractor shall, at his own expense, uncover the work; and after it has beenobserved, tested and approved, he then shall make all repairs with such materials as requiredto restore all work disturbed to original and proper condition.C. Furnish necessary force pump and all other test equipmentD, PIPE TESTING: Notify Owner's Representative at least three (3) working days in advance oftesting. All tests shall be at Contractor's expense. Use small amounts of backfill to stabilize pipe before testing, but keep all joints exposed. Test lines as follows:1. Flushing and Testing:a. After new sprinkler piping and risers are in place and connected and necessary work hasbeen completed, and prior to installation of sprinkler heads, open control valves andapply full head of water to flush out system.b. After the system is thoroughly flushed, and prior to backfilling, cap off and pressuretest system.C. Final System Test:1. When irrigation system is complete and all adjustments have been made, notify the Owner'sRepresentative to arrange final testing of system. A complete test of the system shall bemade with all equipment connected and operating. Make any necessary adjustments asrequired by the Owner's Representative and retest as needed for final approval of system.D. Manufacturer's Field Service:1. Equipment manufacturer for controllers and automatic control valves shall provide one halfday of field training in the operation and maintenance of the equipment to the Owner.2. Equipment manufacturer for controllers, automatic control valves, and sprinklers shallinspect the installed system and its operation and certify in writing its proper installationand operation.3.14 GUARANTEEB. Submit in writing to the Owner's Representative.C. It shall be the responsibility of the Contractor to fill and repair all depressions and replaceall necessary paving or plating due to the settlement of irrigation trenches for one yearfollowing completion and acceptance of the job.D. The Contractor shall guarantee all materials, equipment, and workmanship furnished by him to befree of all defects of workmanship and materials, and shall agree to replace at his expense atany time within one year after installation is accepted, any and all defective parts that may befound. In cases where emergency repairs are needed, or if the Contractor is not immediatelyavailable for repair work, the Owner shall have the option of making repairs at the Contractor'sexpense.3.15 CLEAN-UPA. The Contractor shall keep his work areas in a workmanlike and safe condition and so his rubbish,waste, and debris does not interfere with the work.B. Upon completion of work in this Section, remove all rubbish, waste and debris from Site.C. Remove all equipment and implements of service, leave entire area in a neat and clean conditionto meet acceptance by the Owner's Representative.END OF SECTIONSECTION 02900PLANTINGPART 1 - GENERAL1.01 SECTION INCLUDESA. The work included under this Section consists of providing all necessary soil preparation andamending, finish and fine grading, furnishing and planting of all trees, shrubs, and groundcover, application of pre-emergent herbicide, mulching, maintenance, and all other materials,labor, and equipment required to complete the work indicated on the Planting Plans.1.02 RELATED SECTIONS:A. Section 02810 - Irrigation System: Provision of automatic irrigation system.1.03 QUALITY ASSURANCEA. Alternates: Verify whether Alternates as specified affect the work of this Section.B. Contractor is to provide the Owner's Representative with copies of all Project material invoicesand retain all empty material containers for count.C. The Contractor shall furnish, without any extra charge, any additional material and labor whenrequired by the compliance on these Specifications and Drawings.D. The Contractor shall erect and maintain barricades, guards, warning signs, and lights asnecessary or required for the protection of the work, the workmen, and public.E. Any existing buildings, equipment, piping, sewers, sidewalks, landscaping or other Siteimprovements damaged by the Contractor during the course of his work shall be replaced orrepaired by the Contractor in a manner satisfactory to the Engineer and at the Contractor's ownexpense, and before the final payment is made.F. Contractor shall obtain and pay all fees, licenses, and permits required for this portion of theProject work.G. Before making bid, examine the Site carefully, verifying dimensions and other Site conditions inrelation to the Plans. The Contractor is responsible for informing himself of all conditionsunder which work is to be done before submitting his Bid.H. When conditions detrimental to planting of trees, shrubs, and ground cover are encounterednotify Owner's Representative before proceeding with work.I. Contractor to verify quantities shown in the Consolidated Plant List to assure conformance withLandscape Drawings. Bring any discrepancies to the attention of the Owner's Representative.J. For standard products, the manufacturer's analysis guarantee will be accepted. For all othermaterials, analysis will be a recognized laboratory as required by the Owner's Representative.K. All plants shall be true to type and name in accordance with the current edition of StandardizedPlant Names', Second Edition, and of size and caliper as shown in the Plant List.L. Provide trees, shrubs, and other plants of size, genus, species and variety shown on ProjectPlant List and complying with recommendations and requirements of ANSI-Z60.1-90 AmericanStandard for Nursery Stock.M. Plantings shall be performed by personnel familiar with planting procedures and under thesupervision of a qualified planting foreman. The planting foreman shall be on the job Sitewhenever planting is in progress.N. No extra work shall be done without prior written approval of the Owner's Representative.O. Contractor shall coordinate his work with that of any other Contractors working in, and adjacentto, the areas included in the Project work, and coordinate with these Contractors in performanceof this work.P. All work shall be in strict accordance with sound horticultural practice and shall includemaintenance and watering of all materials installed in this Contract until final acceptance bythe Owner's Representative.Q. Keep the job Site free from accumulations of waste material or rubbish resulting from this work.At the completion of the work, the Contractor shall remove all rubbish tools, and surplusmaterials, and shall leave the completed project neat and orderly.1.04 JOB CONDITIONSA. Proceed with and complete planting work as rapidly as portions of Site become available, workingwith seasonal limitations.B. Determine locations of underground utilities and perform work in a manner which will avoidpossible damage. Hand excavate, as required.C. Maintain grade stakes set by others until removal is mutually agreed on by parties concerned.D. Contractor shall verify the extent that the Project engineered fill extends into the plantingareas. Where the engineered fill material is in conflict with sound horticultural practice, thecontractor is to confer with the Owner's Representative to ascertain to what extent theengineered fill, in the planting areas, can be removed. The Landscape Contractor will beresponsible for the removal of whatever engineered fill that is a problem and is agreed to bythe Owner's Representative.E.Before making bid, examine the Site carefully, verifying dimensions and other Site conditions inrelation to the Plans. The Contractor is responsible for informing himself of all conditionsunder which work is to be done before submitting his bid. 44 SUNNYSIDE AVENUE3 STORY SINGLE FAMILY HOMES44 SUNNYSIDE AVENUECAMPBELL, CALIFORNIA L A N D S C A P E A R C H I T E C T U R EIDLA, INC.California Landscape Architect #4122ID #LA-16771 * HI #LA-16112AZ #76633P.O.BOX 170129Boise, Idaho 83717thp@idlainc.net(208) 906-1300SHEET ISSUANCEL6LANDSCAPESPECIFICATIONSSECTION 02900PLANTING, contdPART 2 - PRODUCTS2.01 TREES, SHRUBS, AND GROUND COVERA. Plant materials shall be supplied in sizes as indicated in the Plant List. Container stockshall be well established in the container and the roots shall not have grown beyond thelimits of the container, nor shall they be root bound. All plants shall have normal oraverage branching systems and shall be first class representatives of their species inappearance of healthy, vigorous growth. Plants shall be free of pests and disease anddisfiguring injury. Trees shall be select and choice material, with symmetrical and fullrounded heads appropriate for the species.B. All plant materials delivered to the Site must conform to the Specifications of Federal,State and County laws, requiring inspection for plant diseases and insect infestations. Anyinspection certificates required by law must accompany each shipment when plant materialsarrive at the Site.C. Plants delivered to the Site shall be adequately protected from the sun and wind duringdelivery and then stockpiled on the Site prior to planting. They shall be wateredadequately. Containers shall be free of weeds or grasses.D. Substitutions are not permitted except on proof that plant specified is not available.Request for substitution must be made in writing to the Landscape Architect. No additionalcharge shall be made for substitutions except by the written authorization of the LandscapeArchitect.E. The Landscape Architect shall be notified in writing, one week prior to planting, to inspectall or major portions of the plant materials to be used in the Project, if requested byowner or Architect.F. The Landscape Architect shall be the final arbitrator in decisions regarding identificationand nomenclature.G. The Landscape Architect shall have the right to reject plants prior to and during theprogress of work for size, conditions of top structure, conditions of root structure,defects or injuries or nonconformity to Specifications.2.02 SOIL AMENDMENTSA. After rough grading operations, the contractor is responsible for obtaining a soils reportthat provides an analysis of the existing soil that states what soil amendments are requiredfor optimum planting growth. The contractor shall incorporate the recommended quantities bythoroughly cultivating all planting areas to a depth of eight (8) inches. Rough finish gradeall areas.B. Prior to the planting of any materials, compacted soils shall be transformed to a friablecondition. On engineered slopes, only amended planting holes need meet this requirementC. Broadcast the following soil amendments. Quantities given are per 1,000 square feet of area.C.A. Nitrogen stabilized and iron fortified compost:per soil analysis recommendations, or 4 cyMINIMUM for bid purposesC.B. Pelletized fertilizer (21-0-0): 10lbs., or as per soil analysis recommendationsC.C. Soil Sulfur: per soil analysis recommendationsC.D. Gypsum: 100 lbsD. Cultivate and thoroughly incorporate the amendments into the top eight (8) inches of soil.E. De-rock area to be planted by using a mechanical rock picker. All rocks larger than 1 inch in diameter are to be removed.2.03 FERTILIZERSA. Agriform planting tables, as manufactured by Sierra Chemical. 21 gram size with 20-10-5analysis.B. Commercial fertilizer, as manufactured by Best Fertilizer Co. with a 16-6-8 + iron analysis.2.04 EXISTING TOPSOILA. It will be the Landscape Contractor's responsibility to provide all labor and equipment to remove all site topsoil spoils and dig-out as may be required to complete the finish thefine grading work.2.05 TREE STAKES AND TIESA. Tree stakes shall be 2 inches diameter x 8 feet long, treated lodge pole stakes, free fromknots and splits.B. Tree ties shall be "Cinch-Ties", length as required, as manufactured by V.I.T. Products, Inc.2.06 PREEMERGENT HERBICIDE(S)A. The preemergent herbicide is to be one that has proven successful in the local area, isrecommended by a license Pest Control Advisor and has the approval of the Owner'sRepresentative.2.07 FIR BARK MULCHA. Install A minimum three inch (3") depth fir bark mulch over the filter fabric.B. A (3″) layer of mulch shall be applied on all exposed soil surfaces of planting areas exceptin turf areas, creeping or rooting ground covers, or direct seeding applications where mulchis contraindicated on all shrub and ground cover planting areas. Bark mulch shall be woodresidual derived and manufactured from Pine, White and/or Red Fir Tree bark. The materialshall be equal to that referred to as 'Walk on Bark' in the trade.C. Organic mulch materials made from recycled or post-consumer shall take precedence overinorganic materials or virgin forest products unless the recycled post-consumer organicproducts are not locally available. Organic mulches are not required where prohibited bylocal Fuel Modification Plan Guidelines or other applicable local ordinances2.08 GRAVEL MULCHA. Gravel mulch is to be one 34" inch size crushed rock.B. Place 4-6" size 'river washed' cobble over landscape fabric.C. place moss rock fieldstone boulders, size and location as per plan. Bury the boulder 13 or tothe existing soil line on the rockD. Provide gravel sample for approval of the Owner's Representative.E. Gravel is to be placed to a minimum two (2) inch thickness over a weed barrier filter fabric.2.09 WEED BARRIER FILTER FABRICA. Manufactured of polypropylene, 28 mil thickness, and 2.6 ounces per square yard. DeWittPro-5, or equal.B. Secure fabric segments, to soil, with 6"x1"x6" steel 'U' shape pins.C. Overlap adjacent fabric segments a minimum of six (6) inches and secure with pins at twentyfour (24) inches on center.PART 3 - EXECUTION3.01 SOIL PREPARATION AND AMENDINGA. Thoroughly cultivate all planting areas to a depth of eight (8) inches.B. Rough finish grade all areas.3.13 PLANTING MAINTENANCEA. Provide all necessary maintenance during specified maintenance period, including but notlimited to, watering, weeding, replanting, fertilizing, treatment of diseases and pests,and protection from rodents, and people encroachment.1.Check all tree ties and adjust if too tight or too loose. Remove all nurserystakes and ties.2.Provide supplementary deep watering for trees at one month intervals duringmaintenance period, using a slowly trickling water hose. Fill planting basins, letwater soak in, and refill.3.Replace any plants not in a healthy and thriving condition4.Arrange watering schedule to avoid wetting of foliage when exposed to hot sunlight.5.Keep planting basins in good repair and free of weeds.6.Plants blown over shall be replanted and restaked or replaced if damaged.7.Protect all plants against damage from any source. Treat or replace all damagedtrees during the maintenance period.8.Re-set any plants where root crowns have settled below adjacent finish grade orwhere tree trunks are leaning from vertical position.9.Prune only to remove broken twigs, unbalanced branching conditions or suckers.10. At conclusion of maintenance period, re-surface planting beds as needed with afresh layer of mulch to maintain the required depth.END OF SECTIONCLOSEOUT PROCEDURES1.1 DESCRIPTIONA. Section Includes: The work includes, but is not necessarily limited to, performing alloperations necessary for and properly incidental to closing out the project andassisting in Owner's final inspection as hereinafter specified.1.2 FINAL COMPLETIONA. When the Contractor considers the work, or a designated portion of the work complete,submit written request to Owner's Representative for inspection. By submittal of request,Contractor certifies that:1.Contract Documents have been reviewed.2.Work has been completed in accordance with the Contract Documents and is ready forinspection.3.Equipment systems have been tested, adjusted, balanced and is fully operational.B. Submit request a minimum of five (5) working days in advance of requested inspectiondate. Contractor shall be responsible for allowing sufficient time during contractperiod to complete inspection and any correction.C. Should Owner's Representative inspection find work incomplete, Owner's Representativewill notify Contractor in writing, listing observed deficiencies.D. Contractor shall remedy listed deficiencies and sent a request for final inspection. Atthe Owner's option, a re-inspection(s) of the work to identify additional deficiencies,if any, may be required. Owner's costs associated with reinspection(s) are subject toprovisions of Article 1.04 of this Section.E. When Owners confirm work is complete, and close-out submittals as referred to in Article1.04 of this Section are provided, Owner's Representative will notify Contractor of dateof completion in writing.1.3 REINSPECTIONSA. Should status of completion of work require reinspection(s) by Owner due to failure ofwork to comply with Contractor's claim on initial inspection, Owner may deduct theamount of compensation for reinspection services from final payment to Contractor.Observed deficiencies in excess of ten (10) will be reason for reinspection.B. Inspection initiated at the request of the Owner will not be subjected to the provisionsof this Article.1.4 CLOSE-OUT SUBMITTALSA. Project Record DocumentsB. Operation and Maintenance DataC. Warranties and GuaranteesD. Spare Parts and Maintenance MaterialsE. Evidence of Payment and Lien Releases along with a list of all subcontractors whichcontributed labor or materials to the project.F. Other data and material as may be required in individual Sections of the Specifications.1.5 APPLICATION FOR FINAL PAYMENTA. Submit application for final payment in accordance with provisions of the contract forConstruction.INSPECTION SCHEDULE:The Landscape Architect shall accomplish the following inspections in concert with the ProjectCoordinator, and the Landscape Contractor. Call at least 48 hours in advance of the requestedinspection:1. Pre-Landscape Construction Meeting with Landscape Architect, Landscape Contractor andConstruction Site Supervisor2. Landscape Architect inspection:A. Irrigation System Layout and Coverage Inspection, including:B. Irrigation Mainline and Lateral Pressure Check Layout inspection or deviation from C. Irrigation system as per plansD. Installation inspection of main linesE. Installation inspection of laterals and non-pressure system trenches3. Landscape Architect inspection:A. Plant Inspection and Soil Preparation Inspection, including:Review/approve amendmentsEnsure correct soil preparationVerify finish gradePlant material qualityLayout in conformance with Project plans/specification4. Landscape Architect inspection:A. Final Landscape Improvements Inspection and approvalB. Commencement of Maintenance Period with letter of approval from the landscape architect. All punch list items from previous inspection must be completeRequests for progress payments must include approved inspection reportsauthorized by the Landscape Architect and or the owner's agentC. Broadcast the following soil amendments. Quantities given are per 1,000 square feet ofarea.Nitrogen stabilized and iron fortified compost:4 CY per 1000 sf, or as per soilanalysis recommendationsPelletized fertilizer (21-0-0): per soil analysis recommendationsSoil Sulfur: per soil analysis recommendationsD. Cultivate and thoroughly incorporate the amendments into the top eight (8) inches ofsoil.E. De-rock area to be planted by using a mechanical rock picker. All rocks larger than 1inch in diameter are to be removed.3.02 FINISH GRADINGA. Fine grade areas to smooth, even surface with loose, uniform texture. Rake and dragareas to remove ridges and fill depressions as required to meet finish grades. Limitfine grading to areas which can be planted immediately after grading.B. The finish grade of all shrubs and/or ground cover planting areas is to be 2 1/2 inchesbelow the top of all adjacent concrete walks, curbs, and asphalt paving.C. Remove all debris, exposed rocks, and compacted soil clods 1 inch in diameter or larger,from all planting areas. Use a mechanical rock picker for this. All finish gradesshall be subject to the approval of the Engineer.3.03 PLANTING OF TREES, SHRUBS AND VINESA. The planting work shall be deferred until earthwork, construction, irrigation, soilpreparation and finish grading work has been completed.B. No planting shall occur during unfavorable weather conditions or when the soil isexcessively wet, as determined by the Owner's Representative.C. Stake or spot all plant locations, as shown on the Planting Plans. Obtain approval ofplant locations, by the Owner's Representative or landscape Architect, prior tocommencement of planting.D. Planting Procedure:D.A. Excavate plant holes to the dimensions indicated on Planting Plans. Refer to PlantingDetails. Roughen excavation sides and loosen bottom.D.B. Fill plant excavation with water and allow to percolate completely.D.C. Add and firm backfill soil to bring the plant soil / root ball to the proper plantingelevation. The backfill soil is to consist of the excavated site topsoil with allrocks larger than 1 inch diameter removed from backfill soil. Use unconditioned sitetopsoil for backfill below the 8 inch depth which has been limed by premixing one (1)cubic yard of site topsoil with organic compost.D.D. All plant material is to be removed from containers by approved methods. Loosen thebottom and sides of the exposed root ball and unwind or cut any circling roots.Protect root ball from the drying effects of sun and wind.D.E. Place plant in the center of the excavation and adjust root ball elevation so thattop of root ball is one (1) inch above the level of the surrounding soil grade.D.F. Complete the backfilling of the root ball with light tamping as the backfill soil isplaced.D.G. Add 21 gram size Agriform (20-10-5) planting tablets to the backfill of all plantmaterial. Reference planting details on plan and quantity schedule below.Plant Container SizeTablets Required#11#22#53#15524" box5D.H. Construct a water retention basin around each plan, 4" high for trees and 3" high forshrubs. Water thoroughly to settle the backfill soil. Add backfill as required bysettling.3.08 TREE STAKING AND GRASS-FREE AREAA. All trees are to be staked as per the Tree Staking Details occurring on the PlantingPlans.B. Care is to be exercised to maintain tree stakes in the proper horizontal alignment, andvertically to be set plumb.3.09 PLANT MATERIAL GUARANTEEA. The Contractor shall guarantee all plant material from latent defects, disease or death,and injury for a period of twelve (12) months after final acceptance of the totalProject by the Owner's Representative.B. The Contractor shall promptly replace, at no additional cost, plants that are not in avigorous, healthy, growing condition. Replacement shall be of the same kind and size asoriginally specified and shall be planted as described on the Planting Plans and inthese Specifications.C. This guarantee does not include plant loss, due to physical damage or neglect duringnormal maintenance, by others, subsequent to the end of the project contract maintenanceperiod.3.10 OBSERVATION AND ACCEPTANCEA. After all plants have been installed, the Owner's Representative will make a preliminaryobservation.1.Upon preliminary observation and approval of the work, a ninety (90) day calendarday maintenance period will begin.2. If any plants or work are not approved, immediate replacement and/or repair will bemade and regular maintenance then continued for ninety (90) days after replacement.B. Final observation will be made at the end of the ninety (90) day maintenance period.Submit written notice requesting this observation at least one week in advance.1.Plant basins shall be repaired, all plantings given a final watering, and the jobcleared of all weeds and debris and presented in a neat and orderly fashion.2.The work, exclusive of the replacement of plant materials, shall be accepted by theOwner's Representative upon completion of the ninety (90) day maintenance period andupon written approval of the work by the Owner's Representative.3.Clean paved area by sweeping and/or washing. Remove any defacement or stainscaused by work of this Section.4.Remove construction equipment, excess materials, tools, debris, and rubbish.5.Repair any existing property damaged or altered due to work ofthe landscape planting.3.11 INSTRUCTIONS TO THE OWNERA. Full and complete typewritten instructions for long term maintenance of the landscapingare to be furnished to the Owner's Representative at least 10 days prior to the end ofthe Contractor's maintenance period. The Owner may retain final payment if this item isnot completed.3.12 GENERAL CLEAN-UPA. During the process of the work, the Site shall be kept in a reasonably neat and cleancondition, free from the accumulation of cans, surplus materials, and waste materials.B. Upon completion of the work, remove all equipment, dispose of all waste, refuse, ordebris resulting from this work, and leave the premises in a neat and clean condition.C. All planting areas shall be neatly dressed and finished and all walks, paved areas,curbs, and gutters flushed clean to the satisfaction of the Owner's Representative. 44 SUNNYSIDE AVENUE3 STORY SINGLE FAMILY HOMES44 SUNNYSIDE AVENUECAMPBELL, CALIFORNIA L A N D S C A P E A R C H I T E C T U R EIDLA, INC.California Landscape Architect #4122ID #LA-16771 * HI #LA-16112AZ #76633P.O.BOX 170129Boise, Idaho 83717thp@idlainc.net(208) 906-1300SHEET ISSUANCE0SCALE: feet1020301" = 10'NORTHL7PLANT paletteLophostemon confertus 'Variegata'Acer palmatum 'Sango-kaku'Tulbaghia violaceaDietes vegetaJuncus patens `Carman`s Grey`Carex barbaraePrunus caroliniana `Compacta`Mahonia repensTeucrium x lucidrys prostratumNandina domestica 'GulfStream'TREESBOTANICAL NAMEAcer palmatum 'Sango-kaku'Lophostemon confertus 'Variegata'SHRUBSBOTANICAL NAMEMahonia repensNandina domestica 'Gulf Stream'Prunus caroliniana `Compacta`PERENNIALSBOTANICAL NAMEDietes vegetaTeucrium x lucidrys prostratumTulbaghia violaceaSTORM WATER MANAGEMENT PLANTINGSBOTANICAL NAMECarex barbaraeJuncus patens `Carman`s Grey`GROUND COVERSBOTANICAL NAMEMIXED SUCCULENTSMATERIALSBOTANICAL NAME2" DEPTH 1-1/2" DRAIN ROCK2023-07-06 10:17PLANT SCHEDULEmixed succulentsEXISTING REDWOODTREES TO REMAIN08.11.23 JOINT TRENCH TITLE SHEETN.T.S.JT-11SCALE:PROJECT MANAGER:CHECKED BY:DRAWN BY:PROJECT NUMBER:SHEET: OF:CALIFORNIALAST UPDATED:DRAWING NUMBER:REVISIONDELTA NO:DATE:44 SUNNYSIDE AVENEW BUSINESSGRANITE RIDGE PROPERTIESCAMPBELL23-1251MICHAEL COLEJIE ROU FANGMICHAEL COLE08-01-202321460 MARIA LANE, SUITE 420, WALNUT CREEK, CA 94596Tel ˜925) 269-4575UTILITY DESIGN CONSULTANTS & ENGINEERS JOINT TRENCH INTENT1" = 20'JT-22SCALE:PROJECT MANAGER:CHECKED BY:DRAWN BY:PROJECT NUMBER:SHEET: OF:CALIFORNIALAST UPDATED:DRAWING NUMBER:REVISIONDELTA NO:DATE:44 SUNNYSIDE AVENEW BUSINESSGRANITE RIDGE PROPERTIESCAMPBELL23-1251MICHAEL COLEJIE ROU FANGMICHAEL COLE08-01-202321460 MARIA LANE, SUITE 420, WALNUT CREEK, CA 94596Tel ˜925) 269-4575UTILITY DESIGN CONSULTANTS & ENGINEERS CITY OF CAMPBELL Planning Commission Minutes 7:30 P.M. TUESDAY April 25, 2023 PLANNING COMMISSION CITY HALL COUNCIL CHAMBERS The Planning Commission regular meeting on Tuesday April 25, 2023, was called to order at 7:30 p.m. in the Council Chambers of City Hall, 70 N. First Street, Campbell, CA, by Chair Buchbinder and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Adam Buchbinder Vice Chair: Alan Zisser Commissioner: Matt Kamkar Commissioner: Michael Krey Commissioner: Maggie Ostrowski Commissioner: Stuart Ching Commissioner: Davis Fields Commissioners Absent: None Board Members Absent: None Staff Present: Director: Rob Eastwood City Attorney: Bill Seligmann Senior Planner: Stephen Rose Senior Planner: Daniel Fama Associate Planner: Tracy Tam Admin Analyst: Ken Ramirez APPROVAL OF THE MINUTES April 11, 2023 Meeting Minutes will be reviewed for approval May 9, 2023 Attachment E Campbell Planning Commission Meeting Minutes – April 25, 2023 Page 2 COMMUNICATIONS Supplemental piece of information was provided by Vice Chair Zisser regarding Item 1. AGENDA MODIFICATIONS OR POSTPONEMENTS Item No. 2 is requesting that it be continued. ORAL REQUESTS This is the point on the agenda where members of the public may address the Commission on items of concern to the Community that are not listed on the agenda this evening. People may speak up to 5 minutes on any matter concerning the Commission. PUBLIC COMMENT Chair Buchbinder opened for public comment Hearing none, Chair Buchbinder closed public comment. Chair Buchbinder read Agenda Item No. 1 into the record as follows: Krey and Zisser visited all sites. PUBLIC HEARINGS Item was read 1st as item was requested as continuance. 1. PLN-2021-43 Public Hearing to consider the request of Jake Hamilton of Virtual Site Walk LCC, on behalf of Crown Castle, to allow for the establishment of a concealed wireless telecommunications facility (faux tree pole) with a request for a limited exemption standards to retain the existing height of the facility (45-feet permitted; 75-feet existing/requested) on property located at 910 S. McGlincy Lane. The application under consideration is a Conditional Use Permit with Site and Architectural Review. File No.: PLN-2021-43. Staff is recommending that this item be deemed Categorically Exempt under CEQA. Project Planner: Stephen Rose, Senior Planner Senior Planner Rose briefly presented the item where applicant is requesting the establishment of a concealed wireless telecommunications facility (faux tree pole) with a request for a limited exemption standards to retain the existing height of the facility (45-feet permitted; 75-feet existing/requested) on property located at 910 S. McGlincy Lane. Campbell Planning Commission Meeting Minutes – April 25, 2023 Page 3 Planning Commissioners asked why the item was continued. Senior Planner Rose clarified that the applicant wanted more time to review and address the recommended conditions of approval. Motion: Upon motion by Commissioner Krey, seconded by Commissioner Kamkar, the Planning Commission moved to continue item to a later date for the Planning Commission to consider recommendation that the City allow the establishment of a concealed wireless telecommunications facility (faux tree pole) with a request for a limited exemption standards to retain the existing height of the facility (45-feet permitted; 75-feet existing/requested) on property located at 910 S. McGlincy Lane. File No.: PLN-2021-43., by the following roll call vote: AYES: Fields, Ching, Ostrowski, Krey, Buchbinder, Kamkar, Zisser NOES: None ABSENT: None ABSTAIN: None 2. PLN-2022-123 Public Hearing to consider the request of Northwest Signs, on behalf of Oddwalle Campbell LLC, for a Sign Permit to allow for one additional wall sign totaling approximately 37 square feet on property located at 30 S. 1st Street. The application under consideration is a Sign Permit. File No.: PLN-2022-123. Staff is recommending that this item be deemed Categorically Exempt under CEQA. Project Planner: Tracy Tam, Associate Planner Associate Planner Tracy Tam presented staff report to consider the request of Northwest Signs, on behalf of Oddwalle Campbell LLC, for a Sign Permit to allow for one additional wall sign totaling approximately 37 square feet on property located at 30 S. 1st Street. Staff read finding #2 into the record. Commissioner Krey questioned on whether corner signs were allowed in the past for business facing the city parking lot, Staff stated that A Bellagio was approved to have two wall signs and the request for two wall signs did not result in many requests for additional signage. Commissioner Zisser had clarifying questions whether the scale of the wall signs were appropriate for the scale of the building façade in which the sign would occupy. Both staff and the applicant stated that the proposed wall signs were in scale of the building façade in which the sign would occupy. Planning Commissioners were in favor of applicant’s proposal. Campbell Planning Commission Meeting Minutes – April 25, 2023 Page 4 Motion: Upon motion by Commissioner Ostrowski, seconded by Commissioner Zisser, the Planning Commission adopted Resolution No. 4675 allowing for a Sign Permit to allow for one additional wall sign totaling approximately 37 square feet on property located at 30 S. 1st Street. The application under consideration is a Sign Permit. File No.: PLN-2022-123., by the following roll call vote: AYES: Fields, Ostrowski, Krey, Buchbinder, Kamkar, Zisser, Ching NOES: None ABSENT: None ABSTAIN: None 3. PLN-2022-158 Public Hearing to consider the request of Loretz Construction, Inc. on behalf of David M. Foulkes, Trustee, for a Zoning Exception to allow an approximately 666 square-foot expansion (inclusive of a 557 square-foot garage addition and 109 square-foot living area addition) of an existing accessory dwelling unit ("carriage house") previously approved by a Conditional Use Permit (UP 96-04), on a Landmark Property listed on the Campbell Historic Resource Inventory (HRI), commonly known as the Littleton-Martin House, located at 1690 Littleton Place in the R-1-9-H (Single-Family Residential / Historic Overlay) Combining Zoning District, including exceedance of the maximum allowable size for an accessory dwelling unit, an exception to the expansion prohibition for legal non-conforming structures, and exceptions to the special provisions for accessory dwelling units located on historic properties. File No.: PLN-2022-158. Staff is recommending that this item be deemed Categorically Exempt under CEQA. Tentative City Council Date: May 16, 2023. Project Planner: Daniel Fama, Senior Planner Senior Planner Fama presented staff report to consider the request of Loretz Construction, Inc. on behalf of David M. Foulkes, Trustee, for a Zoning Exception to allow an approximately 666 square-foot expansion (inclusive of a 557 square-foot garage addition and 109 square-foot living area addition) of an existing accessory dwelling unit ("carriage house"). Planning Commissioners asked where the house is oriented inversely. Senior Planner Fama clarified that the front of the house faces inward. Applicant Mike Foulkes stated House was originally uninhabitable since 2011 and he spent considerable effort renovating the interior and exterior of the structure . Second phase is the Campbell Planning Commission Meeting Minutes – April 25, 2023 Page 5 renovation carriage house. The proposed addition was specifically designed for the two cars from the 1960s. Carriage house has been an occupied residence where his mother lives. Planning Commissioner expressed concerned about lost trees as part of proposed expansion. Applicant confirmed that he will not be cutting down protected trees if he can avoid it Neighbor from behind property spoke, said that he was here in 1996 when the carriage house was moved onto the property. Frustrated due to being told that nothing could be built and now hearing that a lot can be built. Frustrated with inconsistencies from the City. Chair Buchbinder commented that many rules governing ADUs have changed from 1996. Planning Commissioners in favor and support the project. Motion: Upon motion by Commissioner Ching, seconded by Commissioner Fields, the Planning Commission adopted Resolution No. 4668 recommending that the approval of a zoning exception to allow an approximately 666 square-foot expansion (inclusive of a 557 square-foot garage addition and 109 square-foot living area addition) of an existing accessory dwelling unit (“Carriage House”) previously approved by a conditional use permit (UP-96-04), on a landmark property listed on the Campbell Historic Resource Inventory (HRI), commonly known as the Littleton-Martin house, located at 1690 Littleton Place in the R-1-9-H (Single-Family Residential / Historic Overlay / Combining zoning district, including exceedance of the maximum allowable size for an accessory dwelling unit, an exception to the expansion prohibition for legal non-conforming structures, and exceptions to the special provisions for accessory dwelling units located on the Historic Properties. File No.: PLN-2022-158, by the following roll call vote: AYES: Fields, Ching, Ostrowski, Krey, Buchbinder, Kamkar, Zisser NOES: None ABSENT: None ABSTAIN: None STUDY SESSION 4. PLN-2023-43 Study Session to consider the preliminary request of Granite Ridge Properties for property located at 44 & 56 Sunnyside Avenue for a 6-unit "small lot" detached single-family residential development. The application under consideration is a Preliminary Application. File No.: PLN-2023-43. Project Planner: Daniel Fama, Senior Planner Campbell Planning Commission Meeting Minutes – April 25, 2023 Page 6 Senior Planner Daniel Fama presented staff report to consider the preliminary request of Granite Ridge Properties for property located at 44 & 56 Sunnyside Avenue for a 6-unit "small lot" detached single-family residential development. Planning Commissioner asked what of the project can be influenced by recommendations. Senior Planner Fama clarified that nothing significant can be influenced but minor changes can be recommended, such as window placement and sizes.. Planning Commissioners asked whether developers locking in old standards with proposed projects indicates that we have made it harder for developers to develop. Senior Planner Fama clarified that new standards are more predictable and all efforts have been to try to create a balance between developer desires and impacts to the community. Director Eastwood stated that it may be a challenge for developers to retrain on the new and upcoming standards and it may be simpler just to lock in what they have. Applicant Lance Crannell stated that they were open to questions and hearing everyone’s perspectives. Commissioner Ching addressed concerns from neighbors regarding the height of the development with the applicant. Applicant Lance Crannell stated that this was not the only three story project in the neighborhood and vicinity Commissioner Fields asked the applicant if they were open to doing something about concerns and viewability? Applicant Lance Crannell stated to being open to everyone’s input. Commissioner Krey asked if they are considering making all units ADU ready? Sachneel Patel stated that many of their single-family home projects are ADU ready product. Vice Chair Zisser asked applicant what was the rationale in not having an HOA the inclusion of the easement. Sachneel Patel stated that it would be difficult to get everyone onboard with new project and felt that this was best for the project. Chair – is there sidewalk on private street? Chair Buchbinder opened public comment on item. Campbell Planning Commission Meeting Minutes – April 25, 2023 Page 7 John Milinovich – speaking for 72 Sunnyside neighbors. Spoke on the following: • Introduction of neighbors impacted. • Shared project concerns • Greatly minimized sunlight as a result of the project • Reduced privacy for young families • Obstruction of mountain and sunset views. Tommy Phillips – owner of California wheels, wants to make sure that new residents aren’t concerned or upset of regarding his business operations. Chair Buchbinder closed public comment on hearing. Commissioner discussion. Commissioner Krey stated that projects meets all laws and rules and helps with quest for more housing. Commissioner Kamkar acknowledges that environment may change from the time that homes are bought. Encourages developer to work with neighbors to gain support. Vice Chair Zisser understands the concerns from neighbors but developers have the bottom line and 3-stories are common. Not sure how much can be done when laws are in place to further housing in the state. Encourage developer to work with neighbor on reasonable solutions. Commissioner Fields would like to see something regarding tree placement, fence height, and frosted window solutions to address neighbor concerns in plan. Commissioner Ching stated that the neighbor raises good point and acknowledged 3-stories may be a “bit of a push” and may impact the neighbor. Lots 5&6 would probably impact the neighbors the most. Understands the sensitivity to adjacency concerns. Hopes that the developer is sensitive to needs of neighbors and their feedback. Commissioner Ostrowski acknowledged the insightful presentation from the neighbor and their concerns. Encourages developer to have conversations with neighbor. Looking forward to seeing plans that take discussions into consideration. Chair Buchbinder sympathizes with business and owner concerns. Understands that PD zoning makes this unpredictable. Hope developer takes city’s advise on common ownership. Hope that they help put sidewalks for walking. If applicant can't put ADUs on the outside hope they make space for them in the inside. Chair Buchbinder closed study session. Campbell Planning Commission Meeting Minutes – April 25, 2023 Page 8 REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR 1. City Council adopted Housing Element, General Plan, Zoning Update, MFDDS and EIR. First City in county with a certified Housing Element. Department will send Housing Element to HCD . New rules and policies will be effective June 1st, 2023. Chair Buchbinder created Declaration of Shelter Crisis subcommittee and appointed Commissioner Zisser and Commissioner Krey to Declaration of Shelter Crisis subcommittee. ADJOURNMENT The Planning Commission regular meeting adjourned at 8:45p.m. to the next Regular Planning Commission Meeting on Tuesday, May 9, 2023, at City Hall, Council Chambers, 70 N. First Street, Campbell, CA. SUBMITTED BY: ______________________________________ Ken Ramirez, Administrative Analyst APPROVED BY: ______________________________________ Adam Buchbinder, Chair ATTEST: ______________________________________ Rob Eastwood, Secretary 44 & 56 Sunnyside Ave Arborist Report 2023 Prepared For: Tom Wilson 44 Sunnyside LLC Site: 44 & 56 Sunnyside Ave Campbell, CA 95008 Submitted by: David Beckham Certified Arborist WE#10724A TRAQ Qualified Attachment F Revised Date: 8/11/2023 Date: 6/28/2023 Attn: Tom Wilson, 44 Sunnyside LLC Site: 44 & 56 Sunnyside Ave, Campbell, CA 95008 Re: Tree removal and tree protection plan for proposed new, multi-unit building construction at 44 &56 Sunnyside Ave, Campbell, CA 95008 Dear Mr. Wilson, At your request, Kielty Arborists Services LLC has visited the property referenced above toevaluate the trees present with respect to the proposed construction project. The report below contains the analysis of the site visit. SUMMARY The combined properties contain a total of 14 trees. Two of the existing trees are protected: Redwood trees #9 and #10. These redwood trees will be preserved as part of the proposed construction, in alignment with the tree protection plan detailed below. Non-protected trees #1-8, and 11-14 are recommended for removal, as they are in decline or conflict with proposed projectfeatures. All of the trees surveyed are in fair to poor condition, with redwood trees #9 and #10 in good condition and thus prioritized for preservation. The site at 44 & 56 Sunnyside Ave looks to be in fair condition and well maintained in the past. The topography of the land is flat. ASSIGNMENT At the request of the owner at 44 & 56 Sunnyside Ave, Campbell, CA 95008, Kielty Arborists Services LLC conducted a site visit on 6/27/2023 to prepare a comprehensive Tree Inventory Report for the proposed construction project. This report is a requirement when submitting plansto the City of Campbell. The analysis in this report is based on the architectural plans A01 through A12 received from 44 & 56 Sunnyside Ave, Campbell, CA 95008, dated 6/16/2023. The primary focus of this report is as follows: ●Identification and assessment of trees on the construction site that may be affected by the proposed development. ●Determination of potential impacts on tree health and stability, considering factors such asroot damage and crown damage. ●Provision of recommendations for tree protection and preservation measures during the construction process to mitigate potential impacts. ●Ensuring compliance with local regulations pertaining to tree preservation, protection, andremoval within the construction plans. Please note that the report will provide specific details regarding tree assessments. Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 1 INTRODUCTION According to our past communications with city staff, the City of Campbell requires the following tree reporting elements for development projects: 1. Inventory of all trees shown on the survey.2. Map of tree locations. 3. Tree protection, removal, or replacement recommendations for all protected trees. LIMITS OF THE ASSIGNMENT As part of this assessment, it is important to note that Kielty Arborist Services LLC did notconduct an aerial inspection of the upper crown, a detailed root crown inspection, or a plant tissue analysis on the subject trees. Therefore, the information presented in this report does not include data obtained from these specific methods. Furthermore, it is essential to clarify that no tree risk assessments were completed as part of this report unless stated otherwise. The focus of this assessment primarily centers on tree identification, general health evaluation, and the potential impacts of the proposed construction. While the absence of these specific assessments limits the scope of the analysis, the findings and recommendations provided within this report are based on available information and observations made during the site visit. PURPOSE & USE OF THE REPORT This report informs tree management decisions for the construction project and provides recommendations to maximize tree survival. It serves as a valuable resource for stakeholders, facilitating informed discussions and sustainable tree management practices. TESTING & ANALYSIS In order to assess the trees, a thorough examination was conducted using a variety of methods. For trees with accessible trunks, precise measurements of the Diameter at Breast Height (DBH) were taken using a specialized diameter tape measure. In cases where the trunks were not readilyaccessible, visual estimations were employed to determine the DBH. As part of the inventory process, all trees exceeding a specific DBH threshold of 6” inches were included. To evaluate the health of the trees, multiple factors were considered, including their overallappearance and our team's extensive experiential knowledge of each species. This holistic approach ensured a comprehensive understanding of the trees' well-being. To accurately document the location of each tree, a GPS smartphone application was utilizedduring the data collection process. This enabled us to create detailed maps that are included in this report. However, it is important to note that despite our efforts to minimize errors, inherent Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 2 limitations of GPS data collection, coupled with slight discrepancies between GPS data and CAD drawings, may result in approximate tree locations depicted on the map below. To conduct this assessment, a site visit was conducted on 6/27/2023. During this visit, meticulous observations and high-quality photographs were obtained to provide a comprehensive analysis. The findings and recommendations presented in this report are based on the construction plans titled "44 Sunnyside Avenue" by SDG Architects Inc. These plans were electronically provided to us via email and are dated 6/16/2023. By thoroughly analyzing these plans in conjunction with our field observations, we have developed an accurate and reliable assessment of the treeconditions. METHOD OF INSPECTION The inspections were conducted from the ground without climbing the trees. No tissue samples orroot crown inspections were performed. The trees under consideration were identified based on the provided site plan. To assess the trees, their diameter at 54 inches above ground level (DBH or diameter at breast height) was measured using a D-Tape. Additionally, the protected trees were evaluated for their health, structure, form, suitability for preservation with the following explanationof the ratings: Tree Health Ratings: ●Good: The tree displays vigorous growth with normal-sized, shaped, and colored foliage.The canopy density is between 90-100%, with minimal to no dead wood, minor or no pest infestation, and little to no decay. The tree is expected to have a natural lifespan. ●Fair: The new growth shoots may be shorter than expected, and the canopy density ranges from 60-90%. Some small branch dieback, noticeable pest infestation, and/or decay may bepresent. Although the tree is not currently in decline, external factors such as construction impacts, increased pest pressure, or drought may affect its health. ●Poor: The tree exhibits little to no new growth and significant dieback. The foliage may be undersized, distorted, yellowed, or display abnormal colors. The canopy density is 20-60% orless, with substantial dead wood, pest infestation, or decay. The tree is not expected to reach its natural lifespan. Tree Structure Ratings: ●Good: Minor structural flaws can be addressed through pruning. The tree has an uprighttrunk with a single leader or can be easily trained to have one. Scaffold branches are smaller than the leader, attached to the trunk at angles approaching 45 degrees, and well-spaced vertically and radially. No included bark or signs of previous branch failures. Foliage is evenly distributed on the limbs, and the canopy is symmetrical or mostly symmetrical.●Fair: Some structural flaws cannot be corrected through pruning. The tree may have multiple trunks or leaders, a slight lean, branches attached at angles less than 30 to 10 degrees, and/or crowding on the trunk. Included bark, previous branch failures, or end-heavy limbs may be present, and some asymmetry in the canopy may be observed. Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 3 ●Poor: Significant structural flaws that cannot be addressed through pruning are evident. There may be significant dead wood or decay, multiple trunks or leaders, crowded branches on the trunk, significantly included bark, previous branch failures, and/or asymmetry. Thetree may also exhibit a precipitous lean, indicating potential hazard. Tree Form Ratings: ●Good: The tree's form is nearly ideal for its species, with minor asymmetries or deviations that do not compromise function or aesthetics. It aligns with the intended use and isconsistent with the landscape. ●Fair: The tree's form displays major asymmetries or deviations from the species norm and/or intended use. This compromises function and/or aesthetics. ●Poor: The tree's form is largely asymmetric or abnormal, significantly detracting from theintended use and aesthetics. It is visually unappealing and provides little to no function in the landscape. Suitability for Preservation (for protected trees only): This rating is based solely on the tree itself, irrespective of potential construction impacts.●Good: The tree is currently an asset to the landscape and can be expected to survive minor to moderate construction impacts with adequate protection. ●Fair: The tree contributes to the landscape and may benefit from pruning or other maintenance activities. It should survive minor construction impacts with adequateprotection, and implementing protective measures is recommended unless construction impacts are extensive. ●Poor: The tree does not contribute to the landscape and is in poor health, potentially posing hazards. It is not expected to survive any construction impacts. Some trees with poorviability may be retained if they will not be impacted by construction. Overall Condition Ratings: The trees were assigned a condition rating based on a combination of existing tree health (50%) and tree structure (50%) using the following scale:●1-29: Very Poor ●30-49: Poor ●50-69: Fair ●70-89: Good●90-100: Excellent Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 4 Tree Inventory Table: Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 5 Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 6 Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 7 TREE MAP: Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 8 Species List: 14 trees were surveyed on this property. The surveyed species comprise of the following: • Mulberry, citrus, olive, yucca, camellia, loquat, redwood, and Italian cypress. Tree Removal For Proposed Development: 'unprotected' Size Trees: Total = 12 (Trees #1-8, and 11-14) Heritage And Protected Trees Defined: As defined in the City of Campbell Municipal Code: The following trees are considered "protected" and require approval of a Tree Removal Permit: ◼All Properties: (1) Any tree shown on an approved landscaping plan or required to be planted or retained as a condition of approval of a development application, a building permit, or a tree removal permit; (2) Any tree designated as a "Heritage Tree" by the Historic Preservation Board. ◼Single-Family Residential Properties. Any Oak, Redwood, Cedar, or Ash tree measuring 12-inches in diameter or greater (as measured 4-feet above grade). ◼All Other Properties. Any tree measuring 12-inches in diameter or greater (as measured 4-feet above grade). Exceptions: Regardless of size, fruit trees and Eucalyptus trees are not considered "protected" and do not require a Tree Removal Permit. Removed Trees Replacement Program: As per the City of Campbell Planning Division: “If your Tree Removal Permit request is approved, you will be required to replace the tree(s). The minimum number and size of replacement trees is based on the number and size of trees approved for removal, as indicated in the table below. If you are replacing a tree that was required as a part of an approved Landscaping Plan, the replacement species must be consistent with the Landscaping Plan. Otherwise, the replacement tree will be determined by the Community Development Director.” Project Features: A new development of six, multi-story single-family homes is proposed. Site plans A01-A12, tentative tract maps TM1-TM4, and landscape map L1, dated 6/16/2023 were reviewed for theinitial tree survey. All trees present on the construction site are proposed for removal. Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 9 PROJECT PLAN REVIEW Redwood trees #9 and #10 are to be retained for this project. The existing site conditions have a concrete driveway immediately adjacent to the trees. The driveway and itsassociated compaction has likely helped to discourage root growth in this area. The existing driveway near the trees is recommended to be carefully removed by hand under the direct supervision of the project arborist when working within18’ from the trees. A jackhammer can be used to break the material into small hand manageable sized pieces. All roots encountered during this process are recommended to stay as damage free as possible. Acceptable hand tools include rotaryhammer with clay spade attachment as well as an air knife. Encountered roots shall be exposed and wrapped/covered in layers of wetted down burlap to help avoid root desiccation. The contractor is recommended to wet down the burlap dailywhile exposed. Picture showing existing site conditions near trees The proposed homes on the lot are set back far enough away from the redwood trees that no impactsare expected from the proposed home foundations. The proposed homes near the redwood trees are in the same general location of the existing home on site. The area in between the homes and redwood trees is to become a landscaped area. Gravel pathways and a paver patio is proposed between the trees and the homes. All of the proposed hardscapes near the retained trees arerecommended to be constructed under the direct supervision of the Project Arborist. Excavation is recommended to take place by hand in combination with an air knife when constructing the pathways and paver patio when within 18’ from the retained redwood trees. The base rock section for the proposed hardscapes are recommended to be no deeper than the existing base rock section forthe existing driveway. New baserock shall then be packed around tree roots when encountered with the hardscapes built on top of the tree root zones. The trees are recommended to be heavily irrigated under the direction of the Project Arborist while roots are exposed. Every other week during the dry season the exposed soil areas within 18’ from the trees are recommended to beheavily saturated until the top foot of soil is saturated. Impacts are expected to be minor for the redwood trees. It is recommended to deep water fertilize the trees the following spring after the construction has been completed. This will help to mitigate the impacts to the tree. Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 10 Tree Protection Plan for Redwood Trees #9 and #10: Tree protection zones should be established and maintained throughout the entire length of the project. Fencing for the protection zones should be a 6-foot-tall metal chain link type supported by 2-inch diameter metal poles pounded into the ground to a depth of no less than 2 feet. The support poles should be spaced no more than 10 feet apart in the center. The location for the protection fencing for the protected redwood trees during the demolition phase of the project will need to be placed at the edge of the existing concrete driveway and out to 18’ from the trees where possible. Once the driveway has been demolished, the tree protection fencing is recommended to be expanded out to the proposed homes while still maintaining at least at 3’ pathway for access between the tree protection fencing and the proposed homes. This will allow access between the trees and the proposed homes. During the landscaping phase of the project, tree protection shall be reduced back to the edge of the proposed landscaping work. No equipment or materials should be stored or cleaned inside protection zones. Signs should be placed on fencing signifying “Tree Protection Zone - Keep Out”. If fencing needs to be reduced for access or any other reasons, the non-protected areas must be protected by a landscape buffer. All tree protection and inspection schedule measures, design recommendations, watering, and construction schedules shall be implemented in full by the owner and contractor. Landscape Buffer Where tree protection does not cover the entire root zone of the trees at the drip line or when a smaller tree protection zone is needed for access, a landscape buffer consisting of wood chipsspread to a depth of six inches with plywood or steel plates placed on top will be placed where foot traffic is expected to be heavy. The landscape buffer will help to reduce compaction to the unprotected root zone. If plywood is used the pieces of plywood shall be attached in a way that minimizes movement. Tree Pruning (not expected) During construction, any Pruning will be supervised by the Project Arborist and must stayunderneath 20% of the tree total foliage. ANSI A300 pruning standards are required to be followed anytime a tree is to be pruned. Root Cutting All work within 18’ of the protected redwood trees on site must be done by hand under the Project Arborist's supervision. Any roots to be cut are recommended to be monitored and documented within this distance. Roots to be cut measuring larger than 1.5” in diameter shall be shown to the Project Arborist before being cut. The Project arborist may recommend irrigation or fertilizing atthat time. Cut all roots clean with a saw or loppers. Roots to be left exposed for a period of time should be covered with layers of burlap and kept moist daily by the contractor. Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 11 Trenching and Excavation Trenching for irrigation, electrical, drainage, or any other reason, should be located outside of the tree's drip line when possible. If not possible, trenching shall be hand dug when beneath the driplineof desired trees. Any excavation underneath the dripline of a protected tree will need to be supervised by the Project Arborist. Hand digging and careful placement of pipes below or beside protected roots will dramatically reduce root loss, thus reducing trauma to desired trees. Trenches should be backfilled as soon as possible using native materials and compacted to near original levels.Trenches to be left open with exposed roots shall be covered with burlap and kept moist. Plywood laid over the trench will help to protect roots below. Roots retained within trenches are recommended to be wrapped in layers of wetted-down burlap to avoid root desiccation. Boring lines may be an option if lines are deemed too close to trees. Irrigation Imported trees- On a construction site, I recommend irrigation during winter months, 1 time per month. Seasonal rainfall may reduce the need for additional irrigation. During the warm season,April – November, my recommendation is to use heavy irrigation, 2 times per month. This type of irrigation should be started prior to any excavation. The irrigation will improve the vigor and water content of the trees. The on-site arborist may make adjustments to the irrigation recommendations as needed. Deep irrigation is recommended. The top foot of the soil should be saturated. The use of soaker hoses is recommended. The foliage of the trees may need cleaning ifdust levels are extreme. Removing dust from the foliage will help to reduce mite and insect infestation. Grading All existing grades underneath the dripline of a protected tree shall remain as is where possible. Grading within the dripline of a protected tree is required to be done under the supervision of the project arborist. Inspections The site will be inspected after the tree protection measures are installed and before the start of construction. It is the contractor’s responsibility to notify the site arborist when construction is tostart, and whenever there is to be work performed within the dripline of a protected tree on-site at least 48 hours in advance. During the site visits the site arborist will offer mitigation measures specific to the work completed. Kielty Arborist Services can be reached at 650-532-4418, or by email at davidkieltyarborist@gmail.com. This information should be kept on-site at all times. The information included in this report is believed to be true and based on sound arboricultural principles and practices. DavidBeckham David Beckham - August 11th, 2023 Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 12 TREE PROTECTION MAP: Showing tree protection fencing during demolition (left), showing tree protection fencing expanded during construction (right). Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 13 TREE WORK STANDARDS AND QUALIFICATIONS To ensure high-quality tree work, including removal, pruning, and planting, the following standards and qualifications will be adhered to:●Industry Standards: All tree work will be performed in accordance with industry standards established by the International Society of Arboriculture (ISA). These standards encompass best practices and guidelines for tree care and maintenance. ●Contractor Licensing and Insurance:The contractor undertaking the tree work mustpossess a valid State of California Contractors License for Tree Service (C61-D49) or Landscaping (C-27). Additionally, they must have comprehensive general liability, worker's compensation, and commercial auto/equipment insurance coverage. ●Workmanship Standards:Contractors must adhere to the current Best ManagementPractices of the International Society of Arboriculture (ISA) and the American National Standards Institute (ANSI). These standards, including ANSI A300 and Z133.1, outline guidelines for tree pruning, fertilization, and safety. Compliance with these standards ensures the use of proper techniques and practices throughout the tree work process. By adhering to these established standards and qualifications, we can ensure the provision of professional and safe tree services that meet the industry's best practices and promote the health and longevity of the trees. SCHEDULE OF INSPECTIONS Kielty Arborists Services LLC: We will conduct the following inspections as needed for the project: ●Pre-Equipment Mobilization, Delivery of Materials, Tree Removal, and Site Work:Our project arborist will meet with the general contractor and owners to review tree protectionmeasures. We will identify and mark tree-protection zone fencing, specify equipment access routes and storage areas, and assess the existing conditions of trees to determine any additional necessary protection measures. ●Inspection after Installation of Tree-Protection Fencing:Upon completion oftree-protection fencing installation, our project arborist will inspect the site to ensure that all protection measures are correctly implemented. We will also review any contractor requests for access within the tree protection zones and assess any changes in tree health since the previous inspection.●Inspection during Soil Excavation or Work Potentially Affecting Protected Trees: During any work within non-intrusion zones of protected trees, our project arborist will inspect the site and document the implemented recommendations. We will assess any changes in tree health since the previous inspection to monitor the well-being of the trees.●Final Site Inspection:Prior to project completion, our project arborist will conduct a final site inspection to evaluate tree health and provide necessary recommendations to promote Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 14 their longevity. A comprehensive letter report summarizing our findings and conclusions will be provided to the City of Campbell. Our inspections aim to ensure proper tree protection, health, and adherence to project requirements. CONCLUSIONS Given that all trees, except for the redwood trees #9 and #10, are being removed from the proposedconstruction site, it is necessary to replace all trees that fall within the Replacement Tree Requirements, as defined in the City of Campbell Municipal Code. Trees #9 & #10 (redwood trees) measured larger than 12-inches in diameter (as measured 4-feet above grade) and will be preserved with protective fencing in accordance with the tree protection plan detailed below. The other treesmust each be replaced with one 24” box tree (minimum size). According to the provided landscape plan, map L1, the project proposes to plant four new 24” box trees and five 15-gallon size trees, for a total of nine trees to meet mitigation requirements. By doing so, the developer will be in compliance with the ordinance set forth by the City of Campbell Planning Division. By following these steps,the property owners can maintain a healthy tree population that includes the preserved redwood trees, adding value to the property and benefiting the environment. Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 15 SUPPORTING PHOTOGRAPHS Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 16 ASSUMPTIONS AND LIMITING CONDITIONS ●Legal Descriptions and Titles:The consultant/arborist assumes the accuracy of any legaldescription and titles provided. No responsibility is assumed for any legal due diligence. The consultant/arborist shall not be held liable for any discrepancies or issues arising from incorrect legal descriptions or faulty titles. ●Compliance with Laws and Regulations:The property is assumed to be in compliance withall applicable codes, ordinances, statutes, or other government regulations. The consultant/arborist is not responsible for identifying or rectifying any non-compliance. ●Reliability of Information:Though diligent efforts have been made to obtain and verify information, the consultant/arborist is not responsible for inaccuracies or incomplete dataprovided by external sources. The client accepts full responsibility for any decisions or actions taken based on this data. ●Testimony or Court Attendance:The consultant/arborist has no obligation to provide testimony or attend court regarding this report unless mutually agreed upon through separatewritten agreements, which may incur additional fees. ●Report Integrity:Unauthorized alteration, loss, or reproduction of this report renders it invalid. The consultant/arborist shall not be liable for any interpretations or conclusions made from altered reports.●Restricted Publication and Use:This report is exclusively for the use of the original client. Any other use or dissemination, without prior written consent from the consultant/arborist, is strictly prohibited. ●Non-disclosure to Public Media:The client is prohibited from using any content of thisreport, including the consultant/arborist's identity, in any public communication without prior written consent. ●Opinion-based Report:The report represents the independent, professional judgment of the consultant/arborist. The fee is not contingent upon any pre-determined outcomes, values, orevents. ●Visual Aids Limitation:Visual aids are for illustrative purposes and should not be considered precise representations. They are not substitutes for formal engineering, architectural, or survey reports.●Inspection Limitations:The consultant/arborist's inspection is limited to visible and accessible components. Non-invasive methods are used. There is no warranty or guarantee that problems will not develop in the future. ARBORIST DISCLOSURE STATEMENT Arborists specialize in the assessment and care of trees using their education, knowledge, training, and experience. ●Limitations of Tree Assessment:Arborists cannot guarantee the detection of all conditions that could compromise a tree’s structure or health. The consultant/arborist makes no Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 17 warranties regarding the future condition of trees and shall not be liable for any incidents or damages resulting from tree failures. ●Remedial Treatments Uncertainty:Remedial treatments for trees have variable outcomesand cannot be guaranteed. ●Considerations Beyond Scope:The consultant/arborist's services are confined to tree assessment and care. The client assumes responsibility for matters involving property boundaries, ownership, disputes, and other non-arboricultural considerations.●Inherent Risks:Living near trees inherently involves risks. The consultant/arborist is not responsible for any incidents or damages arising from such risks. ●Client’s Responsibility:The client is responsible for considering the information and recommendations provided by the consultant/arborist and for any decisions made or actionstaken. The client acknowledges and accepts these Assumptions and Limiting Conditions and Arborist Disclosure Statement, recognizing that reliance upon this report is at their own risk. Theconsultant/arborist disclaims all warranties, express or implied. CERTIFICATION I hereby certify that all the statements of fact in this report are true, complete, and correct to the best of my knowledge and belief, and are made in good faith. DavidBeckham David Beckham - August 11th, 2023 Signature of Consultant Kielty Arborist Services LLC Arborist Report 2023 Revised Date: 8/7/2023 18 Nonresidential Parking Reform in Campbell Adam Buchbinder and Matt Kamkar, Campbell Planning Commission, December 2023 Motivation These reforms are intended to support Campbell’s economic development and to ensure that the Conditional Use Permit streamlining is effective. Goals 1.Support the Economic Development team’s streamlining of Conditional Use Permit reforms. If a use previously required a CUP and a Parking Modification Permit, and it still requires a PMP, it's not streamlined, and the CUP streamlining will be ineffective. 2.Support the concept of walkable areas as a middle ground between AB 2097 areas and our existing requirements, as a way to avoid making overly broad changes, and as a way to mirror the city’s changes to residential parking requirements in walkable areas. 3.Base changes on the following factors, in descending order of preference: a.The levels of parking we’ve already approved. b.Levels of parking used in nearby cities. c.Industry standards, e.g., ITE Parking Generation manual. 4.Present these changes in a clear and understandable way to the City and to the public. 5.Support General Plan policies: ●Policy T-5.1: Develop flexible parking standards that respond to changing travel behavior. ●Policy T-5.2: Encourage efficient parking facility designs that allow for creative reuse if/when parking demand decreases in the future. Non-Goals 1.Do not modify residential parking standards. 2.Do not change parking requirements across the entire city or across all uses. 3.Do not modify the city’s existing incentives for mixed-use or carshare parking.1 1 https://library.municode.com/ca/campbell/ordinances/code_of_ordinances?nodeId=1222250, Section 21.28.045. Item No. 6 Details and Rationale There are three quantitative changes. Note that the bar charts show the amount of floor space allowed per parking stall. Higher bars mean less parking; lower bars mean more parking. Offices Office buildings in walkable areas now have a minimum parking requirement of 1 parking space per 368 ft². This is based on setting the requirements to levels which would not have required a discretionary permit, as shown in the below chart. Medical offices Medical offices in walkable areas now have a minimum parking requirement of 1 parking space per 250 ft². This is based on setting the requirements to levels which would not have required a discretionary permit, as shown in the below chart. Restaurants Restaurants in walkable areas now have a have a minimum parking requirement of 1 parking space per 200 ft². This is based on setting the requirements to levels which would not have required a discretionary permit, as shown in the below chart. Note that one project, PLN2018-247 (Lisa’s Tea Treasures), is an outlier and is in an AB 2097 area regardless. One stall per 200 ft² is a good fit here. We do not currently use flat square footage for restaurants, but this is not unusual in the area. Nearby jurisdictions which use flat square footage for restaurant parking minimums include Palo Alto2 (1/60 to 1/200 ft²), Los Gatos3 (1/300 ft²), and Milpitas4 (1/39 ft²). 2 https://codelibrary.amlegal.com/codes/paloalto/latest/paloalto_ca/0-0-0-80941 3 https://library.municode.com/ca/los_gatos/codes/code_of_ordinances?nodeId=CO_CH29ZORE_ARTIINGE_DIV4PA_S29.10.150NUORESPRE 4 https://library.municode.com/ca/milpitas/codes/code_of_ordinances?nodeId=TITXIZOPLAN_CH10ZO_S53OREPARE_XI-10-53.09OREPARELAUS Appendix The last ten years of Parking Modification Permits from 2013-08-01 to 2023-08-01 comprise thirty-one non-residential applications. All are evaluated here for changes, but the proposed policy only applies to proposals in the first category; the remainder are for illustrative purposes only. ● Nine were in areas not covered by AB 2097 but within a designated walkable area. These are the only projects which would be affected by the proposed policy. ● Nineteen were in areas covered by AB 2097. ● Three were in areas neither covered by AB 2097 nor within a designated walkable area. Walkable, non-AB 2097 2023-07-27 Item 2 (Agenda.) PLN‐2022‐162, 1940 Hamilton, 8000 ft² office building. ● Required: 36 ● Approved with Parking Modification Permit: 22 (-14 spaces/-38%) ● Proposed minimum: 20 2022-10-11 Item 2 (Agenda.) PLN-2022-38, 1480 W Campbell, 8087 ft² government office building. ● Required: 36 ● Approved with Parking Modification Permit: 22 (-14 spaces/-38%) ● Proposed minimum: 21 2021-08-10 Item 1 (Agenda.) PLN-2021-53, 399 N 3rd St, 6100 ft² medical office. (Change of use.) ● Required: 31 ● Approved with Parking Modification Permit: 26 (-5 spaces/-16%) ● Proposed minimum: 18 2020-08-11 Item 3 (Agenda.) PLN-2020-41, 1626 W Campbell, 1890 ft² medical office. (Change of use.) ● Required: 9 ● Approved with Parking Modification Permit: 8 (-1 space/-11%) ● Proposed minimum: 6 2016-02-23 Item 2 (Agenda.) PLN2015-354, 2145 S Winchester, 2255 ft² restaurant (45 seats, 540ft² non-dining.) ● Required: 18 ● Approved with Parking Modification Permit: 12 (-6 spaces/-33%) ● Proposed minimum: 8 2020-08-11 Item 4 (Agenda.) PLN-2020-45, 100 N San Tomas Aquino Rd, 18.1k ft² grocery store. ● Required: 93 ● Approved with Parking Modification Permit: 91 ● No proposed changes. 2015-11-10 Item 5 (Agenda.) PLN2015-312, 2145 S Winchester, 2255 ft² restaurant (45 seats, 540ft² non-dining.) ● Required: 18 ● Approved with Parking Modification Permit: 12 (-6 spaces/-33%) ● Proposed minimum: 8 2016-01-26 Item 3 (Agenda.) PLN2015-361, 1980 Hamilton Ave, school and daycare. No reduction in parking proposed; this involved a shared parking arrangement. 2015-08-11 Item 1 (Agend a.) PLN2013-266, 70 S San Tomas Aquino Rd, daycare. No reduction in parking proposed; this involved a dispute about a shared parking arrangement. AB 2097 Areas 2021-07-13 Item 2 (Agenda.) PLN-2020-123, 1070 Dell Avenue, 7410 ft² motor vehicle parts and supplies (very limited maintenance/installation) ● Required: 21 ● Approved with Parking: 20 ● No proposed changes. 2021-10-12 Item 1 (Agenda.) PLN-2021-82, 1315 Dell, 46.9k ft² office. ● Required: 209 ● Approved with Parking Modification Permit: 162 (-43 spaces/-22%) ● Proposed minimum: 118 2021-06-22 Item 1 (Agenda.) PLN-2021-60, 2605 S Winchester, 23.8k ft² ambulatory surgical center. ● Required: 120 ● Approved with Parking Modification Permit: 96 (-24 spaces/-20%) ● Proposed minimum: 68 2020-12-08 Item 1 (Agenda.) PLN-2020-133, 930 Dell Ave, 8200 ft² industrial building. ● Required: 20 ● Approved with Parking Modification Permit: 16 (-4 spaces/-20%) ● No proposed changes. 2020-09-22 Item 3 (Agenda.) PLN2019-206, 1055 Florence Way, 7000 ft² industrial building ● Required: 18 ● Approved with Parking Modification Permit: 15 (-3 spaces/-17%) ● No proposed changes. 2020-06-23 Item 1 (Agenda.) PLN2019-234, 85 Gilman Ave, 3900 ft² fitness studio. ● Required: 16 ● Approved with Parking Modification Permit: 9 (-7 spaces/-44%) ● Proposed minimum: 13 2019-07-09 Item 1 (Agenda.) PLN2019-67, 469 E Campbell Ave, 1340 ft² brewery tasting room. ● Required: 17 ● Approved with Parking Modification Permit: 7 (-10 spaces/-59%) ● Proposed minimum: 5 2019-05-14 Item 1 (Agenda.) PLN2018-241, 1600 Dell Ave Suite C, 4800 ft² fitness studio. ● Required: 19 ● Approved with Parking Modification Permit: 12 (-7 spaces/-37%) ● Proposed minimum: 16 2019-05-14 Item 3 (Agenda.) PLN2018-285, 1610 Dell Ave Suite S, 6036 ft² fitness studio. ● Required: 30 ● Approved with Parking Modification Permit: 21 (-9 spaces/-30%) ● Proposed minimum: 20 2019-03-26 Item 2 (Agenda.) PLN2019-26, 1190 Dell Ave Suite P, 2970 ft² fitness studio. ● Required: 12 ● Approved with Parking Modification Permit: 8 (-4 spaces/-33%) ● Proposed minimum: 10 2018-09-11 Item 3 (Agenda.) PLN2018-247, 2305 South Winchester Blvd, 3200 ft² restaurant. ● Required: 19 ● Approved with Parking Modification Permit: 11 (-8 spaces/-42%) ● Proposed minimum: 11 2018-06-26 Item 2 (Agenda.) PLN2018-174, 95 E Hamilton, 5808 ft² office building. ● Required: 26 ● Approved with Parking Modification Permit: 24 (-2 spaces/-8%) + 8 motorcycle ● Proposed minimum: 15 2018-06-26 Item 4 (Agenda.) PLN2018-139, 577 Salmar Ave, 6266 ft² commercial school. ● Required: 67 ● Approved with Parking Modification Permit: 63 (-4 spaces/-6%) ● No proposed changes. 2017-08-22 Item 2 (Agenda.) PLN2017-204/PLN2012-154, 529 Forman Dr Suites D and E, 4860 ft² fitness studio. ● Required: 19 ● Approved with Parking Modification Permit: 15 (-4 spaces/-21%) ● Proposed Minimum: 16 2017-02-28 Item 3 (Agenda.) PLN2017-009, 276-280 E. Campbell Avenue, 10.8k ft² expansion of commercial building (office plus retail or restaurant) behind Opa’s/Mo’s. ● Required: 31 ● Approved with Parking Modification Permit: 0 (-31 spaces/-100%) ● Proposed minimum: 27 to 36, depending on usage. 2016-11-22 Item 5 (Agenda.) PLN2016-290, 665 E McGlincy Ln, 6890 ft² industrial, losing parking due to installing a new driveway. ● Required: 22 ● Approved with Parking Modification Permit: 20 (-2 spaces/-9%) ● No changes proposed. 2015-09-08 Item 2 (Agenda.) PLN2014-310, 501 E Campbell, 3600 ft² restaurant, controversial. ● Required: 51 ● Approved with Parking Modification Permit: 18 (-33 spaces/-67%) ● Proposed minimum: 12 2014-10-14 Item 1 (Agenda.) PLN2014-271, 2125 S Winchester Blvd #110 and #160, 17.1k ft² art studio. No reduction in parking proposed; this involved restriping lots. 2014-06-10 Item 1 (Agenda.) PLN2014-145, 1690 S Bascom Ave, 18.8k ft² grocery store, modification to shared parking arrangement to support outdoor seating. Other Areas 2022-03-08 Item 1 (Agenda.) PLN-2020-64, 1336 Parsons Ave, 3743 ft² office. (Moving a portion of one lot into another and changing the zoning map to reflect that.) ● Required: 17 ● Approved with Parking Modification Permit: 15 (-2 spaces/-12%) ● Proposed minimum: 10 2019-04-09 Item 1 (Agenda.) PLN2017-45/PLN2018-328, 775 Waldo Rd, school gym. No reduction in parking proposed; this involved an overflow lot. 2013-12-10 Item 1 (Agenda.) PLN2013-228, 225 W Hamilton Ave, 1855 ft² medical office. ● Required: 9 ● Approved with Parking Modification Permit: 8 (-1 space/-11%) ● Proposed minimum: 5 To: Planning Commission Date: Dec. 12, 2023 From: Rob Eastwood, Community Development Director Subject: 2024 Planning Commission Meeting Schedule STAFF RECOMMENDATION That the Planning Commission adopt the following 2024 meeting schedule and continue to meet every second and fourth Tuesday of each month at 7:30 PM. Staff recommends that the final meeting in December of 2024 occur on December 10, 2024, as the City of Cambell observes a government closure at the end of December 2024. The schedule below accommodates the holidays and any recurring City Hall closures, as well as Planning Commission development opportunities and training requirements. •January 9, 2024 •January 23, 2024 •February 13, 2024 •February 27, 2024 •March 12, 2024 •March 26, 2024 •April 9, 2024 •April 23, 2024 •May 14, 2024 •May 28, 2024 •June 11, 2024 •June 25, 2024 •July 9, 2024 •July 23, 2024 •August 13, 2024 •August 27, 2024 •September 10, 2024 •September 24, 2024 •October 8, 2024 •October 22, 2024 •November 12, 2024 •November 26, 2024 •December 10, 2024 City of Campbell MEMORANDUM Item No. 7 2 Tracy Tam Associate Planner City of Campbell | Community Development Department (408) 871-5103 Book a Virtual/In-Person Appointment with a Planner here. Apply for Planning and Building Permits here.