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04-26-2022 - PC Meeting Agenda File Packet Assembled
REGULAR PLANNING COMMISSION MEETING City of Campbell, California Register in advance for this webinar: https://campbellca.gov/PCSignup. After registration, you will receive a confirmation email containing information about joining the webinar. During the registration process, you will be asked if you would like to speak on any of the agenda items. Please provide detail on the items you would like to discuss. April 26, 2022 7:30 p.m. City Hall, Council Chambers AGENDA NOTE: To protect our constituents, City officials, and City staff, the City requests all members of the public to follow the guidance of the California Department of Health Services', and the County of Santa Clara Health Officer Order, to help control the spread of COVID-19. Additional information regarding COVID-19 is available on the City's website at www.campbellca.gov. This Regular Planning Commission meeting will be conducted in person with the Commissioners meeting at City Hall, Council Chambers, as well as via telecommunication (Zoom) being available for members of the public. The meeting is compliant with provisions of the Brown Act. This Regular Planning Commission meeting will also be live streamed on Channel 26, the City's website and on YouTube at https://www.youtube.com/user/CityofCampbell for those who only wish to view the meeting but not participate. Those members of the public wishing to provide public comment at this meeting virtually are asked to register in advance at https://campbellca.gov/PCSignup. After registering, you will receive a confirmation email containing information about joining the meeting via Zoom. Members of the public may attend the meeting in person at Campbell City Hall - Council Chambers. If attending in person, face coverings and physical distancing will be required until further notice. Public comment for the Planning Commission meetings will be accepted via email at planning@campbellca.gov by 5 p.m. on the day of the meeting. Written comments will be posted on the website and distributed to the PC. If you choose to email your comments, please indicate in the subject line “FOR PUBLIC COMMENT” and indicate the item number. ROLL CALL APPROVAL OF THE MINUTES April 12, 2022 COMMUNICATIONS AGENDA MODIFICATIONS OR POSTPONEMENTS 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. Planning Commission Agenda for April 26, 2022 Page 2 of 2 PUBLIC HEARINGS 1. PLN-2021-195 Public Hearing to consider the application (PLN-2021-137) of Brad Cox for a Conditional Use Permit to allow a new veterinarian clinic and animal hospital use within an existing building located at 2020 South Bascom Avenue Suite C, D, and E. Staff is recommending that this item 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 2. PLN-2021-137 Public Hearing to consider the Appeal by of the Community Development Director’s denial of a Tree Removal Permit (PLN- 2021-137) to remove one (1) Redwood tree with a diameter of 47 inches located in the side/rear yard of property located at 1240 Abbott Avenue. Staff is recommending that this item be deemed Statutorily 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 3. PLN-2022-2 Public Hearing to consider the Application (PLN-2022-2) of Michelle Ciabattoni for a Site and Architectural Permit to legalize an increased wall height for an existing substandard side-yard setback in association with an under-construction remodel of an existing single-family residence on property located 1830 Montemar Way. Staff is recommending that this item 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: Daniel Fama, Senior Planner REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR ADJOURNMENT Adjourn to the next Regular Planning Commission meeting of May 10, 2022 at 7:30 p.m. This meeting will be in person for the members of the Planning Commission at Campbell City Hall, Council Chambers, 70 N. First Street, Campbell, CA. Members of the public are still allowed to participate remotely by Zoom or attend in person (as space allows while maintaining on-going face covering and social distancing). 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 Abby Jones at the Community Development Department, at abbyj@campbellca.gov or (408) 866-2739. ITEM NO.1 CITY OF CAMPBELL ∙ PLANNING COMMISSION Staff Report ∙ April 26, 2022 PLN-2021-195 Cox, B. Public Hearing to consider the application by Brad Cox (agent for owner), for a Conditional Use Permit (PLN-2021-195) to allow a new veterinary office within an existing commercial tenant space located at 2020 S. Bascom Avenue Suite C, D, and E in the C-2 (General Commercial) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Adopt a Resolution (reference Attachment 1), approving a Conditional Use Permit (PLN- 2021-195) to allow a new veterinary clinic and animal hospital within an existing commercial tenant space, and finding the project Categorically Exempt under Section 15301 of the California Environmental Quality Act. ENVIRONMENTAL (CEQA) DETERMINATION Staff recommends that the Planning Commission find 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 District: C-2 General Commercial General Plan: General Commercial Proposed Hours: Operational/staff: Business/public: 7:00 AM – 8:00 PM, Daily 8:00 AM – 6:00 PM, Monday through Saturday Building Area: 9,176 square feet Tenant Space: 2,657 square feet on the ground floor and 709 square feet on the second floor for a total of 3,366 square feet Parking: Provided: Required: 771 parking spaces 112 parking spaces 1 Shared amongst all tenants on the site. 2 Based on a parking ratio of 1 parking space per 200 square feet as allowed by the original Site Approval (S89-08). The parking requirement is 11 parking spaces after rounding down in accordance with CMC Section 21.28.040(F) Rounding of Quantities. To: Chair Ching and Planning Commission Members Date: April 22, 2022 From: Abby Jones, Executive Assistant Subject: Desk Item: Action Minutes for PC Meeting dated 4/12/2022 The following is a list of emails received by staff after completion and posting of the agenda packet and report for this project on the website. These emailed items were immediately forwarded on to the Commission and are also being provided this evening as desk items. PC Meeting Minutes 1. Planning Commission meeting minutes 4/12/2022. City of Campbell MEMORANDUM Planning Division Staff Report ~ Planning Commission Meeting of April 26, 2022 Page 2 of 6 PLN-2021-195 ~ 2020 S. Bascom Avenue BACKGROUND The existing building was constructed under Santa Clara County jurisdiction and annexed into the City of Campbell in 1971. A Site and Architectural Permit (S89-08) for an approximately 4,630 square feet addition to the existing building was approved by the Planning Commission in July 1989. The Planning Commission approved a Conditional Use Permit in 2016 to allow for on-site consumption of beer and wine in conjunction with a new restaurant (Mod Pizza) at 2000 S. Bascom Avenue, located on the same parcel as the proposed veterinary clinic and hospital use. PROJECT DESCRIPTION Applicant’s Proposal: The applicant is requesting approval of a Conditional Use Permit to allow a veterinary office within an existing commercial tenant space. As described by the applicant's Project Description (reference Attachment 4), Dry Creek Animal Hospital will provide a new veterinary care practice to expand access to long-term, high-quality, reliable veterinary care for Campbell and surrounding areas. The submitted floor plan (reference Attachment 3 – Project Plans) depicts customer facing areas, such as the lobby, reception, and exam rooms, and treatment areas, such as an x-ray room, dental area, surgery room, and general treatment area. Figure 1: Proposed floor plans Project Location: The project site is an approximately 0.32 gross-acre commercial site, which is comprised of two buildings. The subject use, Dry Creek Animal Hospital, is proposing to occupy a 3,366 square-foot commercial tenant space located towards the center of the existing commercial building, as shown below. Staff Report ~ Planning Commission Meeting of April 26, 2022 Page 3 of 6 PLN-2021-195 ~ 2020 S. Bascom Avenue ANALYSIS General Plan: The General Plan Land Use designation for the property is General Commercial. The General Plan Land Use designation of General Commercial allows for commercial uses that need exposure to high volumes of traffic or access to transit corridors. The proposed use is consistent with the General Plan Land Use designation of General Commercial. Zoning Code: The project site has a zoning designation of C-2 General Commercial. The purpose of this zoning district is to provide a wide range of retail sales and business and personal services oriented to the automobile customer and accessible to transit corridors, to provide for general commercial needs of the city. Administrative Procedure: In the C-2 (General Commercial) Zoning District, veterinary clinics and animal hospitals are identified as a Conditional Use. In accordance with CMC 21.72 (Definitions) a veterinary clinic and animal hospital is defined as follows: “Veterinary clinics and animal hospitals" means office and indoor medical treatment facilities used by veterinarians, including large and small animal veterinary clinics, and animal hospitals. A maximum of five animals may be kept overnight only if they are receiving medical treatment at the clinic/hospital. Veterinary clinics and animal hospitals shall comply with the provisions of Section 21.36.250.” The proposed veterinary clinic and animal hospital use is proposing to locate in an existing commercial building with no changes to the exterior. There are no exterior changes to the building proposed at this time. Parking: The project site provides 77 parking spaces on-site, which are shared by all tenants. Based on the previous Site Approval (S89-08), the established parking ratio for the site is 1 parking space per 200 gross square feet. As part of the previous Site Approval, the Planning Commission allowed the site to only be served by 76 parking spaces (now 77 parking spaces) instead of the required 84 parking spaces, provided that the amount of retail space was capped at 9,330 square feet3 and the 3 The 9,330 square feet is the square footage for the entire building at 2020 S. Bascom Ave. Staff Report ~ Planning Commission Meeting of April 26, 2022 Page 4 of 6 PLN-2021-195 ~ 2020 S. Bascom Avenue maximum seating for the restaurant was restricted to 113 seats4 as a condition of approval. As a result, this condition of approval established a “retail” parking ratio at 1:200 square feet for future tenants and a 113-seat cap for future restaurants. Pursuant to Section 21.28.040(D)(1) of the Campbell Municipal Code (CMC), the number of required parking spaces for a new use shall be the same as the requirement for the previous use, regardless of the number of spaces actually provided by the previous use if 1) the previous use was legally established, and 2) no parking spaces were eliminated by the previous use. The previous use was a beauty salon and was legally established in 2008 and no parking spaces were eliminated by the previous use. Therefore, the parking requirement ratio for the proposed veterinary use remains the same at 1:200 square feet which equates to 17 parking spaces. Special Uses: Pursuant to Section 21.36.250 of the CMC, veterinary clinics and animal hospitals must comply with development and operational standards. The development and operational standards generally speak to the type of animals served, boarding activities, noise/odor mitigation, locational limitations, and hours of operation. As required by the CMC, the veterinary clinics and animal hospital use is proposing to treat only small animals, limited to dogs, cats, birds, and similar breeds and is not proposing any overnight boarding capabilities. The project is conditioned to be constructed of materials that will ensure sound will not exceed 65 decibels and the project is prohibited from burning or otherwise disposing of dead animals on the property. While the project is locating in an existing building, tenant improvements are needed to retrofit the space to serve the veterinary clinic and animal hospital use. Lastly, the project meets the 50-foot distance from any residentially zoned property by being located 60-feet from the nearest residentially zoned property. This 60-foot measurement is measured from the edge of the tenant space as opposed to the entire building. The Planning Commission has the authority to determine hours of operation for each clinic dependent on location. The project is proposing hours of operation from 7:00 AM to 8:00 PM daily for staff and 8:00 AM to 6:00 PM Monday through Saturday for customers and is not proposing any after hour emergency services. Conditional Use Permit Findings (Section 21.46.040 of CMC): The property is located within the C-2 (General Commercial) Zoning District. A veterinary clinic and hospital may be allowed subject to approval of a Conditional Use Permit after making all six (6) 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 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; See related discussion under ‘Zoning Code’. The use is considered a veterinary clinic and animal hospital use which is allowed with the approval of a Conditional Use Permit and upon compliance with Section 21.36.250 Veterinary clinics and animal hospitals of the CMC. 2. The proposed use is consistent with the General Plan; Allowing a new veterinary clinic and hospital use will meet the purpose/intent of the General Commercial General Plan land use designation which is to accommodate businesses along larger arterials and to provide an additional option for veterinary 4 The 113 seats are for the building at 2000 S. Bascom Avenue (i.e. Habit Burger Grill and Mod Pizza). Staff Report ~ Planning Commission Meeting of April 26, 2022 Page 5 of 6 PLN-2021-195 ~ 2020 S. Bascom Avenue services to serve Campbell residents. The applicant’s proposal may also be found to further the following General Plan policies and strategies: Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of attractive and convenient commercial and office uses that provide needed goods, services, and entertainment. Policy LUT-11.2: Services within walking distance: Encourage neighborhood services within walking distance of residential uses. The project complies with the above General Plan policy and strategy by providing a veterinary clinic and animal hospital service within walking distance of residential uses. 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; The project site is an existing property that adequately can accommodate fences, walls, landscaping, parking and loading facilities, and yards. The proposed veterinary clinic and hospital use will reconfigure a tenant space within an existing building and does not propose any site modifications. The project site contains an existing wall that provides a physical barrier to adjacent properties. The project site also contains existing landscaped areas that include lawn and a series of trees that assist in privacy to existing residential uses. Lastly, the project includes a surface parking lot with adequate parking to serve the proposed use and existing uses on-site. 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; Allowing a new veterinary clinic and animal hospital use is not anticipated to result in an appreciable increase in the amount of traffic the business generates. Furthermore, the project site is located on the corner of Campbell Avenue and Bascom Avenue. Campbell Avenue is considered a Class II arterial and Bascom Avenue is considered a Class I arterial per the General Plan (Figure LUT-3). Both arterials primarily serve through traffic with 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; and As described in the Zoning Code section and the Veterinary Clinics and Animal Hospital Section below, the proposed veterinary clinic and animal hospital use is compatible with the existing surrounding uses. The commercial use provides another service on a commercial corridor and is non-impactful to surrounding residential uses. 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. The proposed veterinary clinic and animal hospital use at the project site will not be detrimental to the comfort, health, morals, peace, safety, or general welfare of persons Staff Report ~ Planning Commission Meeting of April 26, 2022 Page 6 of 6 PLN-2021-195 ~ 2020 S. Bascom Avenue residing or working in the neighborhood of the proposed use, or be detrimental or injurious to property and improvements to the neighborhood or to the general welfare of the city. The proposed veterinary clinic and animal hospital use is proposing to locate in an existing building with reconfiguration of the tenant space. The operations of this facility will not be impactful to the surrounding area as the entirety of the use will be contained within the building and the project is conditioned to ensure sound mitigation. Furthermore, the proposed use is not proposing any late-night operations5. Veterinary Clinics and Animal Hospitals (Section 21.36.250 of CMC): Pursuant to Section 21.36.250(G) of the CMC, the Planning Commission must find the following: 1. The veterinary clinic and animal hospital use is compatible with other uses in the surrounding area. The project site is surrounded by existing commercial uses to the north, south, and west, and single-family residential uses to the east. The existing commercial uses include: a bank, beauty salon, retail, office, and a gasoline station. The project is compatible with other uses because the use will not negatively impact the surrounding uses and it provides a service within a commercial corridor for the use of the residents in the City. Public Outreach: The project was noticed to all property owners within 300 feet of the subject property and publicized in the newspaper (Metro). No public comments have been received. Prepared by: Tracy Tam, Associate Planner Approved by: Rob Eastwood, Community Development Director Attachments: 1. Draft Resolution 2. Location Map 3. Project Description 4. Project Plans 5 Section 21.72.020(L): "Late night activities" means land use activities operating between the hours of 11:00 p.m. and 6:00 a.m., including, but not limited to, the provision of goods and services to the public and all ancillary activities such as property maintenance, janitorial services, street and parking lot sweeping, deliveries, and similar activities. "Late night activities" do not include the lawful, reasonable and customary use of residential uses or professional offices in a manner that does not interfere with the reasonable use and enjoyment of other properties. Attachment 1 RESOLUTION NO. BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING APPROVAL OF A CONDITIONAL USE PERMIT (PLN-2021-195) TO ALLOW A VETERINARY CLINIC AND ANIMAL HOSPITAL USE WITHIN AN EXISTING COMMERCIAL TENANT SPACE LOCATED AT 2020 S. BASCOM AVENUE SUITE C, D, AND E IN THE C-2 (GENERAL COMMERCIAL) 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-2021-195: 1. The project site is zoned C-2 (General Commercial) and designated General Commercial by the General Plan. 2. The project site is the approximately 0.33-acre commercial shopping center located at 2000 and 2020 South Bascom Avenue, which is comprised of two buildings. 3. The subject use, Dry Creek Animal Hospital, occupies an approximately 3,366 square- foot commercial tenant space located towards the middle of the center. 4. The proposed project is an application for a Conditional Use Permit to allow a veterinary clinic and animal hospital use (d.b.a. Dry Creek Animal Hospital). 5. As described by the applicant's Written Description, Dry Creek Hospital is a veterinary and animal hospital use that will serve small animals. 6. In the C-2 (General Commercial) zoning districts, ‘veterinary clinic and animal hospital’ are identified as a Conditional Use. 7. A ‘veterinary clinic and animal hospital’ is defined by CMC 21.72 as follows: "Veterinary clinics and animal hospitals" means office and indoor medical treatment facilities used by veterinarians, including large and small animal veterinary clinics, and animal hospitals. A maximum of five animals may be kept overnight only if they are receiving medical treatment at the clinic/hospital. Veterinary clinics and animal hospitals shall comply with the provisions of Section 21.36.250.” 8. The proposal does not result in any additional floor area or exterior changes to the existing buildings. 9. The business would operate between 8:00 A.M. and 6:00 P.M. Monday through Saturday for customer serving hours and operate between 7:00 A.M. to 8:00 P.M. daily for staff operation hours, and accordingly, would not constitute a late-night use. 10. The site provides approximately 77 parking spaces which are shared between all tenants. Based on the Site Approval (S89-08), the established parking ratio for the site Planning Commission Resolution No. Page 2 of 7 2020 S. Bascom Avenue Conditional Use Permit (PLN-2021-195) – Veterinary Clinics and Animal Hospitals is 1 parking space per 200 gross square feet. In the S89-08 approval, the amount of retail space was capped at 9,330 square feet and the maximum seating for the restaurant was restricted to 113 seats as a condition of approval. As a result, this condition of approval established a “retail” baseline at 1:200 square feet for future tenants and a 113 seat cap for restaurants. Pursuant to Section 21.28.040(D)(2) of the Campbell Municipal Code (CMC), when a legally established structure is enlarged or increased in capacity, the difference in the required number of parking spaces for the new use and the existing use only needs to be provided. The previous use was a personal services, general use (i.e. a beauty salon), which requires 1 parking space per 250 square feet of gross floor area, but not less than 2 spaces per use. The Site Approval (S89-08) allowed a parking ratio of 1 parking space per 200 gross square feet to be applied to the site, which is less than the parking ratio for the previous use. Therefore, there are no new parking spaces the proposed veterinary clinic and animal hospital use must provide. 11. The business is located a minimum of 50-feet away from residential uses, would incorporate appropriate noise and odor mitigation, and be limited to the treatment of small animals as specified by CMC Section 21.36.250. 12. Applicable General Plan Policies considered by the Planning Commission included, but were not limited to, the following: Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of attractive and convenient commercial and office uses that provide needed goods, services, and entertainment. Policy LUT-11.2: Services within walking distance: Encourage neighborhood services within walking distance of residential uses. 13. In review 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. 14. 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, 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; Planning Commission Resolution No. Page 3 of 7 2020 S. Bascom Avenue Conditional Use Permit (PLN-2021-195) – Veterinary Clinics and Animal Hospitals 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. 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-2021-195) to allow a veterinary clinic and animal hospital use within an existing building located at 2020 South Bascom Avenue, Suite C, D, and E subject to the attached Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 26th day of April, 2022, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: APPROVED: Stuart Ching, Chair ATTEST: Rob Eastwood, Secretary EXHIBIT A CONDITIONS OF APPROVAL Conditional Use Permit (PLN-2021-195) 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.s COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 1. Approved Project: Approval is granted for a Conditional Use Permit (PLN-2021-195) to allow a veterinary clinic and animal hospital use (d.b.a. Dry Creek Animal Hospital) within an existing commercial tenant space located at 2020 S. Bascom Avenue. The project shall substantially conform to the Project Plans and Written Description included as Attachments 3 and 4 in the April 26, 2022 Planning Commission Staff Report, except as may be modified by the Conditions of Approval contained herein. 2. Permit Approval Expiration: The Conditional Use Permit approval shall be valid for one year from the effective date of the approval (expiring May 6, 2023). Within this one- year period an application for a building permit must be submitted. Failure to meet this deadline or expiration of an issued building permit will result in the Approval being rendered void. Abandonment, discontinuation, or ceasing of operations for a continuous period of twelve months shall void the Conditional Use Permit approved herein without the need for formal revocation by the decision-making body. 3. Compliance with Animal Ordinance: Operation of the use shall comply with all applicable provisions of Campbell Municipal Code (CMC) Title 7 – Animals. 4. Operational Standards: Consistent with the submitted Written Descriptions and City standards, a veterinary clinic and animal hospital use operating pursuant to the Conditional Use Permit approved herein shall conform to the following operational standards. Significant deviations from these standards (as determined by the Community Development Director) shall require approval of a Modification to the Conditional Use Permit. a. Small Animals Only: Treatment shall be confined to small animals, such as dogs, cats, birds, and the like. b. Noise Mitigation: The veterinary clinic and animal hospital use shall be maintained with completely enclosed, soundproof building constructed of materials which will insure that no sound exceeding 65 decibels shall be audible on the exterior of the building. The clinic shall also be provided with air-conditioning that is adequate to prevent the necessity of opening doors and windows for ventilation purposes. Planning Commission Resolution No. __ Page 2 of 7 2020 S. Bascom Avenue Conditional Use Permit (PLN-2021-195) – Veterinary Clinic and Animal Hospital c. Odor Mitigation: The veterinary clinic and animal hospital 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 dead animals and of all waste materials shall be made in compliance with County health standards. The removal of waste material and dead animals shall be done so as to guarantee that no obnoxious odor is produced. There shall be no burning or other disposal of dead animals on the premises. d. Restraint of Animals: Animals shall be restrained by means of a secure dog crate or leash held by an adult while traveling to and from a secure area inside the business. At no time shall any animal be unrestrained outside the building. e. Parking Management: In the event that three verifiable complaints are received by the City regarding parking, the Community Development Director may require establishment of limited duration parking, reduce the permitted occupancy, limit the hours of operation, require greater staggering of visits, require additional parking management strategies and/or return the project to the Planning Commission for review. f. Hours of Operation: Hours of operation shall be as follows. By the end of 'Business Hours', all customers shall have exited the premises. By the end of the 'Operational Hours' all employees shall be off the premises. Operational/Staff: 7:00 AM – 8:00 PM, Daily Business/Public: 8:00 AM – 6:00 PM, Monday through Saturday g. Trash Disposal and Clean-Up: All trash disposal, normal clean-up, carpet cleaning, window cleaning, sidewalk sweeping, etc. shall occur during the "operational hours." h. Business License: The business shall be required to obtain and maintain a City business license at all times. i. Smoking: "No Smoking" signs shall be posted on the premises in compliance with CMC Section 6.11.060. 5. Windows & Doors: At no time shall an obscure wall or barrier (i.e. drapery, window tinting, blinds, furniture, inventory, shelving units, storage of any kind or similar) be installed along, behind or attached to windows or doorways that blocks visual access to the tenant space or blocks natural light. 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. Trash receptacles shall be maintained within their approved enclosures at all times. 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 Planning Commission Resolution No. __ Page 3 of 7 2020 S. Bascom Avenue Conditional Use Permit (PLN-2021-195) – Veterinary Clinic and Animal Hospital 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. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air conditioning units, ventilation ducts or vents), shall be added to the existing building without providing screening of the mechanical equipment from public view and surrounding properties. The screening material and method shall be architecturally compatible with the building and requires review and approval by the Community Development Director and Building Division prior to installation of such screening. 10. Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment, materials or business vehicles shall be parked and/or stored outside the building or within the parking lot. 11. 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. 12. Revocation of Permit: Operation of a veterinary clinic and animal hospital use pursuant to the Conditional Use Permit approved herein 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 six (6) 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. In exercising this authority, the decision-making body may consider the following factors, among others: a. The number and types of noise complaints at or near the establishment that are reasonably determined to be a direct result of patrons’ actions or facility equipment; b. The number of parking complaints received from residents, business owners and other citizens concerning the operation of an establishment, including objectionable or obnoxious odors; and c. Violation of conditions of approval. Planning Commission Resolution No. __ Page 4 of 7 2020 S. Bascom Avenue Conditional Use Permit (PLN-2021-195) – Veterinary Clinic and Animal Hospital FIRE DEPARTMENT 13. Formal Plan Review: Review of this development proposal is limited to accessibility of site access and water supply and may include specific additional requirements as they pertain to fire department operations and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Division all applicable construction permits. A plan review is required prior to any proposed tenant improvement. DN DNFND.FG.FTG.F.O.S.F.O.F.FACE OF FINISHFOUNDATIONFACE OF STUDFIXED GLASSFOOTINGCHALK BOARDC.B.O.F.O.D.O.C.OBSC.O.F.S.P.B.PARTN.PLWD.PLAS.OPP.P.T.D.F.LAV.LAM.L.D.LAM.LVR.M.E.MAT.MAX.M.B.MAS.MECH.PLAST.M.S.MUL.M.L.MISC.MTL.MIN.MFR.NTS.NOM.N.I.C.M.T.D.F.DRINKING FOUNTAINDIA.DR.DWG.D.S.DIM.EB.EL.E.J.EA.EQUIP.EMER.ELEC.ELEV.DIAG.EXH.EQ.EXP.EXT.FLR.FIN.F.E.F.D.F.B.F.A.FLRG.(E)EMERGENCYFIRE EXTINGUISHERFIRE ALARMFLOORINGFLOORFINISHFLOOR DRAINFACE BRICKEQUIPMENTEXHAUSTEQUALEXTERIOREXPOSEDEXISTING QT.P.T.LPP.L.PL.EXPANSION JOINTEXPANSION BOLTEACHELEVATORELECTRICALELEVATIONDIAMETERDRAWINGDOWNSPOUTDIMENSIONDOORDIAGONAL N.NO.DET.DF.DBL.CFL.C.B.C.I.C.J.C.G.CH.CLG.CONST.CBLT.CHT.CER.COL.CLR.C.T.CONT.CTRSK.CORR.C.A.H.R.CONC.COM.dD.LC M.CLEAR ALL HEARTREDWOODCERAMIC TILEDOUBLEPENNYDRAINDOUGLAS FIRDETAILCONTINUOUSCORRUGATEDCONCRETECOMMONCOUNTERSINKCOUNTER FLASHINGCEILING HEIGHTCAST IRONCEILINGCONSTRUCTIONCONSTRUCTIONJOINTCOLUMNCLEARCATCH BASINCOUNTER BOLTCERAMICCHANNELCENTER LINECORNER GUARD PRESSURE TREATEDPRESSURE TREATEDPLYWOODQUARRY TILEDOUGLAS FIRPLASTERPLATE LINEPANIC BOLTPARTITIONPLATEPROPERTY LINEOVERFLOW DRAINOUTSIDE FACE OFOUTSIDE DIAMETER/NOT IN CONTRACTOBSCURESTUDDIMENSIONON CENTEROPPOSITENOT TO SCALENOMINALNUMBERNORTHMENMETAL THRESHOLDMANUFACTURERMACHINE LATHMISCELLANEOUSMULLIONMINIMUMMACHINE SCREWMETAL EDGEMECHANICALMACHINE BOLTMATERIALMAXIMUMMASONRYMETALLOUVER DIMENSIONLAMINATED PLASTICLOUVERLAVATORYLAMINATEDA.D.ADJ.A.C.A.B.ALUM.ACOUSA.P.B.W.B.S.B.M.BSMT.BLKG.BLDG.BOT.BRD.BET.ARCH.CAB.@ ARCHITECTBASEMENTBOTH WAYSBOTH SIDESBOTTOMCABINETBOARDBENCH MARKBLOCKINGBUILDINGBETWEENASPHALT CONCRETEAREA DRAINALUMINUMADJUSTABLEACOUSTICALANGLEACCESS PANELATANCHOR BOLT GLS.GYP.G.S.GRD.GALV.GB.GA.GALVANIZED STEELGALVANIZEDGLASSGRADEGYPSUMGRAB BARGAUGEGALVANIZED SHEETMETALG.S.M.HDR.HDW.H.B.H.C.HORIZ.HWD.H.M.HR.HT.HOLLOW MTL.HORIZONTALHEADERHARDWAREHOURHOSE BIBBHOLLOW COREHARDWOODHEIGHTINVERTINV.INSUL.INCL.I.D.INT.INSIDE DIAMETERINSULATIONINCLUDEINTERIORK.D.JAN.J.H.KILN DRIEDJOIST HANGERJANITOR S.S.STAINLESS STEELV.T.W.V.T.R.V.C.P.VERT.WSCT.W.W.F.W.D.W.S.W.P.WD.W/W.C.V.G.WELDED WIREFABRICWINDOW DIMENSIONWATERPROOFWOOD SCREWWATER CLOSETWOODWAINSCOTWITHVENT TOWALLVENT TO ROOFVERTICALVITRIFIED CLAYVERTICAL GRAINPIPEV.I.F.T&G.TRD.U.O.S.V.C.T.U.N.O.TEMP.TRPL.STOR.STRUCT.V.B.U.L.T.J.TEL.T.C.T.B.TYP.S/SSTL.SUS.UNLESS OTHERWISEVINYL COMPOSITIONUNLESS NOTEDVERIFY IN FIELDOTHERWISEVINYL BASETILEUNDERWRITERSTEMPEREDLABELSHOWNTONGUE & GROOVETOP OF JOISTTOP OF CURBTACKBOARDTELEPHONETREADTRIPLETYPICALSERVICE SINKSTRUCTURALSTORAGESTEELSUSPENDEDRWL.RWD.REQ.REINF.RSR.REV.RAD.SHTG.SPEC.R.H.S.D.SQ.S.M.SIM.SHT.R.O.S.C.SNK.R.E.R.D.RM.REM RIGHT HANDRAIN WATERLEADERSHEETINGSIMILARSHEETSQUARESHEET METALSPECIFICATIONSASH DIMENSIONREDWOODSOLID CORESINKRADIUSROOF DRAINREVISIONRISERREQUIREDREINFORCINGROOMREMOVEROUGH OPENINGRIM ELEVATIONFTG.F.P.FG.F.P.FIRE PLACE SDU SECOND DWELLING UNITF.O.C.FACE OF CONCRETE PROJECT DIRECTORYARCHITECTBRAD COX, ARCHITECT, INC.1155 MERIDIAN AVE., SUITE 208SAN JOSE, CA 95125CONTACT: HOLMAN VILCHEZ(408) 838-3667 OWNER'S AGENTBRAD COX, ARCHITECT, INC.1155 MERIDIAN AVE., SUITE 208SAN JOSE, CA 95125CONTACT: BRAD COX(408) 838-3667TYPE OF CONSTRUCTIONZONINGASSESSOR'S PARCEL NUMBEROCCUPANCY 288-08-079BV-BC-2LOCATED IN WUI AREA NOPROJECT DATAUSE COMMERCIALEXISTING SPRINKLERS NOREQUIRES NEW SPRINKLERS NOLOCATED IN FLOOD ZONE NOTOTAL NEW AREA ADDED (SQ. FT.)NONE(E) FLOOR AREA REMODELED (SQ. FT.)2,657GROSS LOT SIZE (SQ. FT.) 14,348AREASGROSS LOT SIZE (ACRES)0.32FLOOR AREA RATIO 69%APN 288-08-079GROSS LOT SIZE (SQ. FT.) 38,792GROSS LOT SIZE (ACRES).89FLOOR AREA RATIO 13%APN 288-08-080FIRST FLOOR AREA (SQ. FT.)9,176SECOND FLOOR AREA (SQ. FT.)743LOT COVERAGE 13%LOT COVERAGE 64%LANDSCAPING COVERAGE 13%PAVING COVERAGE 22%LANDSCAPING COVERAGE 24%PAVING COVERAGE 63%PROJECT DESCRIPTIONHOURS OF OPERATION:DRY CREEK ANIMAL HOSPITAL WILL HAVE HOURS OF OPERATION THAT MEET OUR CLIENTS’ WORK/LIFE SCHEDULES WHILE LIMITING THE IMPACTS ON OTHER BUSINESSES IN THE IMMEDIATE AREA. THE HOSPITAL WILL START WITH LIMITED HOURS AND EXTEND THEM OVER TIME AS STAFFING AND DEMAND INCREASES. HOURS AT CLINIC OPENING: 8AM TO 6PM, MONDAY THROUGH SATURDAY FULL OPERATIONS (MAXIMUM): 7AM TO 8PM, SUNDAY THROUGH SATURDAY THE OFFICE COULD ALSO CLOSE BETWEEN 12-1 IN ORDER TO HELP REDUCE PARKING CONFLICT WITH THE RESTAURANTS IN THE AREA DURING LUNCH TIME. PROJECT GOALS: DRY CREEK ANIMAL HOSPITAL WILL EXPAND ACCESS TO LONG-TERM, HIGH QUALITY, RELIABLE VETERINARY CARE FOR CAMPBELL AND SURROUNDING COMMUNITIES. PUBLIC BENEFITS: THIRTY PERCENT OF US HOUSEHOLDS GOT A NEW PET IN THE LAST 18 MONTHS WITH MINIMAL CORRESPONDING INCREASE IN VETERINARY CARE. LOCALLY, THERE ARE BACKLOGS FOR BOTH PRIMARY CARE AND EMERGENCY SERVICES, CREATING ADDITIONAL STRESS FOR BOTH PET OWNERS AND VETERINARY SERVICE PROVIDERS. THE HOSPITAL WILL PROVIDE A NEW VETERINARY CARE PRACTICE IN ONE OF CAMPBELL’S PRIMARY BUSINESS DISTRICTS, AND MAINTAIN A STRONG BOND WITH THE COMMUNITY THROUGH LOCAL PRACTICE OWNERSHIP AND A LONG HISTORY IN THE CAMPBELL AREA. SITE ARCHITECTURAL A-0.0 COVER SHEET A-0.6 SITE PHOTOS A-1.0 SITE PLAN DEMOLITION A-1.1 SITE PLAN A-2.1 FLOOR PLAN DEMOLITION A-2.2 ENLARGED FLOOR PLAN DEMOLITION A-3.1 FLOOR PLAN A-3.2 ENLARGED FLOOR PLAN A-13.0 ACCESSIBILITY SITE PLAN A-13.1 LANDSCAPE SITE PLAN SHEET REVISIONS DATE Brad Cox, Architect, Inc.LEED AP, AIA(408) 838-36671155 MERIDIAN AVENUE, SUITE #208SAN JOSE, CA 95125BRADLEY J.COXNo. C-25753REN. 06-30-2023IF THIS DRAWING IS NOT 24" x 36", THEN ITS SIZE HAS BEEN ALTERED, WHICH WILL AFFECT THE SCALE OF THE DRAWINGS. DO NOT SCALE DRAWINGS, USE GRAPHIC SCALES. THIS DRAWING AND THE INFORMATION ENCLOSED HEREIN IS THE PROPERTY OF THE ARCHITECT, BRAD COX, ARCHITECT, INC. 2020 ARCHITEDECTSNECILCALIFORNIFOETATSA10/04/21 A-0.0 COVER SHEETDRY CREEK ANIMAL HOSPITAL2020 S. BASCOM AVE. CAMPBELL, CA 95008TENANT IMPROVEMENTSDRY CREEK ANIMAL HOSPITALTENANT IMPROVEMENTS SHEET INDEX ABBREVIATIONS VICINITY MAP PROJECT INFORMATION2020 S. BASCOM AVE. CAMPBELL, CA 95008GENERAL NOTES REGULATORY APPROVAL STAMP THIS SET OF DRAWINGS SHALL NOT BE USED FOR CONSTRUCTION, AND SHALL NOT BE PRESENT AT THE JOBSITE, UNLESS THIS COVER SHEET CONTAINS THE PERMIT STAMP OF APPROVAL FROM THE CORRESPONDING BUILDING DEPARTMENT. IT IS THE CONTRACTOR’S RESPONSIBILITY TO MAINTAIN CURRENT DOCUMENTS ON SITE, INCLUDING ANY APPROVED SUBSEQUENT REVISIONS TO THE PERMIT SET, ADDENDA, SHOP DRAWINGS, AND SUBMITTALS. NO. DATE DESCRIPTIONFLOOR PLAN CONCEPTAERIAL PHOTO DN DN FND. FG. FTG. F.O.S. F.O.F.FACE OF FINISH FOUNDATION FACE OF STUD FIXED GLASS FOOTING CHALK BOARDC.B. O.F. O.D. O.C. OBSC. O.F.S. P.B. PARTN. PLWD. PLAS. OPP. P.T.D.F. LAV. LAM. L.D. LAM. LVR. M.E. MAT. MAX. M.B. MAS. MECH. PLAST. M.S. MUL. M.L. MISC. MTL. MIN. MFR. NTS. NOM. N.I.C. M.T.D.F.DRINKING FOUNTAIN DIA. DR. DWG. D.S. DIM. EB. EL. E.J. EA. EQUIP. EMER. ELEC. ELEV. DIAG. EXH. EQ. EXP. EXT. FLR. FIN. F.E. F.D. F.B. F.A. FLRG. (E) EMERGENCY FIRE EXTINGUISHER FIRE ALARM FLOORING FLOOR FINISH FLOOR DRAIN FACE BRICK EQUIPMENT EXHAUST EQUAL EXTERIOR EXPOSED EXISTING QT. P.T. LP P.L. PL. EXPANSION JOINT EXPANSION BOLT EACH ELEVATOR ELECTRICAL ELEVATION DIAMETER DRAWING DOWNSPOUT DIMENSION DOOR DIAGONAL N. NO. DET. DF. DBL. CFL. C.B. C.I. C.J. C.G. CH. CLG. CONST. CBLT. CHT. CER. COL. CLR. C.T. CONT. CTRSK. CORR. C.A.H.R. CONC. COM. d D. LC M. CLEAR ALL HEART REDWOODCERAMIC TILE DOUBLE PENNY DRAIN DOUGLAS FIR DETAIL CONTINUOUS CORRUGATED CONCRETE COMMON COUNTERSINK COUNTER FLASHING CEILING HEIGHT CAST IRON CEILING CONSTRUCTION CONSTRUCTION JOINT COLUMN CLEAR CATCH BASIN COUNTER BOLT CERAMIC CHANNEL CENTER LINE CORNER GUARD PRESSURE TREATED PRESSURE TREATED PLYWOOD QUARRY TILE DOUGLAS FIR PLASTER PLATE LINE PANIC BOLT PARTITION PLATE PROPERTY LINE OVERFLOW DRAIN OUTSIDE FACE OF OUTSIDE DIAMETER/ NOT IN CONTRACT OBSCURE STUD DIMENSION ON CENTER OPPOSITE NOT TO SCALE NOMINAL NUMBER NORTH MEN METAL THRESHOLD MANUFACTURER MACHINE LATH MISCELLANEOUS MULLION MINIMUM MACHINE SCREW METAL EDGE MECHANICAL MACHINE BOLT MATERIAL MAXIMUM MASONRY METAL LOUVER DIMENSION LAMINATED PLASTIC LOUVER LAVATORY LAMINATED A.D. ADJ. A.C. A.B. ALUM. ACOUS A.P. B.W. B.S. B.M. BSMT. BLKG. BLDG. BOT. BRD. BET. ARCH. CAB. @ ARCHITECT BASEMENT BOTH WAYS BOTH SIDES BOTTOM CABINET BOARD BENCH MARK BLOCKING BUILDING BETWEEN ASPHALT CONCRETE AREA DRAIN ALUMINUM ADJUSTABLE ACOUSTICAL ANGLE ACCESS PANEL AT ANCHOR BOLT GLS. GYP. G.S. GRD. GALV. GB. GA. GALVANIZED STEEL GALVANIZED GLASS GRADE GYPSUM GRAB BAR GAUGE GALVANIZED SHEET METAL G.S.M. HDR. HDW. H.B. H.C. HORIZ. HWD. H.M. HR. HT. HOLLOW MTL. HORIZONTAL HEADER HARDWARE HOUR HOSE BIBB HOLLOW CORE HARDWOOD HEIGHT INVERTINV. INSUL. INCL. I.D. INT. INSIDE DIAMETER INSULATION INCLUDE INTERIOR K.D. JAN. J.H. KILN DRIED JOIST HANGER JANITOR S.S.STAINLESS STEEL V.T.W. V.T.R. V.C.P. VERT. WSCT. W.W.F. W.D. W.S. W.P. WD. W/ W.C. V.G. WELDED WIRE FABRIC WINDOW DIMENSION WATERPROOF WOOD SCREW WATER CLOSET WOOD WAINSCOT WITH VENT TO WALL VENT TO ROOF VERTICAL VITRIFIED CLAY VERTICAL GRAIN PIPE V.I.F. T&G. TRD. U.O.S. V.C.T. U.N.O. TEMP. TRPL. STOR. STRUCT. V.B. U.L. T.J. TEL. T.C. T.B. TYP. S/S STL. SUS. UNLESS OTHERWISE VINYL COMPOSITION UNLESS NOTED VERIFY IN FIELD OTHERWISE VINYL BASE TILE UNDERWRITERS TEMPERED LABEL SHOWN TONGUE & GROOVE TOP OF JOIST TOP OF CURB TACKBOARD TELEPHONE TREAD TRIPLE TYPICAL SERVICE SINK STRUCTURAL STORAGE STEEL SUSPENDED RWL. RWD. REQ. REINF. RSR. REV. RAD. SHTG. SPEC. R.H. S.D. SQ. S.M. SIM. SHT. R.O. S.C. SNK. R.E. R.D. RM. REM RIGHT HAND RAIN WATER LEADER SHEETING SIMILAR SHEET SQUARE SHEET METAL SPECIFICATION SASH DIMENSION REDWOOD SOLID CORE SINK RADIUS ROOF DRAIN REVISION RISER REQUIRED REINFORCING ROOM REMOVE ROUGH OPENING RIM ELEVATION FTG. F.P. FG. F.P.FIRE PLACE SDU SECOND DWELLING UNIT F.O.C.FACE OF CONCRETE PROJECT DIRECTORY ARCHITECT BRAD COX, ARCHITECT, INC. 1155 MERIDIAN AVE., SUITE 208 SAN JOSE, CA 95125 CONTACT: HOLMAN VILCHEZ (408) 838-3667 OWNER'S AGENT BRAD COX, ARCHITECT, INC. 1155 MERIDIAN AVE., SUITE 208 SAN JOSE, CA 95125 CONTACT: BRAD COX (408) 838-3667 TYPE OF CONSTRUCTION ZONING ASSESSOR'S PARCEL NUMBER OCCUPANCY 288-08-079 B V-B C-2 LOCATED IN WUI AREA NO PROJECT DATA USE COMMERCIAL EXISTING SPRINKLERS NO REQUIRES NEW SPRINKLERS NO LOCATED IN FLOOD ZONE NO TOTAL NEW AREA ADDED (SQ. FT.)NONE (E) FLOOR AREA REMODELED (SQ. FT.)2,657 GROSS LOT SIZE (SQ. FT.) 14,348 AREAS GROSS LOT SIZE (ACRES)0.32 FLOOR AREA RATIO 69% APN 288-08-079 GROSS LOT SIZE (SQ. FT.) 38,792 GROSS LOT SIZE (ACRES).89 FLOOR AREA RATIO 13% APN 288-08-080 FIRST FLOOR AREA (SQ. FT.)9,176 SECOND FLOOR AREA (SQ. FT.)743 LOT COVERAGE 13% LOT COVERAGE 64% LANDSCAPING COVERAGE 13% PAVING COVERAGE 22% LANDSCAPING COVERAGE 24% PAVING COVERAGE 63% PROJECT DESCRIPTION HOURS OF OPERATION: DRY CREEK ANIMAL HOSPITAL WILL HAVE HOURS OF OPERATION THAT MEET OUR CLIENTS’ WORK/LIFE SCHEDULES WHILE LIMITING THE IMPACTS ON OTHER BUSINESSES IN THE IMMEDIATE AREA. THE HOSPITAL WILL START WITH LIMITED HOURS AND EXTEND THEM OVER TIME AS STAFFING AND DEMAND INCREASES. HOURS AT CLINIC OPENING: 8AM TO 6PM, MONDAY THROUGH SATURDAY FULL OPERATIONS (MAXIMUM): 7AM TO 8PM, SUNDAY THROUGH SATURDAY THE OFFICE COULD ALSO CLOSE BETWEEN 12-1 IN ORDER TO HELP REDUCE PARKING CONFLICT WITH THE RESTAURANTS IN THE AREA DURING LUNCH TIME. PROJECT GOALS: DRY CREEK ANIMAL HOSPITAL WILL EXPAND ACCESS TO LONG-TERM, HIGH QUALITY, RELIABLE VETERINARY CARE FOR CAMPBELL AND SURROUNDING COMMUNITIES. PUBLIC BENEFITS: THIRTY PERCENT OF US HOUSEHOLDS GOT A NEW PET IN THE LAST 18 MONTHS WITH MINIMAL CORRESPONDING INCREASE IN VETERINARY CARE. LOCALLY, THERE ARE BACKLOGS FOR BOTH PRIMARY CARE AND EMERGENCY SERVICES, CREATING ADDITIONAL STRESS FOR BOTH PET OWNERS AND VETERINARY SERVICE PROVIDERS. THE HOSPITAL WILL PROVIDE A NEW VETERINARY CARE PRACTICE IN ONE OF CAMPBELL’S PRIMARY BUSINESS DISTRICTS, AND MAINTAIN A STRONG BOND WITH THE COMMUNITY THROUGH LOCAL PRACTICE OWNERSHIP AND A LONG HISTORY IN THE CAMPBELL AREA. SITE ARCHITECTURAL A-0.0 COVER SHEET A-0.6 SITE PHOTOS A-1.0 SITE PLAN DEMOLITION A-1.1 SITE PLAN A-2.1 FLOOR PLAN DEMOLITION A-2.2 ENLARGED FLOOR PLAN DEMOLITION A-3.1 FLOOR PLAN A-3.2 ENLARGED FLOOR PLAN A-13.0 ACCESSIBILITY SITE PLAN A-13.1 LANDSCAPE SITE PLAN SHEET REVISIONS DATE Brad Cox, Architect, Inc. LEED AP, AIA (408) 838-3667 1155 MERIDIAN AVENUE, SUITE #208 SAN JOSE, CA 95125 BRADLEY J. COX No. C-25753 REN. 06-30-2023 IF THIS DRAWING IS NOT 24" x 36", THEN ITS SIZE HAS BEEN ALTERED, WHICH WILL AFFECT THE SCALE OF THE DRAWINGS. DO NOT SCALE DRAWINGS, USE GRAPHIC SCALES. THIS DRAWING AND THE INFORMATION ENCLOSED HEREIN IS THE PROPERTY OF THE ARCHITECT, BRAD COX, ARCHITECT, INC. 2020 ARCHI T E DE CTSNECIL CAL IF O RNIFO E T ATS A10/04/21 A-0.0 COVER SHEETDRY CREEK ANIMAL HOSPITAL2020 S. BASCOM AVE. CAMPBELL, CA 95008TENANT IMPROVEMENTSDRY CREEK ANIMAL HOSPITAL TENANT IMPROVEMENTS SHEET INDEX ABBREVIATIONS VICINITY MAP PROJECT INFORMATION 2020 S. BASCOM AVE. CAMPBELL, CA 95008 GENERAL NOTES REGULATORY APPROVAL STAMP THIS SET OF DRAWINGS SHALL NOT BE USED FOR CONSTRUCTION, AND SHALL NOT BE PRESENT AT THE JOBSITE, UNLESS THIS COVER SHEET CONTAINS THE PERMIT STAMP OF APPROVAL FROM THE CORRESPONDING BUILDING DEPARTMENT. IT IS THE CONTRACTOR’S RESPONSIBILITY TO MAINTAIN CURRENT DOCUMENTS ON SITE, INCLUDING ANY APPROVED SUBSEQUENT REVISIONS TO THE PERMIT SET, ADDENDA, SHOP DRAWINGS, AND SUBMITTALS. NO. DATE DESCRIPTION FLOOR PLAN CONCEPT AERIAL PHOTO DN DN DNTRUE NORTH A B C D (E) BUILDING (E) BUILDING E FG H I J K L M N WEST PARKING LOT OFF OF BASCOM AVE.A VIEW FROM NORTH OF BASCOM AVE.B VIEW FROM SOUTH OF BASCOM AVE.C VIEW OF CORNER BUILDING FROM PARKING LOTD TRASH ENCLOSURE AT REAR PARKING LOT ON THE EASTE VIEW OF PROPOSED LOCATION FROM PARKING LOTF VIEW OF TOWER FROM WEST PARKING LOTG LANDSCAPING AT BUILDING ON CORNER OF BASCOM AVE. AND CAMPBELL AVE.H VIEW TOWARDS EAST ON CAMPBELL AVE.KVIEW OF CORNER AT BASCOM AVE. AND CAMPBELL AVE.JSECOND TRASH ENCLOSURE AT REAR PARKING LOT ON THE EASTI VIEW OF PROPERTY AND EAST PARKING FROM CAMPBELL AVE.L ENTRANCE FROM CAMPBELL AVE.M VIEW OF CORNER BUILDING FROM CAMPBELL AVE.N SHEET REVISIONS DATE Brad Cox, Architect, Inc. LEED AP, AIA (408) 838-3667 1155 MERIDIAN AVENUE, SUITE #208 SAN JOSE, CA 95125 BRADLEY J. COX No. C-25753 REN. 06-30-2023 IF THIS DRAWING IS NOT 24" x 36", THEN ITS SIZE HAS BEEN ALTERED, WHICH WILL AFFECT THE SCALE OF THE DRAWINGS. DO NOT SCALE DRAWINGS, USE GRAPHIC SCALES. THIS DRAWING AND THE INFORMATION ENCLOSED HEREIN IS THE PROPERTY OF THE ARCHITECT, BRAD COX, ARCHITECT, INC. 2020 ARCHI T E DE CTSNECIL CAL IF O RNIFO E T ATS A10/04/21 A-0.6 BUILDING & SITE PHOTOSDRY CREEK ANIMAL HOSPITAL2020 S. BASCOM AVE. CAMPBELL, CA 95008TENANT IMPROVEMENTSNO. DATE DESCRIPTION 1" = 30'-0"1 SITE PLAN PHOTO ANGLES UP DN PROPERTY LINE 200'PROPERTY LINE 68.60'PROPERTY LINE 152.57'PROPERTY LINE 252.79'PROPERTY LINE 142.63'PROPERTY LINE 71.91'PROPERTY LINE 71.56'TRUE NORTH BASCOM AVENUEE. CAMPBELL AVENUE (E) CURB17' - 1"64' - 5" 6' - 11"10' - 2"(E) SIDEWALK20' - 11"(E) PARKING LOT (AC PAVING) (E) CURB 4' - 9"(E) SIDEWALK (E) LAWN (E) SIDEWALK10' - 4" 183' - 1"56' - 8"74' - 1"(E) TRASH ENCLOSURE (E) PLANTER 80' - 9"15' - 2"68' - 6"(E) PLANTER(E) PLANTER (E) TRASH ENCLOSURE (E) 6" TREE (E) PARKING LOT (AC PAVING) (E) PARKING LOT (AC PAVING) (E) 6' HIGH STUCCO FENCE (E) 6' HIGH STUCCO FENCE(E) BUILDING (E) BUILDING (APN 288-08-079) 14,286 SF (APN 288-08-080) 38,639 SF 10' - 1" (5,182 SF) (9,176 SF) 123456789101112 737271706968131415161718192021222324 25 26 27 28 29 30 31 32 35 36 37 38 39 40 59 49 48 47 46 45 44 43 42 41 33 34 58 60 57 61 56 62 55 63 54 64 53 65 52 66 51 67 50 74 75 76 77 AREA OF WORK SHEET REVISIONS DATE Brad Cox, Architect, Inc. LEED AP, AIA (408) 838-3667 1155 MERIDIAN AVENUE, SUITE #208 SAN JOSE, CA 95125 BRADLEY J. COX No. C-25753 REN. 06-30-2023 IF THIS DRAWING IS NOT 24" x 36", THEN ITS SIZE HAS BEEN ALTERED, WHICH WILL AFFECT THE SCALE OF THE DRAWINGS. DO NOT SCALE DRAWINGS, USE GRAPHIC SCALES. THIS DRAWING AND THE INFORMATION ENCLOSED HEREIN IS THE PROPERTY OF THE ARCHITECT, BRAD COX, ARCHITECT, INC. 2021 ARCHI T E DE CTSNECIL CAL IF O RNIFO E T ATS AREGULATORY APPROVAL STAMP 10/04/21 A-1.0 SITE PLAN DEMOLITIONDRY CREEK ANIMAL HOSPITAL2020 S. BASCOM AVE. CAMPBELL, CA 95008TENANT IMPROVEMENTS1/16" = 1'-0"1 SITE PLAN DEMOLITION NO. DATE DESCRIPTION KEYNOTES NO. NOTE DN UP DN DN PROPERTY LINE 200'PROPERTY LINE 68.60'PROPERTY LINE 152.57'PROPERTY LINE 252.79'PROPERTY LINE 142.63'PROPERTY LINE 71.91'PROPERTY LINE 71.56'BASCOM AVENUEE. CAMPBELL AVENUE TRUE NORTH(E) CURB17' - 1"64' - 5" 6' - 11"10' - 2"(E) SIDEWALK20' - 11"(E) BUILDING (E) CURB 4' - 9"(E) SIDEWALK (E) LAWN (E) SIDEWALK(E) BUILDING 10' - 4" 183' - 1"56' - 8"74' - 1"(E) TRASH ENCLOSURE (E) PLANTER 80' - 9"15' - 2"68' - 6"(E) PLANTER1' - 4" (E) PLANTER (E) TRASH ENCLOSURE AREA OF WORK (E) PARKING LOT (AC PAVING) (E) PARKING LOT (AC PAVING) (E) PARKING LOT (AC PAVING) (E) 6' HIGH STUCCO FENCE (E) 6' HIGH STUCCO FENCE(APN 288-08-079) 14,286 SF (APN 288-08-080) 38,639 SF (5,182 SF) (9,176 SF) 161718192021222324 25 26 27 28 29 30 31 32 35 36 37 38 39 40 59 33 34 58 60 57 61 56 62 55 63 54 64 53 65 52 66 51 67 50 123456789101112 737271706968131415 49 48 47 46 45 44 43 42 41 74 75 76 77 62' - 9" SHEET REVISIONS DATE Brad Cox, Architect, Inc. LEED AP, AIA (408) 838-3667 1155 MERIDIAN AVENUE, SUITE #208 SAN JOSE, CA 95125 BRADLEY J. COX No. C-25753 REN. 06-30-2023 IF THIS DRAWING IS NOT 24" x 36", THEN ITS SIZE HAS BEEN ALTERED, WHICH WILL AFFECT THE SCALE OF THE DRAWINGS. DO NOT SCALE DRAWINGS, USE GRAPHIC SCALES. THIS DRAWING AND THE INFORMATION ENCLOSED HEREIN IS THE PROPERTY OF THE ARCHITECT, BRAD COX, ARCHITECT, INC. 2021 ARCHI T E DE CTSNECIL CAL IF O RNIFO E T ATS AREGULATORY APPROVAL STAMP 10/04/21 A-1.1 SITE PLANDRY CREEK ANIMAL HOSPITAL2020 S. BASCOM AVE. CAMPBELL, CA 95008TENANT IMPROVEMENTSNO. DATE DESCRIPTION 1/16" = 1'-0"1 SITE PLAN KEYNOTES NO. NOTE WH DN UP SUITE F CL. SUITE E SUITE C SUITE B DN 2R CONCRETE WALKWAYSUITE D ABOVE TRUE NORTH SUITE G SUITE A A-2.2 1 (2,122 SF) (2,096 SF) (1,639 SF) (1,003 SF) (1,254 SF) (911 SF) TRUE NORTH SUITE D A-2.2 2 (709 SF) SHEET REVISIONS DATE Brad Cox, Architect, Inc. LEED AP, AIA (408) 838-3667 1155 MERIDIAN AVENUE, SUITE #208 SAN JOSE, CA 95125 BRADLEY J. COX No. C-25753 REN. 06-30-2023 IF THIS DRAWING IS NOT 24" x 36", THEN ITS SIZE HAS BEEN ALTERED, WHICH WILL AFFECT THE SCALE OF THE DRAWINGS. DO NOT SCALE DRAWINGS, USE GRAPHIC SCALES. THIS DRAWING AND THE INFORMATION ENCLOSED HEREIN IS THE PROPERTY OF THE ARCHITECT, BRAD COX, ARCHITECT, INC. 2021 ARCHI T E DE CTSNECIL CAL IF O RNIFO E T ATS AREGULATORY APPROVAL STAMP 10/04/21 A-2.1 FLOOR PLAN DEMOLITIONDRY CREEK ANIMAL HOSPITAL2020 S. BASCOM AVE. CAMPBELL, CA 95008TENANT IMPROVEMENTSNO. DATE DESCRIPTION 1/8" = 1'-0"1 FIRST FLOOR PLAN DEMOLITION 1/8" = 1'-0"2 SECOND FLOOR PLAN DEMOLITION KEYNOTES NO. NOTE WH UP EXISTING WALL TO REMAIN DEMOLITION PLAN LEGEND: WALL TO BE DEMOLISHED EXISTING WINDOW OR DOOR TO REMAIN (WHERE "XXXX" INDICATES THE SIZE) (E) XXXX RETROFIT WINDOW OR DOOR TO BE REMOVED (WHERE "XXXX" INDICATES THE SIZE) (R) XXXX SUITE F TILE +8' -9" +7' -0" CL. SUITE E TILE +8' -9" SUITE D CARPET VAULTED SUITE C TILE +8' -8" SUITE B VINYL +8' -10" SUITE B VINYL +8' -10" CONCRETE WALKWAY SUITE D ABOVE TRUE NORTH TRUE NORTH SUITE D CARPET VAULTED SHEET REVISIONS DATE Brad Cox, Architect, Inc. LEED AP, AIA (408) 838-3667 1155 MERIDIAN AVENUE, SUITE #208 SAN JOSE, CA 95125 BRADLEY J. COX No. C-25753 REN. 06-30-2023 IF THIS DRAWING IS NOT 24" x 36", THEN ITS SIZE HAS BEEN ALTERED, WHICH WILL AFFECT THE SCALE OF THE DRAWINGS. DO NOT SCALE DRAWINGS, USE GRAPHIC SCALES. THIS DRAWING AND THE INFORMATION ENCLOSED HEREIN IS THE PROPERTY OF THE ARCHITECT, BRAD COX, ARCHITECT, INC. 2020 ARCHI T E DE CTSNECIL CAL IF O RNIFO E T ATS A10/04/21 A-2.2 ENLARGED FLOOR PLAN DEMOLITIONDRY CREEK ANIMAL HOSPITAL2020 S. BASCOM AVE. CAMPBELL, CA 95008TENANT IMPROVEMENTS1/4" = 1'-0"1 ENLARGED FIRST FLOOR PLAN DEMOLITION KEYNOTES NO. NOTE 1/4" = 1'-0"2 ENLARGED SECOND FLOOR PLAN DEMOLITION NO. DATE DESCRIPTION DN DN DN UP SUITE F CL. SUITE C (2,657 SF) SUITE B SUITE D ABOVE SUITE G SUITE A TRUE NORTH A-3.2 1 (2,122 SF) (2,096 SF) (911 SF) (1,239 SF) TRUE NORTH SUITE D A-3.2 2 (709 SF) SHEET REVISIONS DATE Brad Cox, Architect, Inc. LEED AP, AIA (408) 838-3667 1155 MERIDIAN AVENUE, SUITE #208 SAN JOSE, CA 95125 BRADLEY J. COX No. C-25753 REN. 06-30-2023 IF THIS DRAWING IS NOT 24" x 36", THEN ITS SIZE HAS BEEN ALTERED, WHICH WILL AFFECT THE SCALE OF THE DRAWINGS. DO NOT SCALE DRAWINGS, USE GRAPHIC SCALES. THIS DRAWING AND THE INFORMATION ENCLOSED HEREIN IS THE PROPERTY OF THE ARCHITECT, BRAD COX, ARCHITECT, INC. 2021 ARCHI T E DE CTSNECIL CAL IF O RNIFO E T ATS AREGULATORY APPROVAL STAMP 10/04/21 A-3.1 FLOOR PLANDRY CREEK ANIMAL HOSPITAL2020 S. BASCOM AVE. CAMPBELL, CA 95008TENANT IMPROVEMENTSNO. DATE DESCRIPTION 1/8" = 1'-0"1 FIRST FLOOR PLAN DEMOLITION 1/8" = 1'-0"2 SECOND FLOOR PLAN DEMOLITION KEYNOTES NO. NOTE DN DN DW EXISTING WALL TO REMAIN PROPOSED PLAN LEGEND: NEW 2x4 WALL NEW 1-HOUR RATED WALL TO BE ADDED, OR (E) WALL TO BE VERIFIED IN FIELD NEW 2x6 WALL SUITE F TILE +8' -9" (EXISTING TO REMAIN) DN W/D UP FRE.CAGE-L48"x30"x30"CAGE-M 36"x30"x30" SCALE SCRUB SINK LABRECOV. DN TRUE NORTH 106 EXAM ROOM 105 EXAM ROOM 102 RECEPTION 101 LOBBY 103 STORAGE 104 STAIR 111 HALLWAY 110 RESTROOM 109 DOG WARD 107 EXAM ROOM 108 EXAM ROOM 112 SURGERY 115 LAB 114 OFFICE 114 FOYER 117 ISOLATION 118 CAT WARD 113 TREATMENT 119 DENTAL 120 UTILITY 121 X-RAY 122 RESTROOM 123 VESTIBULE CAGE CAGE RAMP CAGE TRUE NORTH 201 BREAK ROOM 202 STORAGE 203 OFFICE 204 OFFICE 205 RESTROOM SHEET REVISIONS DATE Brad Cox, Architect, Inc. LEED AP, AIA (408) 838-3667 1155 MERIDIAN AVENUE, SUITE #208 SAN JOSE, CA 95125 BRADLEY J. COX No. C-25753 REN. 06-30-2023 IF THIS DRAWING IS NOT 24" x 36", THEN ITS SIZE HAS BEEN ALTERED, WHICH WILL AFFECT THE SCALE OF THE DRAWINGS. DO NOT SCALE DRAWINGS, USE GRAPHIC SCALES. THIS DRAWING AND THE INFORMATION ENCLOSED HEREIN IS THE PROPERTY OF THE ARCHITECT, BRAD COX, ARCHITECT, INC. 2020 ARCHI T E DE CTSNECIL CAL IF O RNIFO E T ATS A10/04/21 A-3.2 ENLARGED FLOOR PLANDRY CREEK ANIMAL HOSPITAL2020 S. BASCOM AVE. CAMPBELL, CA 95008TENANT IMPROVEMENTS1/4" = 1'-0"1 ENLARGED FIRST FLOOR PLAN KEYNOTES NO. NOTE NO. DATE DESCRIPTION 1/4" = 1'-0"2 ENLARGED SECOND FLOOR PLAN DN DN DN UP BASCOM AVENUEE. CAMPBELL AVENUE TRUE NORTH (E) CURB(E) SIDEWALK(E) CURB(E) SIDEWALK (E) LAWN (E) SIDEWALK(E) TRASH ENCLOSURE (E) PLANTER (E) PLANTER(E) PLANTER (E) TRASH ENCLOSURE (E) PARKING LOT (AC PAVING) (E) PARKING LOT (AC PAVING) (E) PARKING LOT (AC PAVING) PROPERTY LINE 200'PROPERTY LINE 68.60'PROPERTY LINE 152.57'PROPERTY LINE 252.79'PROPERTY LINE 142.63'PROPERTY LINE 71.91'PROPERTY LINE 71.56'(E) 6' HIGH STUCCO FENCE (E) 6' HIGH STUCCO FENCE(E) BUILDING (E) BUILDING (APN 288-08-079) (APN 288-08-080) LEGEND ACCESSIBLE PATH OF TRAVEL SHEET REVISIONS DATE Brad Cox, Architect, Inc. LEED AP, AIA (408) 838-3667 1155 MERIDIAN AVENUE, SUITE #208 SAN JOSE, CA 95125 BRADLEY J. COX No. C-25753 REN. 06-30-2023 IF THIS DRAWING IS NOT 24" x 36", THEN ITS SIZE HAS BEEN ALTERED, WHICH WILL AFFECT THE SCALE OF THE DRAWINGS. DO NOT SCALE DRAWINGS, USE GRAPHIC SCALES. THIS DRAWING AND THE INFORMATION ENCLOSED HEREIN IS THE PROPERTY OF THE ARCHITECT, BRAD COX, ARCHITECT, INC. 2021 ARCHI T E DE CTSNECIL CAL IF O RNIFO E T ATS AREGULATORY APPROVAL STAMP 10/04/21 A-13.0 ACCESSIBILITY SITE PLANDRY CREEK ANIMAL HOSPITAL2020 S. BASCOM AVE. CAMPBELL, CA 95008TENANT IMPROVEMENTSNO. DATE DESCRIPTION 1/16" = 1'-0"1 ACEESSIBILITY SITE PLAN DN DN DN UP PROPERTY LINE 200'PROPERTY LINE 68.60'PROPERTY LINE 152.57'PROPERTY LINE 252.79'PROPERTY LINE 142.63'PROPERTY LINE 71.91'PROPERTY LINE 71.56'BASCOM AVENUEE. CAMPBELL AVENUE TRUE NORTH(E) CURB17' - 1"64' - 5" 6' - 11"10' - 2"(E) SIDEWALK20' - 11"(E) CURB 4' - 9"(E) SIDEWALK (E) LAWN (E) SIDEWALK10' - 4" 183' - 1"56' - 8"74' - 1"(E) TRASH ENCLOSURE (E) PLANTER 80' - 9"15' - 2"68' - 6"(E) PLANTER1' - 4" (E) PLANTER (E) TRASH ENCLOSURE (E) 12" TREE(E) 12" TREE(E) 12" TREE (E) 28" REDWOOD (E) 21" REDWOOD (E) 22" REDWOOD (E) 18" REDWOOD (E) 17" REDWOOD (E) 18" REDWOOD (E) 18" REDWOOD (E) 16" TREE (E) 18" TREE (E) 6" TREE (E) 6" TREE (E) 6" TREE (E) 12" PALM (E) 24" PALM AREA OF WORK (E) PARKING LOT (AC PAVING) (E) PARKING LOT (AC PAVING) (E) PARKING LOT (AC PAVING) (E) 6' HIGH STUCCO FENCE (E) 6' HIGH STUCCO FENCE(E) BUILDING (E) BUILDING SHEET REVISIONS DATE Brad Cox, Architect, Inc. LEED AP, AIA (408) 838-3667 1155 MERIDIAN AVENUE, SUITE #208 SAN JOSE, CA 95125 BRADLEY J. COX No. C-25753 REN. 06-30-2023 IF THIS DRAWING IS NOT 24" x 36", THEN ITS SIZE HAS BEEN ALTERED, WHICH WILL AFFECT THE SCALE OF THE DRAWINGS. DO NOT SCALE DRAWINGS, USE GRAPHIC SCALES. THIS DRAWING AND THE INFORMATION ENCLOSED HEREIN IS THE PROPERTY OF THE ARCHITECT, BRAD COX, ARCHITECT, INC. 2021 ARCHI T E DE CTSNECIL CAL IF O RNIFO E T ATS AREGULATORY APPROVAL STAMP 10/04/21 A-13.1 LANDSCAPE SITE PLANDRY CREEK ANIMAL HOSPITAL2020 S. BASCOM AVE. CAMPBELL, CA 95008TENANT IMPROVEMENTSNO. DATE DESCRIPTION 1/16" = 1'-0"1 LANDSCAPING SITE PLAN NOTE: ALL EXISTING LANDSCAPING IS TO REMAIN. ITEM NO. 2 CITY OF CAMPBELL ∙ PLANNING COMMISSION Staff Report ∙ April 12, 2022 PLN-2021-137 Huang, P. Public Hearing to consider the Appeal of the Community Development Director’s denial of a Tree Removal Permit (PLN-2021-137) to allow the removal of one (1) Redwood tree with a diameter of 47 inches on the property located at 1240 Abbott Avenue in the R-1-9 (Single-Family Residential) Zoning District. STAFF RECOMMENDATION The Planning Commission take the following action: 1. Adopt a Resolution, denying the Appeal (PLN-2021-137) and upholding the Community Development Director’s denial of Tree Removal Permit (PLN-2021-137) for the removal of one (1) Redwood tree with a diameter of 47 inches on the subject property. ENVIRONMENTAL DETERMINATION Staff recommends that the Planning Commission find that this project is Statutorily Exempt under Section 15270(a) of the California Environmental Quality Act (CEQA) pertaining to projects which are disapproved. BACKGROUND On August 12, 2021, the applicant submitted a Tree Removal Permit application (PLN-2021-137) requesting the removal of one (1) Redwood tree with a diameter of 47 inches, referencing the danger of the tree falling, existing damage to a clay pot and a pergola type structure, and tree branches falling on the property as described in the Written Statement (Attachment 3). Monarch Consulting Arborists was hired by the City on September 7, 2021 to perform an assessment of the Redwood tree. On October 21, 2021, an assessment of the redwood tree was provided to the City (Attachment 5). The report concludes that the Redwood tree is in fair condition1 and poses a low risk to people and moderate risk to parked cars and the residence at 1240 Abbott Avenue. On October 26, 2021, based on the technical recommendations in the Monarch report (Attachment 5) and the applicable findings, the Tree Removal Permit application was denied. A letter was sent to inform the applicant of the decision (Attachment 4) to deny the application and a Notice of Decision was also mailed to surrounding property owners. On November 8, 2021, an appeal was filed and the fee of $200 was paid by the applicant contesting the decision to deny the Tree Removal Permit application. An appeal statement was submitted by the applicant (Attachment 6), stating that the Municipal Code and the arborist report does not consider or account for unusual storm events or extreme high winds. The appeal further states that the arborist report questions the suitability of the Redwood tree on the residential lot but recognizes 1 An assessment of the tree’s health, structure, and form. Page 2 of 4 the tree does not meet the findings for removal. The Planning Commission is the appeal authority for Tree Removal Permits. Pursuant to Campbell Municipal Code (CMC) Section 21.32.080, approval of a Tree Removal Permit may only be granted when the approval authority can make at least one of the following findings of the Campbell Tree Protection Ordinance: 1) Diseased or Danger of Falling, 2) Structure Damage, 3) Utility Interference, 4) Overplanting, and 5) Economic Enjoyment and Hardship. Based upon a review of the submitted materials and an inspection of the tree, the Community Development Director determined that the required findings had not been met. Specifically, according to an arborist report procured by the City, the likelihood of branch failures in the next two years is probable, while entire tree (stem or root) failure is improbable. The arborist assessment noted that the moderate risk of branch failure can be mitigated with regular monitoring and periodic pruning which is a reasonable and expected preventative obligation associated with Redwood trees. The required findings for Tree Removal Permits and staff analysis are discussed in the section below. DISCUSSION Section 21.32.080 of the Campbell Municipal Code contains the Tree Removal Findings, provided below: 1. Diseased/Danger of Falling: The tree or trees are diseased or presents a danger of falling that cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices such that the public health or safety requires its removal. Per the arborist assessment, the Redwood tree is not diseased and the likelihood of branch failures are expected to occur, however, entire tree or trunk failure is rare. The arborist assessment further states that the maintenance of the Redwood tree exacerbated the likelihood of branch failures and by thinning the crown, the branches can oscillate more without hitting other branches, which reduces the amount of movement. Because the tree is not diseased, the likelihood of entire tree or trunk failure is rare, and the danger of branch failure can be remediated by maintenance, and therefore staff cannot make this finding. 2. Structure Damage. The tree or trees have caused or may imminently cause significant damange to the existing main structure(s) that cannot be controlled or remedied through reasonable modification of the tree’s root or branch structure. The Redwood tree has not caused significant damage to the existing main structure. Per the arborist assessment, the likelihood of the entire tree or trunk failure is rare, however, the likelihood of branch failures is expected. Through maintenance, the danger of branch failure can be remediated. The given time period for the arborist assessment is two years, and as recommended in Option 2 (Attachment 5), the applicant can retain the tree, monitor it, and periodically prune the tree for every two-year period. Per the arborist assessment, Option 2 contains two recommendations: 1) Retain and monitor the tree every two years at a minimum, and 2) periodically prune the tree with the objective of reducing branch length or weight to minimize the likelihood of the branch failure. Therefore, staff cannot make this finding. 3. Utility Interference. The tree or trees have interfered with utility services where such interference cannot be controlled or remedied through reasonable modification/relocation of the utility services and/or reasonable modification of the tree’s root or branch structure. Page 3 of 4 The Redwood tree is not located in close proximity to any known utilities, therefore, staff cannot make this finding. 4. Overplanting. The tree(s) is crowding other protected tree(s) to the extent the removal is necessary to ensure the long-term viability of adjacent tree(s). The tree is not crowding other protected trees as there are no other trees located within the drip line of the Redwood tree, therefore, staff cannot make this finding. 5. Economic Enjoyment/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. The Redwood tree does not restrict the economic enjoyment of this property or does not create 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; as noted, regular monitoring and periodic pruning is a reasonable and expected preventative obligation associated with ownership of Redwood trees. The property is a developed single-family residence with a typical lot size and of a configuration that is reflected in the surrounding properties. The retention of the Redwood tree does not restrict the property from being used as a single-family residence. Furthermore, the Redwood tree does not create 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 as the property can still be used as a single-family residence without limiting the size or functionality of the backyard. Therefore, staff cannot make this finding. The appeal filed by the applicant contests the Community Development Director’s decision in denying the Tree Removal Permit application. In the Appeal Application, the applicant states that the primary reason for this Tree Removal Permit is to protect property and the safety of children. The applicant further states that the arborist report does not consider specific topics outside of the Municipal Code such as unusual storm events or extreme high winds. The applicant states that the series of storms that occurred in early 2021 resulted in small tree branches (ranging from 10 to 20 feet long with 4 to 5 inches in diameter) and associated seeds and decaying foliage falling and with global warming and constant drought conditions, the unusual storm events or extreme high winds appear to have become the norm. The applicant further states that the arborist recommends evaluating the suitability of the tree with respects to its’ size for the size of the residential lot. In the arborist assessment, the arborist recognizes that the Redwood tree does not meet the findings for removal. The arborist assessment states the Redwood tree is in fair condition and poses a low risk to people and moderate risk to marked cars and the residence at 1240 Abbott Avenue. The assessment included an inspection of the crown, trunk, root collar, above ground roots, and site conditions around the tree. The objective of the assessment was to look for obvious defects and conditions that could lead to failure within the next two years. The Tree Removal Findings do not include or reference unusual storm events or extreme high winds and therefore, cannot be considered as part of the decision-making process. The findings are the legal justifications of a decision-making process. Staff maintains the position that the Redwood tree Page 4 of 4 can be properly maintained, retained, monitored, and pruned to reduce branch length/weight to minimize the likelihood of branch failure. ALTERNATIVES If the Planning Commission alternatively intends to approve the appeal, it should make direct staff to come back at a specified future Planning Commission hearing date with the required finding(s) to take action. After the action occurs, the appellant would be allowed to remove the Redwood Tree. Attachments: 1. Draft Resolution 2. Location Map 3. Tree Removal Written Statement 4. Tree Removal Permit Denial 5. Arborist Assessment 6. Appeal Application Prepared by: _________________________________________ Tracy Tam, Associate Planner Approved by: _________________________________________ Rob Eastwood, Community Development Director RESOLUTION NO. BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL DENYING AN APPEAL OF THE COMMUNITY DEVELOPMENT DIRECTOR’S DENIAL OF A TREE REMOVAL PERMIT (PLN-2021-137) TO ALLOW THE REMOVAL OF ONE (1) REDWOOD TREE ON A PROPERTY LOCATED AT 1240 ABBOTT AVENUE IN THE R-1-9 (SINGLE- FAMILY RESIDENTIAL) 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. After due consideration of all evidence presented, the Planning Commission did find as follows with respect to the recommended denial of file number PLN-2021-137: 1. The project site is zoned R-1-9 (Single-family Residential) as shown on the Campbell Zoning Map. 2. The project site is designated Low Density Residential (less than 4.5 units per gross acre) as shown on the Campbell General Plan Map. 3. The project site is currently a developed lot with a single-family residence. 4. The Redwood tree located on the property is a protected tree and requires approval of a Tree Removal Permit to remove. 5. The applicant submitted a Tree Removal Permit application (PLN-2021-137) on August 12, 2021 due to the perceived danger of the Redwood tree falling and causing damage to structures. 6. Monarch Consulting Arborists was hired by the City on September 7, 2021 to perform an evaluation of a Redwood tree. To summarize the report, the Redwood tree was found to be in fair condition and these trees pose a low risk to people and a moderate risk to parked cars and the residence. The arborist report also states the Redwood tree is not diseased and the branch failure can be remediated by regular monitoring and maintenance. 7. On October 26, 2021, the Planning Department sent a notice informing the applicant that the request was denied due to the inability to make the findings. 8. The applicant submitted an Appeal application on November 8, 2021 to request removal of one (1) Redwood tree due to safety concerns for peoples and property related to unusual storm events or extreme high winds. 9. Pursuant to Campbell Municipal Code (CMC) Section 21.32.080, approval of a Tree Removal Permit may only be granted when at least one of the following findings can be made: 1) Diseased or Danger of Falling, 2) Structure Damage, 3) Utility Interference, 4) Overplanting, 5) Economic Enjoyment and Hardship. Planning Commission Resolution No.___ Page 2 of 2 PLN-2021-137 ~ 1240 Abbott Ave. Denying an Appeal of a Tree Removal Permit a. Finding #1 (Diseased/Danger of Falling): The tree or trees are diseased or presents a danger of falling that cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices such that the public health or safety requires its removal. b. Finding #2 (Structure Damage): The tree or trees have caused or may imminently cause significant damage to the existing main structure(s) that cannot be controlled or remedied through reasonable modification of the tree’s root or branch structure. c. Finding #3 (Utility Interference): The tree or trees have interfered with utility services where such interference cannot be controlled or remedied through reasonable modification/relocation of the utility services and/or reasonable modification of the tree’s root or branch structure. d. Finding #4 (Overplanting): The tree(s) is crowding other protected tree(s) to the extent the removal is necessary to ensure the long-term viability of adjacent tree(s). e. Finding #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. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Tree Removal Permit Findings (CMC Sec. 21.32.080): 1. Finding #1 (Diseased/Danger of Falling) cannot be made because the Redwood tree is not diseased and the likelihood of branch failures are expected to occur, however, entire tree or trunk failure is rare. 2. Finding #2 (Structure Damage) cannot be made because the Redwood tree has not caused significant damage to the existing main structure. 3. Finding #3 (Utility Interference) cannot be made because the Redwood tree is not located in close proximity to any known utilities. 4. Finding #4 (Overplanting) cannot be made because the Redwood tree is not crowding other protected trees as there are no other trees located within the drop line of the Redwood tree. 5. Finding #5 (Economic Enjoyment and Hardship) cannot be made because the Redwood tree does not restrict the economic enjoyment of the property or does not Planning Commission Resolution No.___ Page 2 of 2 PLN-2021-137 ~ 1240 Abbott Ave. Denying an Appeal of a Tree Removal Permit create an unusual hardship as the property is a developed single-family residence with a typical lot size and of a configuration that is reflected in the surrounding properties. Furthermore, the retention of the Redwood tree does not restrict the property from being used as a single-family residence as the property can still be used as a single- family residence without limiting the size or functionality of the backyard. Environmental Findings (CMC Sec. 21.38.050): 6. The project is Statutorily Exempt under Section 15270(a) of the California Environment Quality Act (CEQA), pertaining to projects which a public agency rejects or disapproves. THEREFORE, BE IT RESOLVED that the Planning Commission denies an Appeal of the Community Development Director’s denial of a Tree Removal Permit (PLN-2021-137) to remove one (1) Redwood Tree on property located at 1240 Abbott Avenue. PASSED AND ADOPTED this 26th day of April 2022, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: APPROVED: Stuart Ching, Chair ATTEST: Rob Eastwood, Secretary Paul Huang (650) 814-1169 Written Statement 1240 Abbott Ave 95008 The main reasons for our applying for the tree-removal permit are: *Diseased or Danger of Falling, and *Structure Damage While the tree is healthy and trimmed regularly, its girth, height, and proximity to the house, the fence, and reach into the neighbor’s yard and garage are all extremely concerning. Since moving in in late 2020, several wind storms knocked down numerous branches, which although from ground-level looks thin, but when fallen, are actually 15’+ long and 4 to 5” in diameter. The photos below show some of the damage that occurred in early 2021 from just a single storm. We are extremely fearful that more damage and injuries may occur at any time. Our neighbor and we both have small kids and it is extremely scary to walk around/under the tree, not knowing when something may drop. Our neighbor has already resorted to not parking under the area that the tree’s branches span over, because the tree’s branches could fall. The tree is also growing faster and faster and we are afraid it will start (if not already) to affect the foundation of the house in addition to increases risks as the branches grow more numerous and larger. Paul Huang (650) 814-1169 Written Statement 1240 Abbott Ave 95008 Paul Huang (650) 814-1169 Written Statement 1240 Abbott Ave 95008 CITY OF CAMPBELL Community Development Department 70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com via electronic mail October 26, 2021 Paul Huang 1240 Abbott Ave. Campbell, CA 95008 Re: File No: PLN-2021-137 Address: 1240 Abbott Ave. Application: Tree Removal Permit Status: Denied Dear Mr. Huang, The Community Development Director has completed review of your Tree Removal Permit application for removal of one (1) 47" (DBH) Redwood tree located in the rear yard of the above referenced property. The stated reason for removal is potential damage or injury from falling tree branches and speculative foundation damage. According to an arborist report procured by the City, the likelihood of branch failures in the next two years is probable, while entire tree (stem or root) failure is improbable. The arborist notes that the moderate risk of branch failure can be mitigated with regular monitoring and periodic pruning. This is a reasonable and expected preventative obligation associated with Redwood trees. As such, and absent any evidence demonstrating foundation damage, none of the findings for approval of a Tree Removal Permit, as specified by Campbell Municipal Code (CMC) Sec. 21.32.080, below, can be affirmatively established. Therefore, the application for the Tree Removal Permit has been denied. 1. Diseased or Danger of Falling - The tree or trees are diseased or presents a danger of falling that cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices such that the public health or safety requires its removal. 2. Structure Damage - The tree or trees can have caused or may imminently cause significant damage to the existing main structure(s) that cannot be controlled or remedied through reasonable modification of the tree’s root or branch structure. 3. Utility Interference - The tree or trees have interfered with utility services where such interference cannot be controlled or remedied through reasonable modification/relocation of the utilities or reasonable modification of the tree’s root or branch structure. 4. Overplanting - The tree(s) is crowding other protected tree(s) to the extent that removal is necessary to ensure the long-term viability of adjacent tree(s). PLN-2021-137 ~ 1240 Abbott Page 2 of 2 70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com 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. This action is effective in ten calendar days, unless appealed in writing to the Community Development Department by 5:00 p.m. on November 5, 2021, at which time the decision shall be final. If you should have any questions regarding this decision, I may be contacted at (408) 866-2193 or by email at danielf@campbellca.gov. Sincerely, Daniel Fama Senior Planner 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 October 21, 2021 Daniel Fama Community Development Department 70 N. First Street Campbell, CA 95008 Summary The coast redwood (Sequoia sempervirens) is protected by the City of Campbell and is in fair condition . The tree poses a low risk to people and moderate risk to parked cars and the residence 1 on 1240 Abbott Avenue. The likelihood of the tree or its parts to fail and strike the house or a 2 parked car is somewhat likely within the next two years and the risk is moderate. Trees that pose a moderate risk are retained with some periodic mitigation. In this instance that mitigation would require some monitoring and periodic proper pruning. The tree should be evaluated to determine if it meets any findings for removal. Introduction Background The City of Campbell asked me to evaluate the coast redwood after an application for removal was provided by the tree owner. The tree owner (Paul Huang) is concerned about the safety of the tree and potential for damage to their house and the adjacent neighbor’s vehicles. An assessment of the tree’s health, structure, and form.1 likelihood: The chance of an event occurring. In the context of tree failures, the term may be used to 2 specify: 1) the chance of a tree failure occurring: 2) the chance of impacting a specified target; and 3) the combination of the likelihood of a tree failing and the likelihood of impacting a specified target. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 17 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 Assignment Inspect the crown, trunk, root collar, above ground roots, and site conditions around the designated coast redwood (Sequoia sempervirens) following the guidelines for a Level 2: Basic Tree Risk Assessment as described in Best Management Practices: Tree Risk Assessment: 3 International Society of Arboriculture, 2017. Enclosed are the following items: •Photographic documentation of the tree. •A map or other visual representation indicating the location of the tree(s) •Identification of the variety or species, size, and condition of the tree(s) •Recommendation as to whether, in the professional judgment of the arborist, the tree should be removed or preserved. Limits of Assignment •The assessment is limited to the tree and site conditions during my visit on September 8, 2021. The tree risk assessment considers only known targets and visible or detectable conditions. •Any tree, whether it has visible weakness or not, will fail if the forces applied exceed the strength of the tree or its parts. •Not all defects are detectable and not all failures are predictable. •The time period for “risk categorization” shall not be considered a “guarantee period” and is not to be construed as an absolute prediction. •The given time period for this assessment is two years. Purpose and Use The purpose of this report is to inform the property owner about the likelihood of the tree or its parts failing, the likelihood of striking a target, and the consequences to provide a risk rating. The report is to be used by the property owners or their agents to help make decisions about the future management of the tree. Level 2: Basic Tree Risk Assessment: Detailed visual inspection of a tree and surrounding site that may 3 include the use of simple tools. It requires that a tree risk assessor walk completely around the tree trunk looking at the site, aboveground roots, trunk and branches. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 17 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 Observations The coast redwood has a trunk diameter of 47 inches, is approximately 75 feet tall, and has a crown diameter of about 35 feet. Foliar color and size are normal for the species however the crown density is somewhat sparse. The branches in the crown have beed thinned to reduce the number of branches emanating from the main stem (greater spacing) and those remaining have been arbitrarily reduced in length. The trunk is vertical with no discernible lean. The root collar is exposed with some visible flare and butters roots. The house is about ten feet from the outer trunk and the patio is located a few feet from the tree. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 3 17 IMAGE 1: COAST REDWOOD ON 1240 ABBOTT AVENUE 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 The image below indicates the location of the tree relative to the adjacent structures (Image 2) Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 4 17 IMAGE 2: LOCATION OF THE COAST REDWOOD AND ADJACENT STRUCTURES 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 21.32.050 Protected trees. Except as otherwise provided in Section 21.32.060, (Exemptions) the following trees are classified as protected trees and shall not be removed from private property without approval of a tree removal permit: A.The following trees are protected on all properties in all zoning districts: 1.Heritage trees designated in compliance with Section 21.32.130, (Heritage tree designations); and 2.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; B.For trees on all commercial, industrial, multi-family residential, mixed-use, and undeveloped single-family residential properties in all zoning districts, any tree or multi- trunk tree with at least one trunk measuring twelve inches or greater in diameter (thirty- eight inches or greater in circumference), measured four feet above the adjacent grade. C.For developed single-family residential properties, trees or multi-trunk trees with at least one trunk measuring twelve inches or greater in diameter (thirty-eight inches or greater in circumference) of the following species: 1. Oak (Quercus); 2. Redwood (Sequoia); 3. Cedar (Cedrus); 4. Ash (Fraxinus). Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 5 17 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 General criteria found in the City of Campbell Municipal Code Section 21.32.080. The approval authority shall approve a tree removal permit only after making at least one of the following findings: 1.Diseased or danger of falling. The tree or trees are diseased or presents a danger of falling that cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices such that the public health or safety requires its removal. 2.Structure Damage. The tree or trees have caused or may imminently cause significant damage to the existing main structure(s) that cannot be controlled or remedied through reasonable modification of the tree's root or branch structure. 3.Utility Interference. The tree or trees have interfered with utility services where such interference cannot be controlled or remedied through reasonable modification/relocation of the utility services and/or reasonable modification of the tree's root or branch structure. 4.Overplanting. The tree(s) is crowding other protected tree(s) to the extent that removal is necessary to ensure the long-term viability of adjacent tree(s). 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. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 6 17 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 Analysis and Methodology I performed a Level 2: Basic Tree Risk Assessment including inspecting crown, trunk, root collar, above ground roots, and site conditions around the trees. The objective was to look for obvious defects and conditions that could lead to failure within the next two years. The assessment included an evaluation of tree structure and site conditions that could lead to failure, the potential loads on the tree, and the trees’ adaptations to weakness and response growth - to 4 judge the likelihood of failure (Dunster, J. Smiley, E.T. Matheny, N. Lily, S. 2017). The height and distance measurements are estimates. Coast redwoods grow naturally along the California coast from Big Sur to southern Oregon. Their range extends inland approximately 1 to 30 miles from the ocean. The trees are large, fast- growing evergreens reaching 70 to 90 feet in urban areas with proper irrigation, and they are the tallest growing trees in the world. Redwoods are naturally resistant to insects, fungi, and fire because they are high in tannins and do not produce pitch. Currently, there are no insect pests known to kill coast redwoods. Coast redwood roots are typically shallow with no tap root and are wide spreading. Large trees may have roots extending down to six feet deep, however the majority of roots are usually located within the first two feet of soil. In ideal environments redwood roots have been known to extend over 100 feet from the trunk and tend to intertwine with neighboring trees to help create stability. The Western Tree Failure Report Program (WTFRP) provides some statistical analysis of modes of failure. Modes of failure are broken down into branches, trunk, and roots. Most tree failures of any mode typically occur in wind or rain events. The most recent data set analyzes 4450 failure records associated with coast redwood. Of those failures seventy-three percent (73%) were branches, eighteen percent (18%) trunks, and nine percent (9%) roots. This indicates that entire tree or trunk failure are rare for the species. Trees are shedding organisms and it is expected to have branches, branchlets, leaves, and cones shed regularly. response growth: New wood produced response to loads to compensate for higher strain in outermost 4 fibers; includes reaction wood, flexure wood, and wound wood. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 7 17 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 Discussion Condition A tree’s condition is a determination of its overall health, structure, and form (ISA 2019). The assessment considered all three characteristics for a combined condition rating. •100% - Exceptional = Good health and structure with significant size, location or quality. •61-80% - Good = Normal vigor, well-developed structure, function and aesthetics not compromised with good longevity for the site. •41-60 % - Fair = Reduced vigor, damage, dieback, or pest problems, at least one significant structural problem or multiple moderate defects requiring treatment. Major asymmetry or deviation from the species normal habit, function and aesthetics compromised. •21-40% - Poor = Unhealthy and declining appearance with poor vigor, abnormal foliar color, size or density with potential irreversible decline. One serious structural defect or multiple significant defects that cannot be corrected and failure may occur at any time. Significant asymmetry and compromised aesthetics and intended use. •6-20% - Very Poor = Poor vigor and dying with little foliage in irreversible decline. Severe defects with the likelihood of failure being probable or imminent. Aesthetically poor with little or no function in the landscape. •0-5% - Dead/Unstable = Dead or imminently ready to fail. The coast redwood is in fair condition with some undesirable defects or conditions stemming primarily form the maintenance of the tree. The manner in which the tree has been maintained by thinning the crown increased the likelihood of branch failures. The greater spacing causes greater than normal branch movement in wind events resulting in more failed branches. Overtime the tree will fill in and wind dampening will be increased resulting in less branch movement. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 8 17 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 Tree Risk Assessment and Rating The tree risk assessment is based on the following five components: •Review of past and present site conditions. •Assessment of the significance of the targets and their occupancy rates. •Identification and assessment of structural defects in the crown, trunk, root collar, above ground roots, and site conditions. •Evaluation of the most likely and significant parts of the tree to fail. •Development of the risk rating. Tree risk assessment considers the likelihood of a tree or tree parts failing and impacting a target, along with the consequences within a given time period. The risk evaluation is placed in a matrix (Appendix A) to establish an overall risk rating (Smiley, E, Matheny, N, Lilly, S. 2017). To have any risk there must be a target of significance which is typically people and in many instanced structures or property. People are the most significant targets while property damage is of concern. The table below references the targets relative to the location and size of the tree, and the occupancy (Table 2). Occupancy is described as either rare , occasional , frequent , or constant . 5 6 7 8 The structures and utilities are constant. I considered people in the structures although it is 9 difficult to assess the occupancy, and they are protected by the structure itself when inside. People and vehicles are typically mobile targets moving in and out of the potential target zones and very rarely throughout the nighttime. This means even if a target zone is perceived to be heavily used it still may only be occupied half the time. rare: The target zone is not commonly used by people or other mobile or movable targets.5 occasional: Occupied by people or targets infrequently or irregularly.6 frequent: The target zone is occupied for a large portion of a day or week7 constant: A target is present at nearly all times, 24 hours a day, 7 days a week.8 Because the tree is adjacent to the high voltage lines the electric utility is required to inspect and 9 maintain the trees at safe distances. This means the tree is regularly infected by the City or their line clearance contractors on a regular basis. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 9 17 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 The table below evaluates the targets and their occupancy rate (Table 2). It may be practical to keep both people and vehicles out of the target area during wind or storm events. The second step is to determine the likelihood of failure based on structural conditions, defects, response growth, and potential loads (usually gravity or wind). As described earlier branch failures are expected to occur. Typically branches fracture and hinge toward the ground oftentimes becoming hung up in the tree, revealing themselves only after they turn brown days or weeks later. Other failures can detach from the tree and precipitate to the landscape below. Failures occur when branches extend beyond the normal range of the crown, have excessive end weight, or when a particular defect or decay is present. In this instance the maintenance of the tree has exacerbated the likelihood of branch failures. By thinning the crown branches can now oscillate more without bumping into each other reducing the amount of movement. The greater movement of branches in wind events lead to greater failures, especially in the short term. Entire tree failures amongst coast redwoods are rare, even in urban landscapes as indicated by the WTFRP. For the reasons discussed above, the likelihood of branch failures in the next two years is probable , while entire tree (stem or root) failure is improbable . 10 11 Next is to determine the likelihood of the tree or a tree part to strike a target within the given time period (two years for this assessment). The targets of concern are the house on 1240 Abbott Avenue and the people inside, the parked cars in the adjacent driveway, people in the adjacent driveway or landscape in the yard. Table 2: Targets and Occupancy Target Description Target Within Drip Line Target Within 1x the Height Target Within 1.5x the Height Occupancy Rate Practical to Move Restriction Practical House on 1240 Abbott Yes Yes Yes Constant No No Cars in Adjacent Driveway No Yes Yes Frequent Yes*No People outside on either property Yes/No Yes Yes Occasional Yes*No probable: Failure may be expected under normal weather conditions within the specified time frame.10 improbable: The tree or tree part is not likely to fail during normal weather conditions and may not fail 11 during extreme weather conditions within the specified time period. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 10 17 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 •The likelihood of a branch failing and striking the houses 1240 Abbott Avenue or a person inside is low . 12 •The likelihood of the entire tree to fail and strike either of the houses is medium . 13 •The likelihood of a branch to fail and strike a person is low •The likelihood of a branch to fail and strike a parked car in the driveway is medium. Assessment Result The likelihood of failure is based on normal conditions and does not account for unusual storm events or extreme high winds. The consequences of failure are based on the significance of the targets and are categorized as negligible , minor , significant , or severe . The matrix combines the likelihood of a failure 14 15 16 17 impacting a target with a given time period and the consequences. The product of the assessment is a risk rating of extreme , high , moderate , or low. The results of the assessment indicate the 18 19 20 tree poses a low risk to people and moderate risk to the house and parked cars. The likelihood of a branch failing and striking a person is unlikely, even with severe consequences. The likelihood of a branch striking the house or a parked car is somewhat likely. There are no defects or conditions that would indicate there is a likelihood of entire tree failure (trunk or root). Based on the visible root collar, species failure profile, the condition of the tree, and expected loads it is improbable the tree will fail within the next two years. low: there is a slight chance the tree or tree part could strike the target.12 medium: the failed tree or tree part could impact the target, but it is not expected to do so.13 negligible: No personal injury, low-value property damage, or disruptions that can be replaced or 14 repaired. minor: Minor personal injury, low to moderate value property damage, or small disruption of activities.15 significant: Substantial personal injury, moderate to high value property damage, or considerable 16 disruption of activities. severe: Serious personal injury or death, high value property damage, or major disruption of important 17 activities. extreme: Defined by its placement in the risk rating matrix (Matrix 2); Failure is imminent with high 18 likelihood of impacting the target, and the consequences of the failure are severe. high: High risk situations are those for which consequences are “significant” and likelihood is “very 19 likely” or “likely” or consequences are “severe” and likelihood is “likely”. moderate: Situations for which consequences are “minor” and likelihood is “very likely” or “likely”; or 20 likelihood is “somewhat likely” and consequences are “significant” or “severe”. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 11 17 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 The table below indicates the results of the assessment when placed in the matrices (Table 3). City of Campbell Findings The City of Campbell Section 21.32.080 provides the required findings for removal. Items one through five are related to arboriculture and in my opinion this tree does not meet any of these criteria to support the removal of the tree. However, item #6 is not related to arboriculture and would be discretionary for the community development department or director. This is a large tree situated near a property boundary affecting both the tree owner and the adjacent neighbor. The species is not particularly drought adapted. Although it does not meet the findings for removal from an arboricultural standpoint, I would recommend evaluating the suitability of retaining a specimen of this size on a small residential lot and the concerns of the applicant. Conclusion The coast redwood is protected by the City of Campbell and is in fair condition. The tree poses a low risk to people and moderate risk to parked cars and the residence on 1240 Abbott Avenue. The likelihood of the tree or its parts to fail and strike the house or a parked car is somewhat likely within the next two years and the risk is moderate. Trees that pose a moderate risk are retained with some periodic mitigation. In this instance that mitigation would require some monitoring and periodic proper pruning. The tree should be evaluated to determine if it meets any findings for removal. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 12 17 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 Recommendations Option 1 1.Evaluate the application to determine the appropriateness of retaining such a large specimen on a small lot. 2.Remove the tree if findings related to subsection six in section 21.32.080 are met satisfactorily. Option 2 3.Retain and monitor the tree every two years at a minimum if findings cannot be met. 4.Periodically prune the tree with the objective of reducing branch length or weight to minimize the likelihood of branch failure. Do not thin the interior or create greater branch spacing. 5.All tree pruning shall be performed by a qualified arborist or tree care professional with a C-61/D-49 or C27 California Contractors License. Tree pruning shall be performed according to ISA Best Management Practices: Tree Pruning (Companion Publication to the ANSI A300 Part 1: Tree, Shrub, and Other Woody Plant Maintenance - Standard Practices, Pruning) and adhere to ANSI Z133.1 safety standards. Re-inspection Have the tree reassessed periodically and after any significant storm events. Residual Risk The residual risk is low. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 13 17 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 Bibliography American national standard for tree care operations: tree, shrub and other woody plant management : standard practices (Tree risk assessment a. Tree structure assessment). Londonderry, NH: Secretariat, Tree Care Industry Association, Inc., 2016. Print. Clark, James R., and Nelda P. Matheny. A Photographic Guide to the Evaluation of Hazard Trees in Urban Areas. Bedminster, PA: International Society of Arboriculture, 1994. Print. Dunster, Julian. Tree Risk Assessment in Urban Areas and the Urban/Rural interface: Course Manual. Silverton, Oregon: Pacific Northwest Chapter, International Society of Arboriculture. Dunster, Julian A., E. Thomas Smiley, Nelda Matheny, and Sharon Lilly. 2017. Tree Risk Assessment Manual. Second Edition. Champaign, Illinois: International Society of Arboriculture. Schwarze, Francis W. M. R. Diagnosis and Prognosis of the Development of Wood Decay in Urban Trees. Rowville (Australia): ENSPEC, 2008. Smiley, E, Matheny, N, Lilly, S, ISA. Best Management Practices: Tree Risk Assessment: International Society of Arboriculture, 2017. Print Smiley, E. Thomas, Fraedrich, Bruce R., and Hendrickson, Neil. Tree Risk Management. 2nd ed. Charlotte, NC: Bartlett Tree Research Laboratories, 2007. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 14 17 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 Appendix A: Risk Assessment Matrices The table below is the matrix that defines the likelihood of tree failure impacting a target (Matrix 1). The table above is established in the ISA Best Management Practices: Tree Risk Assessment, 2017. The table below is the matrix that defines the likelihood of tree failure and the consequences (Matrix 2). The table above is established in the ISA Best Management Practices: Tree Risk Assessment, 2017. Likelihood of failure Likelihood of impacting a target Very Low Low Medium High Imminent Unlikely Somewhat Likely Likely Very Likely Probable Unlikely Unlikely Somewhat Likely Likely Possible Unlikely Unlikely Unlikely Somewhat Likely Improbable Unlikely Unlikely Unlikely Unlikely Likelihood of Failure and Impact Consequences Negligible Minor Significant Severe Very Likely Low Moderate High Extreme Likely Low Moderate High High Somewhat Likely Low Low Moderate Moderate Unlikely Low Low Low Low Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 15 17 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 Qualifications, Assumptions, and Limiting Conditions Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management. All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations. Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant’s fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event. Sketches, drawings, and photographs in this report are intended for use as visual aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference. Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information. Unless otherwise expressed: a) this report covers only examined items and their condition at the time of inspection; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that structural problems or deficiencies of plants or property may not arise in the future. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 16 17 1240 Abbott Avenue, Campbell Coast Redwood Assessment October 21, 2021 Certification of Performance I Richard Gessner, Certify: That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist® and Tree Risk Assessor Qualified. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B Copyright © Copyright 2021, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 17 17 CITY OF CAMPBELL ∙ PLANNING COMMISSION Staff Report ∙ April 26, 2022 PLN-2021-63 Benton, G. Public Hearing to consider the Application (PLN-2022-2) of Michelle Ciabattoni for a Site and Architectural Permit to legalize an increased wall height for an existing substandard side-yard setback in association with an under-construction remodel of an existing single-family residence on property located 1830 Montemar Way in the R-1-16 (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 Permit to legalize an increased wall height for an existing substandard side-yard setback in association with an under-construction remodel. ENVIRONMENTAL DETERMINATION Staff recommends that the Planning Commission find that this project is Categorically Exempt under Section 15301, Class 1, of the California Environmental Quality Act (CEQA), pertaining to the minor alteration of existing structures. PROJECT DATA Zoning Designation: R-1-6 (Single-Family Residential) General Plan Designation: Low-Density Residential (less than 6 units/gr. acre) Net Lot Area: 12,666 square-feet Density: 3.01 units/gr. acre 6 units/gr. acre. (Max. Allowed) Building Height: 35 feet (Max. Allowed) Existing: 21-feet, 9 ¾ inches Proposed: 24-feet, 2 ½ inches Building Square Footage: (E) First Floor Living 1,288 square feet (E) Second Floor Living : 1,288 square feet 2,576 square feet (Total House Size) (E) Detached Garage: 463 square feet (N) Detached ADU: 742 square feet 3,781 square feet (Total Floor Area) Floor Area Ratio (FAR): .29 (3,781 sq. ft.) .45 (5,700 sq. ft.) (Max. Allowed) Building (Lot) Coverage: 28% (3,514 sq. ft.) 40% (5,066 sq. ft.) (Max. Allowed) Parking: 2 spaces (covered) 2 spaces (Min. Required) Staff Report - Planning Commission Meeting of April 26, 2022 Page 2 PLN-2022-2 – 1830 Montemar Avenue Setbacks: Proposed Required Front (North): 30 feet 20 feet Garage: 100 feet 25 feet Side (east): 13 feet 10 feet, 11 inches (1/2 wall height) Side (west): 5 ¾ feet 10 feet, 11 inches (1/2 wall height) Rear (south): 100 feet 9 feet, 9 inches (1/2 wall height) DISCUSSION Project Location: The project site is an 12,666 square-foot property located within the "Pruneyard- Dry Creek Neighborhood" neighborhood along Montemar Way, east of Hurst Avenue within the R-1-6 (Single-Family Residential) Zoning District (see map, below). The property abuts the City border with San Jose to the south and is surrounded by single-family residences on all sides. Properties within this area are not generally subject to design review by the City. However, the applicant's request to formalize a deviation from the side-yard setback requirement, as allowed by the Zoning Code, must be considered by the Planning Commission. Background: The applicant submitted a building permit application to allow for an interior and exterior remodel of the existing residence. The exterior work included façade improvements and construction of a new front porch and covered rear patio. The written scope of work had also indicated that the roof would be demolished and rebuilt with a taller roof, but no drawings were initially provided. This inconsistency was not identified or resolved before a building permit was issued. As a result, during construction, inspectors identified the roofing alterations under construction allowing a taller roof as not being permitted. Prior to the remodel, the subject residence had a building height (measured to the roof ridge) of approximately 21.75-feet and a second story "wall height"1 of 20.5-feet. This wall height would normally require a side-setback of approximately 10.25-feet, equal to half of the wall height. However, the structure as originally constructed had an approximately 5-foot setback and therefore was considered legal non-conforming, which means that it was "grandfathered" and could remain as-is provided that the substandard setback was not decreased or otherwise worsened. 1 "Wall height" is defined by roof form as illustrated in the Wall Height Handout. Staff Report - Planning Commission Meeting of April 26, 2022 Page 3 PLN-2022-2 – 1830 Montemar Avenue The remodel increased the building height by a little over 2-feet to approximately 24-feet, which resulted in a new second-story wall height of approximately 21.75 feet, which per the standards in the Zoning Ordinance increased the side setback requirement to approximately 11-feet, in exceedance of the existing substandard setback by approximately ¾ of a foot. Although this is a minor increase to an existing deficiency, it is prohibited without Planning Commission action pursuant to CMC Sec. 21.58.050.F.1 (Failure to meet setbacks). As a result, the applicant's desire to maintain the increased roof height necessitated a request for a Site and Architectural Review Permit. Project Description: The applicant is seeking approval of a Site and Architectural Review Permit to legalize an increased wall height for an existing substandard side-yard setback in association with an in-progress comprehensive remodel of an existing single-family residence (reference Attachment 2 – Project Plans). ANALYSIS Findings for Approval: CMC Sec. 21.08.030.E, Table 2-2, allows the Planning Commission to "allow a minimum side setback of five feet for structures proposed for a second story addition" when it establishes two findings, as listed, below. Although this proposal is not technically a second-story addition, the setback reduction is a comparable action. Therefore, the proposal under consideration is to maintain the existing setback while allowing a nominal increase to the wall height. In order to grant this request, the following two findings must be satisfied. 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. a. The side setback would not be detrimental to the health, safety, peace, comfort or general welfare of persons in the neighborhood, or the city as a whole; and, b. The side setback would not unreasonably interfere with the ability of adjoining property owners to enjoy access to air, privacy, sunlight, and the quiet enjoyment of the owner’s property. In accordance with these findings, the primary consideration is the extent to which the proposal would affect the adjacent property, particularly with respect to access to air, privacy, sunlight, and the quiet enjoyment of the property. Factors to consider include the height of the addition, building massing, placement and sizing of windows, presence of a balcony or second-story deck, setback distances, and location of the adjacent residence in relation to the subject residence. Since the proposed increase in height is fairly nominal, would not add any new windows, and would maintain the relationship between subject property and the neighboring property (reference Attachment 3 – Site Photographs), there would not appear to be any evident impact to the neighboring homeowners. As such staff recommends that findings of approval may be affirmatively established. Moreover, the neighboring homeowner has provided a letter of support of the applicant's request (reference Attachment 4). Design: Although the design of homes is not typically a consideration in the ministerial review of a building permit, the applicant's request renders the proposal discretionary approval and subject to the Design Guidelines for Additions to Single Family Homes pursuant to CMC Sec. 21.08.030.F (Design guidelines). The Guidelines are not meant to prescribe any particular style, but rather provide an overall framework for evaluating design with regard to design compatibility, scale and Staff Report - Planning Commission Meeting of April 26, 2022 Page 4 PLN-2022-2 – 1830 Montemar Avenue mass, surface articulation, building orientation, and privacy. The applicant's remodel improves the character of the residence consistent with the Guidelines by incorporating balanced architectural features and incorporating traditional design elements: New Original Site and Architectural Review Committee: The Site and Architectural Review Committee (SARC) reviewed this application at its meeting of April 12, 2022. The SARC was agreeable to the application as presented. Attachments: 1. Draft Resolution 2. Project Plans 3. Site Photographs 4. Letter of Support Prepared by: Daniel Fama, Senior Planner Approved by: Rob Eastwood, Community Development Director RESOLUTION NO. 46__ BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN-2022-2) TO LEGALIZE AN INCREASED WALL HEIGHT FOR AN EXISTING SUBSTANDARD SIDE-YARD SETBACK IN ASSOCIATION WITH AN UNDER-CONSTRUCTION REMODEL OF AN EXISTING SINGLE-FAMILY RESIDENCE ON PROPERTY LOCATED 1830 MONTEMAR WAY. 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-2022-2: 1. The Project Site is zoned R-1-6 (Single Family Residential) on the City of Campbell Zoning Map. 2. The Project Site is designated Low Density Residential (6 units/gr. acre) on the City of Campbell General Plan Land Use diagram. 3. The Project Site is a 12,666 square-foot parcel located along Montemar Way, east of Hurst Avenue. 4. The Proposed Project is an application for a Site and Architectural Review Permit to legalize an increased wall height for an existing substandard side-yard setback in association with an in-progress remodel of an existing single-family residence. 5. The Proposed Project will result in a building coverage of 28% and a Floor Area Ratio (FAR) of .29, where a maximum 40% building coverage and .45 FAR are allowed in the R-1-6 Zoning District. 6. The Proposed Project will maintain two covered parking spaces in an attached garage, satisfying the applicable parking requirement. 7. The Proposed Project is consistent with the Considerations in Review of Applications (CMC Section 21.42.040) for Site and Architectural Review. 8. The Proposed Project is consistent with the Design Guidelines for Additions to Single Family Homes in that the proposed addition would largely maintain the Ranch-style appearance and proportions of the existing single-family residence. 9. Campbell Municipal Code Sec. 21.08.030.E allows the Planning Commission to grant a reduction to this required setback if it finds that: a. The side setback would not be detrimental to the health, safety, peace, comfort or general welfare of persons in the neighborhood, or the city as a whole; and, b. The side setback would not unreasonably interfere with the ability of adjoining property owners to enjoy access to air, privacy, sunlight, and the quiet enjoyment of the owner’s property. Planning Commission Resolution No. 46__ Page 2 of 2 PLN-2022-02 ~ 1830 Montemar - Site & Architectural Review Permit 10. 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 pursuant to CMC Section 21.42.020 the Planning Commission further finds and concludes that: Site and Architectural Review Permit Finding (CMC Sec. 21.42.060.B): 1. The project will be consistent with the general plan; 2. The project will aid in the harmonious development of the immediate area; and 3. The project is consistent with applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s); Reduced Setback Findings (CMC Sec. 21.08.030.E, Table 2-3): 4. The side setback would not be detrimental to the health, safety, peace, comfort or general welfare of persons in the neighborhood, or the city as a whole; 5. The side setback would not unreasonably interfere with the ability of adjoining property owners to enjoy access to air, privacy, sunlight, and the quiet enjoyment of the owner's property; and Environmental Findings (CMC Sec. 21.38.050): 6. The project is Categorically Exempt under Section 15301, Class 1, of the California Environmental Quality Act (CEQA), pertaining to the minor alteration of existing structures. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit (PLN-2022-2) to legalize an increased wall height for an existing substandard side-yard setback in association with an under-construction remodel of an existing single-family residence on property located 1830 Montemar Way, subject to the attached Conditions of Approval (attached Exhibit “A”). PASSED AND ADOPTED this 26th day of April, 2021, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: APPROVED: Stuart Ching, Acting Chair ATTEST: Rob Eastwood, Secretary CONDITIONS OF APPROVAL Site & Architectural Review Permit (PLN-2022-2) 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 1. Approved Project: Approval is granted for a Site and Architectural Review Permit (PLN-2022-2) to legalize an increased wall height for an existing substandard side- yard setback in association with an under-construction remodel of an existing single- family residence on property located 1830 Montemar Way. The project shall substantially conform to the Project Plans included as Attachment No. 2 in the April 26, 2022 Planning Commission Staff Report, except as may be modified by conditions of approval contained herein. 2. Permit Expiration: The Site and Architectural Review Permit approval shall be valid for one year from the effective date of Planning Commission action (expiring May 6, 2023). Within this one-year period, revised materials for Building Permit No. BLD- 2021-523 must be submitted. Failure to meet this deadline or expiration of an issued building permit will result in the Site and Architectural Review Permit being rendered void. 3. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting for compliance with all applicable Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. MONTEMAR WAY60'-5"3'-5 1/4"190'-10 1/2"78'-1"170'-8 3/4"UP LIVING ROOMC.H. 7'-11" WASHER C.H. 7'-11" FRIDGE FAMILYROOM LVL +18" LVL +12"LVL +6" ENTRYFOYER SHOWER EXISTING CONCRETE LVL +6" BATH KITCHEN DISH-WASHER DRYER DINING ROOM LVL +18"LVL +18" C.H. 7'-11"18"x24"(E)CRAWLSPACEACCESS 5'(E) 2 CARGARAGE38'-4 1/2"24'-2"32'-6 1/2"5'7'-1 3/4"10'-0 1/2"1/8" PROPOSED SITE PLANPROPOSED ADU SIZE 727.5 sq.ft.35'-9 3/4"48'-3"5'PROJECT DATAFOR MAIN HOUSE- ADD FRONT PORCH COVER 216.63 SF-ADD REAR PATIO COVER 470.56 SF- EXPAND KITCHEN IN EXISTING LIVING SPACE BY REMOVING KITCHEN-DININGWALL AND MOVING KITCHEN-LIVING WALL. UPGRADE KITCHEN FINISHES- EXPAND MASTER BATH AND MASTER CLOSET AREA IN EXISTING LIVING SPACEBY MOVING BEDROOM 2 CLOSET. UPGRADE BATHROOM FINISHES- CHANGE WINDOWS AND DOORS- DEMOLISH 1ST FLOOR SCREEN ROOM AND 2ND FLOOR COVERED PATIO- INSTALL TANKLESS WATER HEATER FOR MAIN UNIT-CHANGE EXISTING FURNACE FOR MAIN UNIT-EXISTING ROOF TO BE DEMOLISHED AND REPLACED WITH NEW TALLER ROOFUNDER SEPARATE PERMIT BLD-2021-458ADD A DETACHED ADU (NEW CONSTRUCTION) 742.5 SF WITH 2 BEDROOMS, 1BATH AND KITCHENETTESOLAR PANELS FOR ADU TO BE UNDER DEFERRED SUBMITTALPARCEL MAPVICINITY MAPRICHA MITTAL1421 STEPHEN WAY SAN JOSE,CA 95129 (408) 505-2163rmgspacedesign@gmail.comOWNER:DESIGNER:PROJECT PERSONSCODESGENERAL NOTES:INDEXMICHELLE CIABATTONI1830 MONTEMAR WAYSAN JOSE CA 95125michellehofmann@gmail.comNEW TANKLESS WATER HEATER116'-5 3/4"DRIVE WAY10'-0" WIDEAPPROXIMATELOCATION OFEXISTING WATERMETER13'GAS METER6'-6"37'-9 1/4"4-7"WIDE WALK W A Y 8'-0"WIDE ENTRANCE WALK WAY(E) REARSETBACKPLANTING STRIPJAYSON HAINESRMJ & ASSOCIATES1 NORTHWOOD DRIVE, #3ORINDA CA 94563jhaines@rmjse.comSTRUCTURAL ENGINEER(MAIN UNIT):NOTE:-NO TREES TO BE REMOVED DURINGCONSTRUCTION-THERE ARE NO PROTECTED TREES AT SITE-NO NEW LANDSCAPING PROPOSEDPG&E ELECTRICMETERELECTRICALSUB PANELAPPROXIMATELOCATION OFEXISTING SEWERLINE30'SERVICE PROVIDERS:SAN JOSE WATER COMPANY,PACIFIC GAS AND ELECTRIC (PG&E), WEST VALLEYSANITATION DISTRICT, AND WEST VALLEYCOLLECTION AND RECYCLING(E) SWIMMINGPOOL(N)ELECTRICWATER HEATER6'-0" HIGH WOODEN FENCE6'-0" HIGH WOODENFENCE6'-0" HIGH WOODENFENCEAPPROXIMATELOCATION OF (N)SEWER LINE FOR ADUTimothy CarstairsCarstairs Energy Inc.2238 Bayview HeightsDrive, Suite E Los Osos,CA 93402 (t) 805.904.9048TITLE 24:15'-1 3/4"KITCHENBATHBED ROOM 1BEDROOM 2DISH-WASHER24"18'-2"5'PUE5' PUE EASEMENT10' PUEEASEMENT10'5'5' WCEEASEMENTTHE MAXIMUMHEIGHT OF THEADU IS 14' THUSCLEARING THEWCE5'WCEADU UNDER SEPARATE PERMIT BLD-2021-458(E) FRONTSETBACK(E) SIDESETBACK(E) SIDESETBACKBUILDING FACADE COMPARISONALL THE ELEMENTS OF THE PROPOSED BUILDING ARE INCOMPLIANCE WITH REQUIRED SETBACKS.172'-4 1/4"49'-9"x1'-0" PORCH ROOF OVERHANG DOESN'TENCROACH IN SETBACKS.x1'-9" SECOND FLOOR ROOF OVERHANGALSO DOESN'T ENCROACH INSETBACKS.30'ADDRESS OF MAINUNIT & ADU WILLBE MARKED ONTHIS POST AS 1830A& 1830B.APPROXIMATE LOCATION OF(N) WATER LINE FOR ADUAPPROXIMATE LOCATION OF (N ) WATER LINE FOR AD U 3'3'1'-4 3/4"3'-3"10 1/4"3'-10 1/2"1'-9" SECOND FLOOR ROOF OVERHANGPORCH ROOFLINExxxxxxAPPROXIMATELOCATION OF (E)WATER LINE23'-2"APPROXIMATELOCATION OF (N)SEWER LINE FORADUAPPROXIMATELOCATION OF (N)WATER LINE FOR ADU(N) CLEAN OUT AT 100'LENGTH FROM ADU1'WATER SHUTOFF VALVEWATER & SEWERLINE SHARE SAMETRENCH, ARE 12"APART VERTICALLY& HORIZONTALLYSCOPE OF WORK(APPROVED WITHPERMIT NUMBER : BL-2021-523)- SECOND FLOOR MASTER BATH LAYOUT REVISED.- SECOND FLOOR BEDROOM CONVERTED TO WALK IN CLOSET.- ADDING CALIFORNIA ROOF AS A DESIGN ELEMENT OVER FRONTBEDROOM WINDOW.SCOPE OF WORK(REVISION 1 APPROVED)NEIGHBOUR'SBUILT FORMEXISTING FOOTPRINT AND EXTERNAL WALLS OF THE BUILDING AREKEPT SAME. THE SECOND FLOOR ROOF IS RAISED BY 2'4" DUE TOWHICH THE EXISTING SIDE SETBACK FALLS LESS AS PER THEREQUIREMENT. CURRENT SIDE SETBACK IS 5'.THE NEW ROOF IS ALREADY CONSTRUCTED SO WE DON'T WANT TODEMOLISH THE SAME AND HENCE ARE FILING FOR VARIANCEAPPLICATION FOR 5' SIDE SETBACK APPROVAL.SCOPE OF WORK(VARIANCE APPLICATION)6"1SHEET OFTITLESCALEDATERMRM12-17-21AS NOTEDBLD-2021-523A117CIABATTONIHOMESITE PLANNOTE: THE PLANS,IDEAS AND DESIGNSSHOWN ON THESEDRAWINGS ARE THEPROPERTY OF THEDESIGNER. DEVISEDSOLEY FOR THISPROJECT. PLANSSHALL NOT BE USED,WHOLE OR IN PART,FOR ANY OTHERPURPOSE WITHOUTTHE WRITTENPERMISSION OFRICHA MITTAL1421 STEPHEN WAY SAN JOSE, CALIFORNIA TEL: (408) 505-2163rmgspacedesign@gmail.comRMG DESIGNSDRAWNCHECKEDPERMIT NUMBER1830 MONTEMAR WAYSAN JOSE CA 95125BYREVISIONSBYREVISIONSBAR1_02-08-2022 8'-10 1/2"10'-2"13'20'-3 1/2"14'-7"7'-10 1/2"17'-7"8'-9 1/2"2'-8"3'-1 1/2"11'-4 1/2"14'-1"20'-3 1/2"2'-6"3'-4"2'-5 1/2"8'2'-6"5'-9"7'-11"3'4 1/2"3'2'-9"3'-8 1/2"1'EXISTING AND DEMOLITIONFIRST FLOOR PLAN3'11'-3"3'-4"11'-9"UPLIVING ROOMC.H. 7'-11"LVL +18"(E)2668POCKETDOORHALFCLOSET(E)3068POCKETDOOR2'-8"CLOSETFURNACEWASHER/DRYERC.H. 7'-11"BATHSLIDING (E)51068(E)2021(E)311210SLIDING (E)8068FRIDGEFAMILYROOMDININGROOMKITCHEN26'-10"11'ENTRYFOYER(E)100310(E)-3668(E)31130(E)2868(E)1003108'-4"DN.CLOSETCLOSETCLOSETCLOSETCL.14'-3 1/2"COVERED PATIO 5'-0" WIDEEXISTING AND DEMOLITIONSECOND FLOOR PLAN5'-6"CLOSETCLOSET(E) 511307'-8"4'-3"SLOPING ROOF5'-11"(E) 51130(E) 211111(E) 511310(E)2668(E)2668(E)2668(E)2668(E)2868(E)2868(E)2868(E)80211(E)511211(E)711211(E)4020BATHBEDROOM 2MASTER BEDROOMBEDROOM 3BEDROOM 4BEDROOM 5SCREENROOMLVL +12"LVL +6"14'-7"LEGEND1: EXISTING WALL TO REMAIN2: WALL TO BE DEMOLISHED3: ADDITIONAL AREA TO BE DEMOLSHED5'-9"22"x30"ATTICACCESS19'-5 1/2"5'-5 1/2"5'-9"3'3'-1 1/2"9'-2 1/2"2'-6"2'-0 1/2"2'-6"2'-11"2'-4"SLOPE SLOPE SLOPE SLOPE 1'-9"SLOPE SLOPE SLOPE SLOPE SLOPE SLOPE 1/4" EXISTING ROOF PLAN1SLOPESLOPE SHEET OFTITLESCALEDATERMRM12-17-21AS NOTEDBLD-2021-523A227CIABATTONIHOMEFLOORPLANSNOTE: THE PLANS,IDEAS AND DESIGNSSHOWN ON THESEDRAWINGS ARE THEPROPERTY OF THEDESIGNER. DEVISEDSOLEY FOR THISPROJECT. PLANSSHALL NOT BE USED,WHOLE OR IN PART,FOR ANY OTHERPURPOSE WITHOUTTHE WRITTENPERMISSION OFRICHA MITTAL1421 STEPHEN WAY SAN JOSE, CALIFORNIA TEL: (408) 505-2163rmgspacedesign@gmail.comRMG DESIGNSDRAWNCHECKED1830 MONTEMAR WAYSAN JOSE CA 95125BYREVISIONSBYREVISIONSPERMIT NUMBERBAR1_02-08-2022 7'-10 1/2"17'-7"11'-4 1/2"14'-1"3'-8 1/2"1/4" PROPOSED FIRST FLOOR PLAN3'-4"(E)100310(E)36686'(E)1003948'5'6'ROOF LINEFLOOR LINE3'-8 1/2"SLIDE AND STACK DOOR (N)1206826'-9"14'6'12'(E)2868(N)603048'(N)203020'-3 1/2"8'-9 1/2"4'-3"2'-6"11'-3"15'-7 1/2"7'-6 1/2"3'8'-0 1/2"9"9"9"9"1'-9"2'-6"3'-6"(E)POCKETDOOR2'-9 1/2"2'-4"8'2'3'-5"5'-6 1/2"10'3'-11"2'-8"2'-4"6'-2 3/4"5'-7 1/2"5'-5 1/2"3'-4"5'-3 1/2"2'3'-6"4'-7 1/2"2'1'-3 1/2"2'-8"2'-6"3'3'-8 1/2"6'4'-0 1/2"3'-8"2'-7 1/2"7'-10 1/2"11'-3"12'-6"9"10'-1 1/2"9"10'-1 1/2"9"1'-3"2'-9"1'1'9"1'1'R6'-0 1 / 2"R7'-0 1/4"R8'R3'-6"R4'-6" R5'-5 3/4"R5'-5 1/2"R6'-5 1/4"R7'-5 1/4"28'-6"27'-6"16'15'WALL TO BEDEMOLISHEDWALL TO BEDEMOLISHED7'9"1'1'3'-9"6'10'-1 3/4"2'-6"AABB2'-1 1/2"2'-6 1/2"3'UPLIVING ROOMC.H. 7'-11"WASHERC.H. 7'-11"FRIDGEFAMILYROOMLVL +18"LVL +12"LVL +6"ENTRYFOYERSHOWEREXISTING CONCRETELVL +6"BATHKITCHENDISH-WASHERDRYERDINING ROOMLVL +18"LVL +18"C.H. 7'-11"18"x24"(E)CRAWLSPACEACCESS1'1'D2PATIO SLIDING DOORSD 1 NO.12068RH SWING DOOR2668D11 NO.2668PROPOSED DOOR SCHEDULEAREA NUMBER SIZE LABEL QUANTITY1stFLOORDSD(E)30682'-6"POCKET DOOR2ndFLOORD3BARN DOOR26681 NO.1 NO.D4CLOSET DOOR - BY PASSOR BIFOLD DOOR40681 NO.W NO6030AREA NUMBERSIZETYPEEGRESS1stFLOOR2ndFLOORHORIZONTAL SLIDER1 NO.QUANTITYWYES8040SINGLEHUNG/CASEMENT2 NO.W1YES6040HORIZONTAL SLIDER2 NO.W2 YES4040HORIZONTAL SLIDER3 NO.W3 NO3030HORIZONTAL SLIDER2 NO.W4NO3030HORIZONTAL SLIDER1 NO.W5 NO2030 1NO.PROPOSED WINDOWS SCHEDULEWTEMPERED GLASSHORIZONTAL SLIDERTEMPERED GLASSNEW TANKLESSWATER HEATERLEGEND1: EXISTING WALL TO REMAIN2: PROPOSED NEW WALLƒ‚1'9'-6"6'PORCHROOF LINEWINDOW SIZES UPDATEDAFTER CITY APPROVAL06-21-21DN.CLOSETCLOSETCLOSETCLOSETCL.1/4" PROPOSED SECOND FLOOR PLAN7'-8"10"4'-3"(N) 3030 TEMP. GLASS(N) 6040SLOPESLOPESLOPESLOPE(E)2868(E)2668(E)2668(E)2868(E)2868(N)8040(N)8040(N)4040BATHMASTERBEDROOMBEDROOM 3BEDROOM 4BEDROOM 5(N)4040(N)404025'-6"14'-3"SLOPE 6'14'-5"15'-1 3/4"20'-5"5'-3"CORRECT ROOF PLAN ALSO(N)3030(N)30303'-7"4'-10"3'10"7'-9"7'-4 1/2"3'3"6"2'-8"11"8'3'-6"1'-7 1/4"4'1'-9 1/4"4'1'-9 1/4"4'4'-9 1/4"8'3'5'-11"4'-7 1/2"14'-3"12'-9"12'-9"9'9'-6"10'3'-6"1'-9 1/4"WALL TO BEDEMOLISHED3'1'-2 3/4"1'1'1'1'D2BAAB1'WW1WW2W2W2W3W4W3EGRESS EGRESS22"x30"ATTICACCESSATTICFAU1'CENTER CASEMENTWINDOW FOR EGRESS1'-9"1'-9"EGRESS(N) 6040(E)2668(N) 2030 TEMP GLASS(N)2668(N)2468(N)2668WALK INCLOSETBATHCLOSET(N) 2613TEMP GLASS8'-9 1/2"1'-0 1/4"SLOPE 3'-1 1/2"2'-9"7'13'-3"3'-8 1/2"5'-3"5'-8 1/2"3'5'-3"1'-7"3'-1 1/2"2'5'-2"7 1/2"2'-6"2'-11 1/2"3"SHEET OFTITLESCALEDATEFLOORPLANSNOTE: THE PLANS,IDEAS AND DESIGNSSHOWN ON THESEDRAWINGS ARE THEPROPERTY OF THEDESIGNER. DEVISEDSOLEY FOR THISPROJECT. PLANSSHALL NOT BE USED,WHOLE OR IN PART,FOR ANY OTHERPURPOSE WITHOUTTHE WRITTENPERMISSION OFRICHA MITTAL1421 STEPHEN WAY SAN JOSE, CALIFORNIA TEL: (408) 505-2163rmgspacedesign@gmail.comRMG DESIGNSDRAWNCHECKEDRMRM12-17-21AS NOTEDBLD-2021-523A337CIABATTONIHOME1830 MONTEMAR WAYSAN JOSE CA 95125BYREVISIONSBYREVISIONSPERMIT NUMBER T.O.PLATE10'- 5"T.O.PLATE9'- 5"F.FL.LVL.+1'-6"T.O.PLATE19'- 5"T.O.R24'-2 1/2"1/4" PROPOSED RIGHT SIDE ELEVATION7'-11"T.O.PLATE10'- 5"9'1'-6"3'-8"3'-2"2'3'3'-11 1/2"3'-11 1/2"3"24'1/4" PROPOSED REAR ELEVATIONDASHED LINESHOWSEXISTINGWINDOWLOCATIONDASHED LINESHOWSEXISTINGWINDOWLOCATION1'-6"4'6'4'6'3'2'7"1/4" PROPOSED LEFT SIDE ELEVATION7'-11"T.O.PLATE10'- 5"1'9'4'-2"3'3'4'-9 1/2"7'-11"1'1'1'-9"1'1'1'1'7'-11"9'4'-9 1/2"1'3'7'-4 1/2"3'3'3'-2"CLASS "A" PRESIDENTIAL STYLE COMPOSITIONSHINGLE ROOFING O/30# FELT O/1/2" PLYWD O/2XRAFTERS @ 16" OC. W/R-30 INSUL @ CLG (TYP)3-COAT STUCCO EXTERIOR FINISHW/2 LAYERS OF GRADE D PAPERO/3/8" PLYWD O/2X4 STUDS @ 16"OC W/R-19 INSUL. (TYP.)3-COAT STUCCO EXTERIOR FINISHW/2 LAYERS OF GRADE D PAPERO/3/8" PLYWD O/2X4 STUDS @ 16"OC W/R-19 INSUL. (TYP.)3-COAT STUCCO EXTERIOR FINISHW/2 LAYERS OF GRADE D PAPERO/3/8" PLYWD O/2X4 STUDS @ 16"OC W/R-19 INSUL. (TYP.)ƒ9'-6"6'1'T.O.PLATE9'- 5"F.FL.LVL.+1'-6"T.O.PLATE19'- 5"T.O.R24'-2 1/2"T.O.PLATE9'- 5"F.FL.LVL.+1'-6"T.O.PLATE19'- 5"T.O.R24'-2 1/2"T.O.PLATE10'- 5"2'-9"3'6'1'-3"2'-6"1/4" PROPOSED FRONT ELEVATIONOPTION-027'-11"1'1'-6"4'4'3'-2"8'10'3'-10"2'-10"3'-6"10'10'-6"12'8'-6"3'6'-8"6'-8"7'6'-8"1'12"4"6"6"4'4'-9 1/2"8'-2"9"9"7'-2"8'9'3'3'-2"4'4'3'-2"18303" WIDE WINDOW TRIMS3' HIGH STONE VENEER/BRICK3'3-COAT STUCCO EXTERIOR FINISHW/2 LAYERS OF GRADE D PAPERO/3/8" PLYWD O/2X4 STUDS @ 16"OC W/R-19 INSUL. (TYP.)2'-2 1/4"3'-6 1/2"19'-5"MIN. 4'-0" SETBACK ACHIEVEDBETWEEN BUILDING EAVES &PROPERTY LINE AT CRITICALPOSITION4'FENCE/PROPERTY LINE5'1'-9"T.O.PLATE10'- 5"T.O.PLATE9'- 5"F.FL.LVL.+1'-6"T.O.PLATE19'- 5"T.O.R24'-2 1/2"12"4"12'12"4"21'-9 3/4"REAR SETBACK 115'FRONT SETBACK 33'MEAN HEIGHTSIDE SETBACKAT THIS CORNER 5'SIDE SETBACKAT THIS CORNER 7'21'-9 3/4"MEANHEIGHT5' SIDE SETBACKNEWLY CONSTRUCTED ROOF (2'4"HIGH FROM EXISTING ROOF)NEWLY CONSTRUCTED ROOF (2'4"HIGH FROM EXISTING ROOF)24'-2 1/2"SHEET OFTITLESCALEDATEELEVATIONSNOTE: THE PLANS,IDEAS AND DESIGNSSHOWN ON THESEDRAWINGS ARE THEPROPERTY OF THEDESIGNER. DEVISEDSOLEY FOR THISPROJECT. PLANSSHALL NOT BE USED,WHOLE OR IN PART,FOR ANY OTHERPURPOSE WITHOUTTHE WRITTENPERMISSION OFRICHA MITTAL1421 STEPHEN WAY SAN JOSE, CALIFORNIA TEL: (408) 505-2163rmgspacedesign@gmail.comRMG DESIGNSDRAWNCHECKEDRMRM12-17-21AS NOTEDBLD-2021-523A447CIABATTONIHOME1830 MONTEMAR WAYSAN JOSE CA 95125BYREVISIONSBYREVISIONSPERMIT NUMBERBAR1_02-08-2022 T.O.PLATE10'- 5"T.O.PLATE9'- 5"F.FL.LVL.+1'-6"T.O.PLATE19'- 5"T.O.R24'-2 1/2"SLOPE SLOPE SLOPE SLOPE SLOPE SLOPE SLOPE SLOPE SLOPE SLOPE SLOPERIDGE PROPOSED ROOF PLANSLIDE SLIDE1'-6"7'-11"1'9'4'-9 1/2"SECTIONAL ELEVATION AT-A,A.FAMILY ROOM KITCHENDININGBED ROOMBATH RM.WALK IN CLOSETWCBATH7'1'PATIODININGLIVING ROOM6'-8"7'-11"1'9'9'CLOSETCLOSETBED ROOM BED ROOMCLOSET1'-6"7'-11"1'9'SECTIONAL ELEVATION AT-B,B.(N)ATTICATTIC4'-9 1/2"1'4"1'4"1'-9"1'-9"9"6"SHINGLES ONPORCH FACADEFLATCEILINGUNDERPORCHVAULTED CEILINGUNDER PORCHPORCH SIDES AREOPEN1'(N) 2' ROOFOVERHANG1' ROOFOVERHANG(N) 2' ROOFOVERHANGVAULTEDCEILINGUNDERPORCHPORCH SIDESARE OPEN1'3'6'3'6'3'-8"(E) FLOORING TOREMAIN2X CEILING JOIST@ 16" OC W/ R-30 INSUL.(TYP.) 1/2" DRYWALL2X CEILING JOIST@ 16" OC W/ R-30 INSUL.(TYP.) 1/2" DRYWALLCLASS "A" PRESIDENTIAL STYLECOMPOSITION SHINGLE ROOFINGO/30# FELT O/1/2" PLYWD O/2XRAFTERS @ 16" OC. W/R-30 INSUL @CLG (TYP)CLASS "A" PRESIDENTIAL STYLE COMPOSITIONSHINGLE ROOFING O/30# FELT O/1/2" PLYWD O/2XRAFTERS @ 16" OC. W/R-30 INSUL @ CLG (TYP)(E) FLOORING TOREMAIN3-COAT STUCCO EXTERIOR FINISHW/2 LAYERS OF GRADE D PAPERO/3/8" PLYWD O/2X4 STUDS @ 16"OC W/R-19 INSUL. (TYP.)3-COAT STUCCO EXTERIOR FINISHW/2 LAYERS OF GRADE D PAPERO/3/8" PLYWD O/2X4 STUDS @ 16"OC W/R-19 INSUL. (TYP.)1'-9"1'-9"1'-9"1'-9"T.O.PLATE10'- 5"T.O.PLATE9'- 5"F.FL.LVL.+1'-6"T.O.PLATE19'- 5"T.O.R24'-2 1/2"EXISTINGROOF & CEILINGTODEMOLISHCEILINGHEIGHTINCREASEDBY 1'121'-9 3/4"24'-2 1/2"1NEW ROOFHEIGHTEXISTINGROOFHEIGHT1SHEET OFTITLESCALEDATESECTIONSAND ROOFPLANNOTE: THE PLANS,IDEAS AND DESIGNSSHOWN ON THESEDRAWINGS ARE THEPROPERTY OF THEDESIGNER. DEVISEDSOLEY FOR THISPROJECT. PLANSSHALL NOT BE USED,WHOLE OR IN PART,FOR ANY OTHERPURPOSE WITHOUTTHE WRITTENPERMISSION OFRICHA MITTAL1421 STEPHEN WAY SAN JOSE, CALIFORNIA TEL: (408) 505-2163rmgspacedesign@gmail.comRMG DESIGNSDRAWNCHECKEDRMRM12-17-21AS NOTEDBLD-2021-523A557CIABATTONIHOME1830 MONTEMAR WAYSAN JOSE CA 95125BYREVISIONSBYREVISIONSPERMIT NUMBERBAR1_02-08-2022 1/4" PROPOSED FIRST FLOOR MEP PLANDN.CLOSETCLOSETCLOSETCLOSETCL.1/4" PROPOSED SECONDFLOOR MEP PLANSLOPESLOPESLOPESLOPEBATHMASTERBEDROOMBEDROOM 3BEDROOM 4BEDROOM 5SLOPE COGCOSLOPE UPLIVING ROOMC.H. 7'-11"WASHERC.H. 7'-11"FRIDGEFAMILYROOMLVL +18"LVL +12"LVL +6"ENTRYFOYERSHOWEREXISTING CONCRETELVL +6"BATHKITCHENDISH-WASHERDRYERDINING ROOMLVL +18"LVL +18"C.H. 7'-11"18"x24"(E)CRAWLSPACEACCESS22"x30"ATTICACCESSATTICFAUNEWTANKLESSWATERHEATERPLUMBING/ELECTRICAL/MECHANICALGENERAL NOTESƒ’GAS METERFOR THE LOCATION OF WATER METERCONNECTION, REFER SITE PLANPG&EELECTRICMETERATTIC ACCESSLIGHTSWITCH & OUTLETFAU. SEEELEC/MECHPLAN FORLOCATION.NUMBER & SIZEAS PER OWNER.1 1/8" PLYWDPLATFORM1) PROVIDE FLEXIBLE GASLINE CONNECTORS FORALL GAS APPLIANCESW/SHUT-OFF REQUIREDWITHIN 6' OF UNIT.2) FURNACE PLATFORMSHALL MEET ALL 2019CODE & SEISMICSTANDARDS.FLOOR PLAN FORATTIC FURNACECOCOCOCO“”’xxxxxxAPPROXIMATE LOCATION OF(E) SEWER LATERALAPPR O XI M A T E L O C A T I O N OF (E) W A T E R L I N E(N) 6040(E)2668(N) 2030 TEMP GLASS(N)2668(N)2468(N)2668WALK INCLOSETBATHCLOSET(N) 2613TEMP GLASSSHEET OFTITLESCALEDATEELECTRICALFLOORPLANSNOTE: THE PLANS,IDEAS AND DESIGNSSHOWN ON THESEDRAWINGS ARE THEPROPERTY OF THEDESIGNER. DEVISEDSOLEY FOR THISPROJECT. PLANSSHALL NOT BE USED,WHOLE OR IN PART,FOR ANY OTHERPURPOSE WITHOUTTHE WRITTENPERMISSION OFRICHA MITTAL1421 STEPHEN WAY SAN JOSE, CALIFORNIA TEL: (408) 505-2163rmgspacedesign@gmail.comRMG DESIGNSDRAWNCHECKEDRMRM12-17-21AS NOTEDBLD-2021-523A667CIABATTONIHOME1830 MONTEMAR WAYSAN JOSE CA 95125BYREVISIONSBYREVISIONSPERMIT NUMBER SHEET OFTITLESCALEDATEBYREVISIONSCLEAN BAYBLUEPRINTNOTE: THE PLANS,IDEAS AND DESIGNSSHOWN ON THESEDRAWINGS ARE THEPROPERTY OF THEDESIGNER. DEVISEDSOLEY FOR THISPROJECT. PLANSSHALL NOT BE USED,WHOLE OR IN PART,FOR ANY OTHERPURPOSE WITHOUTTHE WRITTENPERMISSION OFRICHA MITTAL1421 STEPHEN WAY SAN JOSE, CALIFORNIA TEL: (408) 505-2163rmgspacedesign@gmail.comRMG DESIGNSBYREVISIONSDRAWNCHECKEDRMRM12-17-21AS NOTEDBLD-2021-523A777CIABATTONIHOME1830 MONTEMAR WAYSAN JOSE CA 95125PERMIT NUMBER TOP OFPLATE9'- 5"F.FL.LVL.+1'-6"TOP OFPLATE18'- 5"7'-11"1'1'-6"8'TOP OFRIDGE21'- 9.75"GRADELVL.±0021'-9 3/4"3'-4 3/4"1/4 "EXISTING REAR ELEVATION1/4" EXISTING LEFT SIDE ELEVATIONCOVERED PATIOTOP OFPLATE9'- 5"F.FL.LVL.+1'-6"TOP OFPLATE18'- 5"7'-11"1'1'-6"8'TOP OFRIDGE21'- 9.75"GRADELVL.±0021'-9 3/4"3'-4 3/4"TOP OFPLATE9'- 5"F.FL.LVL.+1'-6"TOP OFPLATE18'- 5"7'-11"1'1'-6"8'TOP OFRIDGE21'- 9.75"GRADELVL.±0021'-9 3/4"3'-4 3/4"1/4" EXISTING FRONT ELEVATION111TOP OFPLATE9'- 5"F.FL.LVL.+1'-6"TOP OFPLATE18'- 5"7'-11"1'1'-6"8'TOP OFRIDGE21'- 9.75"GRADELVL.±0021'-9 3/4"3'-4 3/4"1/4" EXISTING RIGH SIDE ELEVATIONCOVERED PATIO1TITLESCALEDATEBYREVISIONSEXISTINGELEVATIONSNOTE: THE PLANS,IDEAS AND DESIGNSSHOWN ON THESEDRAWINGS ARE THEPROPERTY OF THEDESIGNER. DEVISEDSOLEY FOR THISPROJECT. PLANSSHALL NOT BE USED,WHOLE OR IN PART,FOR ANY OTHERPURPOSE WITHOUTTHE WRITTENPERMISSION OFRICHA MITTAL1421 STEPHEN WAY SAN JOSE, CALIFORNIA TEL: (408) 505-2163rmgspacedesign@gmail.comRMG DESIGNSBYREVISIONSDRAWNCHECKEDRMRM02-08-22AS NOTEDBLD-2021-523A8CIABATTONIHOME1830 MONTEMAR WAYSAN JOSE CA 95125PERMIT NUMBER Site Photography Sheet – 1830 Montemar Way Front of house. Photo taken from front yard. Front of house. Photo taken from street. Front of house highlighting right side of home. Photo taken from street. Close up of right side of house. Photo taken from neighbors driveway. Rear of home. Photo taken from backyard. Rear of home, highlighting right side of house. Photo taken from right fence in backyard. Rear of home. Photo taken from driveway showing left side of house facing towards the right side. Photo face Photo taken from driveway. City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008 MEMORANDUM To: Members of the Planning Commission Date: April 26, 2022 From: Rob Eastwood, Community Development Director Subject: Report of the Community Development Director I. CITY COUNCIL: The City Council met on Tuesday, April 19, 2022 and considered the following items of interest to the Planning Commission: Receive an Update on Objective Standards and Consider Issuance of Request for Proposals/Request for Qualifications for Consultant Services to Support Completion of Objective Standards (Resolution/Roll Call Vote) Recommended The City Council adopted a Resolution authorizing (a) issuance of a Request for Proposals (RFP) for consultant services to support completion of objective standards and a zoning ordinance update to support implementation of the General Plan and Housing Element update; (b) issuance of Request for Qualifications (RFQ) for contract services to provide planning review and processing of land use applications and permits; and (c) authorizing the City Manager to execute contracts with the selected service providers for a one year term in an amount not to exceed $515,000 for both contracts Receive Update Regarding Establishment of a Semi-Permanent Parklet Program and Authorize Preparation of an Ordinance Creating the Parklet Program The City Council received an update on the establishment of a semi-permanent Parklet Program and authorized preparation of an Ordinance to create the Parklet Program. The City Council met on Wednesday, April 20, 2022 and considered the following items of interest to the Planning Commission: Review Campbell's Plan for Housing – Objectives, Policies and Programs The City Council reviewed existing and proposed objectives, policies, and programs, and provided direction on which should be revised or added as part of “Campbell’s Plan for Housing” and the City’s Envision Campbell General Plan Update. II. UPCOMING COMMISSION MEETINGS A. Next Special Planning Commission Meeting of May 4, 2022: Review proposed objectives, policies, and programs as part of “Campbell’s Plan for Housing” and the City’s Envision Campbell General Plan Update. B. Next Regular Planning Commission Meeting of May 10, 2022: The next regular meeting will consider the following item(s): Director’s Report for March 3, 2022 Page 2 • Recission of Historic designation for 705 El Patio Dr. • Conditional Use Permit for 136 N San Tomas Aquino (Tustacos Taqeuria) III. MISCELLANEOUS A. Cal Poly San Luis Obispo – Vision Concepts for Light Rail Station Plans: The Cal Poly San Luis Obispo City and Regional Planning Program will be preparing design concepts for potential new Station Area planning around the Winchester and Campbell Downtown Light Rail Stations. The students are tentatively scheduled to be presented to the Planning Commission at a special meeting on Tuesday, May 31st