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Site & Arch/TRP - 2004 5750 ALMADEN EXPWY SAN JOSE, CA 95118-3686 TELEPHONE (408) 265-2600 FACIMILE (40B) 266-0271 www.valleywater. org AN EQUAL OPPORTUNITY EMPLOYER File: 26287 Smith Creek J1~c b~ ~/"J!:o^ a CO2 ~iJ /1f% 0;: a 2004 W""N~~8Ct. vcpll. . November 30, 2004 Mr. Ken Campbell 4552 Tilbury Drive SanJose,CA 95130 Subject: Drainage Plan for Campbell Residence at 1440 Juanita Way, Campbell-Easement Location Dear Mr. Campbell: Santa Clara Valley Water District (District) staff received a request for the easement description located adjacent to the subject property on November 5, 2004. Per your request, I faxed you a copy of the District's easement description that is located along the western portion of your property. In response to concerns regarding the location of the easement, I reviewed the property description for a second time and have discovered that, in contrast to my previous assessment, the easement limits do not follow the property line. Instead, the easement transects your property at a slightly oblique angle. A subsequent site visit was conducted on November 17, 2004. Although the exact location of the easement can not be determined without performing a field survey, the field measurements taken during the site visit verified that the proposed 6-inch leach line is not within the easement limits, and a District permit is not required prior to the start of construction. The proposed trees will still need to be relocated outside the District easement, and the existing fence is subject to damage or removal by the District during maintenance or emergency flood control activities. The owner will not be compensated for the materials should they be damaged or removed, and the fence must be removed or relocated upon request by the District. Please contact Mr. Frank Baronessa at (408) 265-2607, extension 2147, at least 48 hours prior to the installation of the leach line to have the District's 54-inch reinforced concrete pipe marked. If you have any comments or questions, please call me at (408) 265-2607, extension 3135. Please reference District File No. 26287 on any future correspondence regarding this project. ;;'~ Wen~Y~lIison, P.E. Assistant Engineer Community Projects Review Unit cc: City of Campbell B. Goldie, S. Tippets, U. Chatwani, W. Allison, M. Mahoney, File (2) wa:lm 1129b-pl.doc The mission of the Santa Clara Valley Water District is a healthy, safe and enhanced quality of living in Santa Clara County through watershed stewardship and comprehensive management of water resources in a practical, cost-effective and environmentally sensitive manner. October 13, 2004 Ken Gridley Paladin Design Group 2470-E South Winchester Boulevard Campbell, CA 95008 Re: PLN2004-104/PLN2004-45 - Site and Architectural Review and Tree Removal Permits Dear Applicant: Please be advised that at its meeting of October 12, 2004, the Planning Commission adopted Resolution No. 3590 approving a Site and Architectural Review Permit to allow the construction of a new two-story single-family residence and Resolution No. 3591 granting a Tree Removal Permit to allow the removal of one protected tree on the above referenced property. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 p.m. on Friday, October 22,2004. The time within which judicial review of this action must be sought is governed by Section 1094.6 of the California Code of Civil Procedure, unless another statute (such as California Government Code Section 65009 or some other applicable provision) sets forth a more specific time period is set forth. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, Melinda Denis Planner I Cc: Ed Arango, Public Works Frank Mills, Building Chris Veargason, County Fire Ken and Chris Campbell (Property Owners) 4552 Tilbury Drive San Jose, CA 95130 70 North First Street . Campbell, California 95008-1436 . TEL 408.866.2140 ' FAX 408.871.5140 . TDD 408.866.2790 RESOLUTION NO. 3590 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL REVIEW PERMIT (pLN2004-145) TO ALLOW THE CONSTRUCTION OF A NEW TWO-STORY SINGLE-FAMILY RESIDENCE ON PROEPRTY OWNED BY KEN AND CHRIS CAMPBELL LOCATED AT 1440 JUANITA WAY IN AN R-l-lO (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. KEN GRIDLEY, ON BEHALF OF KEN AND CHRIS CAMPBELL. FILE NO. PLN2004-104. After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the Planning Commission did find as follows with respect to application PLN2004- 104: 1. The density of the proposed project site is 3.2 units per gross, which is consistent with the General Plan land use designation of Low Density Residential (less than 3.5 units per gross acre. ) 2. The proposed project is consistent with the R-1-10 (Single-Family Residential, 10,000 square foot minimum lot size) Zoning District and meets the minimum setbacks, height restriction, building coverage, floor area ratio, and parking requirements of the R-I-IO Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. The project consists of a new 3,952 square foot two-story single-family residence with a building coverage of 21 % and Floor Area of 31 %. 5. The project provides two covered and two uncovered parking spaces where a minimum of one covered and one uncovered parking spaces are required for each residence. 6. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 7. The proposed new two-story residence incorporates representative architectural features of homes in the San Tomas Neighborhood including hipped and gabled roof forms, two-car garage doors, compositions shingles, and stucco siding. 8. The proposed project is surrounded by single-family residential uses to the north, south, east and west. 9. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California Enviromnental Quality Act (CEQA) pertaining to the construction of two single-family residences in an urbanized area. Planning Commission Resolution No. 3590 PLN2004-104 -1440 Juanita Way- Site and Architectural Review Permit - New SFR Page 2 Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed proj ect is consistent with the General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 3. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required Conditions of Approval, will have a significant adverse impact on the environment. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 6. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a Site and Architectural Review Permit (pLN2004-104) to allow the construction of a new two-story single-family residence on property owned by Ken and Chris Campbell located at 1440 Juanita Way, subject to the following conditions: Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit to allow the construction of a new two-story single-family residence located at 1440 Juanita Way. The building design and site design shall substantially confonn to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: Planning Commission Resolution No. 3590 PLN2004-104 -1440 Juanita Way- Site and Architectural Review Permit - New SFR Page 3 a. Revised project plans prepared by Paladin Design Group and received by the Planning Division on September 15, 2004, including a site plan, floor plans and elevations. b. Color/material board received by the Planning Division on September 15, 2004. c. Colored Elevation received by the Planning Division on October 6, 2004. 2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a period of one year from the date of final approval. Within this one-year period, a building permit must be obtained and construction completed one year thereafter or the Site and Architectural Review Permit shall be void. 3. LandscapinglTrees: One (1) 24" box tree shall be planted to ensure compliance with the San Tomas Area Neighborhood Plan (ST ANP). The location and species of this tree shall be shown on the Site Plan that shall be reviewed by the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The replacement tree shall be installed prior to the issuance of a Certificate of Building Occupancy. 4. Tree Protection Plan: Prior to issuance of building permits, the applicant shall submit a tree protection plan in accordance with the City's Water Efficient Landscape Guidelines (WELS) and the Tree Preservation Ordinance to indicate how the existing trees to be retained on site will be protected during construction. 5. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the Campbell Municipal Code. Fencing along the property lines shall be replaced with a six-foot high "good neighbor" wood fence by the applicant, unless it is determined to be in good condition by the Community Development Director. 6. Prooerty Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.) 7. Parking and Driveways: All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.28 (parking and Loading) of the Campbell Municipal Code. 8. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code unless a Utility Waiver is approved. 9. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighti~xtures 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 Planning Commission Resolution No. 3590 PLN2004-104 -1440 Juanita Way- Site and Architectural Review Permit - New SFR Page 4 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. 10. Construction Hours: Construction activities shall be limited to the hours of8:00 a.m. to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays unless an exception is granted by the Building Official. 11. Contractor Contact Information Posting: The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits. Building Division: 12. Permits Required: A building permit application shall be required for the proposed complete remodeling and addition to the existing structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 13. Proiect Descriotion: This project is proposed as a "remodel and addition to an existing dwelling". The scope of work proposed under this project more closely reflects the construction of a new single-family dwelling. The Building Inspection Division will consider this project as new constructiont and fees will be calculated based on the comparative similarities to new construction. 14. Plan Preparation: Portions of this project require plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. IS. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 16. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 inches by 36 inches. 17. Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. 18. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF- lR shall be blue-lined on the construction plans. 8~ by II calculations shall be submitted as well. 19. Special Inspections: When a special inspection .is required by U.B.C. Section 1701t the architect or engineer of record shall prepare an inspection program that shall be submitted to Planning Commission Resolution No. 3590 PLN2004-104-1440 Juanita Way- Site and Architectural Review Pennit - New 8FR Page 5 the Building Official for approval prior to issuance of the building permits, in accordance with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 20. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" by 36") is available at the Building Division service counter. 21. Approvals Required: The project requires the following agency approvals prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. School District: i) Campbell Union School District (378-3405) ii) Campbell Union High School District (371-0960) iii) Moreland School District (379-1370) iv) Cambrian School District (377-2103) Note: To Determine your district, contact the offices identified above. Obtain the School District payment form from the City Building Division, after the Division has approved the building pennit application. d. Bay Area Air Quality Management District (Demolitions Only) 22. PG&E: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. Applicant should also consult with PG&E concerning utility easements, distribution pole locations and required conductor clearances. 23. Intent to Occupy Durine Construction: Owners shall declare their intent to occupy the dwelling during construction. The Building Inspection Division may require the premises to be vacated during portions of construction because of substandard and unsafe living conditions created by construction. 24. Construction Fencing: This project shall be properly enclosed with construction fencing to prevent unauthorized access to the site during construction. The construction site shall be secured to prevent vandalism and/or theft during hours when no work is being done. All protected trees shall be fenced to prevent damage to root systems. 25. Intent to Use Portions of (E) Structure in New Construction: The applicant shall provide clear details and plans describing how (e) foundations, floors, and wall will be incorporated in the new proposed construction. Planning Commission Resolution No. 3590 PLN2004-104 - 1440 Juanita Way- Site and Architectural Review Permit - New SFR Page 6 PUBLIC WORKS DEPARTMENT 26. Work in the Public-Rieht-of-Way: Prior to doing any work in the public right-of-way, the applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post security, and provide insurance. 27. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. 28. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for the installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 29. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a pavement restoration plan for approval by the City Engineer prior to any utility installation or abandonment. Streets that have been resurfaced within the previous five years will require boring and jacking for all new utility installations. Burrows Road was recently reconstructed in 2000. The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project. 30. Storm Drain Area Fee: Prior to issuance of any grading or building pennits for the site, the applicant shall pay the required Storm Drain Area fee of $2,060.00 per net acre, which is $518.00. PASSED AND ADOPTED this 12th day of October, 2004, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Doorley, Gibbons, Hernandez and Roseberry None Francois and Rocha None ~~ _ APPROVED: G ATTEST: ~ -' . Sharon FIerro, Secretary RESOLUTION NO. 3591 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A TREE REMOVAL PERMIT (pLN2004-45) TO ALLOW THE REMOVAL OF ONE PROTECTED TREE ON PROPERTY OWNED BY KEN AND CHRIS CAMPBELL LOCATED AT 1440 JUANITA WAY IN AN R-I-IO (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. KEN GRIDLEY, ON BEHALF OF KEN AND CHRIS CAMPBELL. FILE NO. PLN2004-4S. After notification and public hearing, as specified by law, and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the Planning Commission did find as follows with respect to application PLN2004-45: 1. The proposed Tree Removal Pennit is consistent with the R-l-1 0 (Single-family Residential) zoning designation and the General Plan Low Density Residential designation. 2. The proposed tree replacement requirement of one 24-inch box size tree is consistent with the requirements of the Tree Protection Ordinance. 3. The proposed replacement tree will be a sufficient replacement for the Cedar tree to be removed and shall continue the diversity of tree species found in the community. 4. According to the Arborist's Report it is in poor structural condition because it has been topped and the main leader removed in the past, resulting in branches that are weakly attached to the tree and may be vulnerable to failure in future years. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The Deodar Cedar tree is in poor health, and the applicant has demonstrated to the satisfaction of the Planning Commission that this danger cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices. 2. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a Tree Removal Pennit (PLN2004-45) to allow the removal of one protected tree (Cedar) on property owned by Ken and Chris Campbell located at 1440 Juanita Way, subject to the following conditions: Planning Commission Resolution No. 3591 PLN2004-45 - 1440 Juanita Way- Tree Removal Permit Page 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 Planning Division: 1. Approved Permit: Approval is granted for a Tree Removal Permit (pLN2004-45) to allow the removal of one (1) Deodar Cedar tree at 1440 Juanita Way. This permit shall only be valid in conjunction with an approved Site and Architectural Review Permit (PLN2004-104). 2. Replacement of Removed Tree: In addition to the one tree required under Site and Architectural Review Permit No. PLN2004-104, one (1) 24-inch box size tree shall be required as a replacement for the Deodar Cedar tree at 1440 Juanita Way. The location and species of this tree shall be shown on the Site Plan that shall be reviewed by the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The replacement tree shall be installed prior to the issuance of a Certificate of Building Occupancy. PASSED AND ADOPTED this 12'h day of October, 2004, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Doorley, Gibbons, Hernandez and Roseberry None Francois and Rocha None APPROVED: ~ ATTEST: ~ - haron Fierro, Secretary ~~. o~ . CA-11Adl ~ ~ U r- o 0 ... ... 'So.. ~ . c.. OIlCH""-"'" PLN2004-104 (SA) PLN2004-45 (TRP) Gridley, K. ITEM NO.1 CITY OF CAMPBELL' PLANNING COMMISSION Staff Report. October 12, 2004 Public Hearing to consider the application of Mr. Ken Gridley for a Site and Architectural Review Permit (PLN2004-104) to allow the construction of a new two-story single-family residence and a Tree Removal Permit (PLN2004-45) to remove one protected tree on property owned by Ken & Chris Campbell located at 1440 Juanita Way in an R-l-lO (Single-Family Residential, 10,000 square foot minimum lot size) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural Review Permit to allow the construction of a new two-story single-family residence single-family residence, subject to the attached Conditions of Approval. 2. Adopt a Resolution, incorporating the attached findings, approving a Tree Removal Permit to remove one protected tree, subject to the attached Conditions of Approval. ENVIRONMENTAL DETERMINATION Staff recommends that the Planning Commission find that this project is Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA), pertaining to the construction of one new single-family residence in an urbanized area. PROJECT DATA Cate!!orv Gross Lot Area: Net Lot Area: Density: Floor Area Ratio: Building Coverage: Building Area: 1 st Floor: 2nd Floor: Garage: Covered Porch: Total: Building Height: Parking: ProDosed 13,432 sq. ft. (0.31 acres) 12,632 sq. ft. (0.29 acres) 3.2 units/gross acre Reauired/ Allowed N/A 10,000 sq. ft. Less than 3.5 units/gross acre 3,880 sq. ft. (31 %) 2,627 sq. ft. (21 %) 5,684 sq. ft. maximum (45%) 4,421 sq. ft. maximum (35%) 2,052 sq. ft. 1,335 sq. ft. 503 sq. ft. 72 sq. ft. 3,952 sq. ft. N/A N/A 200 sq. ft. minimum N/A N/A 23 ft. 11 in. 28 ft. 2 covered, 2 uncovered 1 covered, 1 uncovered Staff Report - Planning (,~nnmission Meeting of October 12,2004 PLN2004-104 & 45 -1440 Juanita Way Page 2 of 4 DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review Permit to allow the construction of a new two-story single-family residence located at 1440 Juanita Way. The subject property is located on the south side of Juanita Way at the end of the cul-de-sac. The property is surrounded by single-family residences on the north, south, east, and west. Background: The subject property is currently developed with a 1,115 square foot single-story residence that was constructed in approximately 1948. The existing residence would be significantly demolished to allow for the construction of the two-story residence. Only the existing floor framing and west side building wall would remain. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Low Density Residential (less than 3.5 units per gross acre.) The density ofthe proposed project is 3.2 units per gross acre, which is consistent with the General Plan land use designation. The proposed project complies with the following General Plan Land Use Element Strategies: Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, especially in historic neighborhoods and neighborhoods with consistent design characteristics. Strategy LUT -7 .2n: Consistencv With Plans: Ensure that new development and substantial remodeling projects are consistent with Specific Plans, Area Plans, City Standard Details, and adopted Streetscape Standards to create a cohesive design. Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment. Strategy LUT-17.1b: Landscaping: Ensure that new developments provide new tree plantings, shrubs, greenery and other landscaping materials, and preserve existing trees and shrubs. San Tomas Area Neighborhood Plan: The project site is located in the San Tomas Neighborhood and is subject to the San Tomas Area Neighborhood Plan (STANP.) Staff finds that the proposed project is consistent with the development standards and design guidelines of the STANP. Zoning Classification: The zoning classification for the project site is R-1-1O (Single-Family Residential, 10,000 square foot minimum lot size.) The proposed project is consistent with the zoning designation and meets the minimum setbacks, height restriction, building coverage, floor area ratio, and parking requirements of the R-1-10 Zoning District. Staff Report - Planning Cvllunission Meeting of October 12, 2004 PLN2004-104 & 45 - 1440 Juanita Way Page 3 of 4 Site Layout and Architecture: The proposed site plan shows the removal of a substantial portion of the existing single-story residence and the construction of a two-story residence with an attached two-car garage. Everything except the existing floor framing and west side building wall would be removed to allow for the new construction. The second story of the residence is stepped in from the front and side elevations of the building to reduce the perceived mass of the residence. The proposed residence incorporates representative architectural features of homes in the San Tomas Neighborhood including simple rectangular shaped building forms, hipped roof forms, a two-car garage door, and a stucco exterior. Additional architectural features include a defined entry porch, stone wainscot and accents, and decorative doors. The proposed residence incorporates a consistent window style on all elevations. The building style incorporates architectural elements from the newer residential development in the area. The proposed colors for the house consist of an earthtone body color, off-white accent color, wood moss trim color, and cultured stone wainscot. The proposed roof material is a dark brown colored composition shingle. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. The sloping roof forms minimize the perceived scale and mass of the residence. Staff finds that the proposed design meets the design criteria set forth in the STANP. Trees/Landscaping: The applicant is proposing the removal of an 18" Deodar Cedar tree on the project site. According to the arborist report it is currently in good health, however the structure is poor because the tree has been topped and the main leader removed. The Cedar tree is also located in close proximity to a 22" Valley Oak tree on the property. The two trees are growing their branches into one another because they are too close together. In an effort to increase and preserve the health of the Oak tree, the Cedar tree is recommended to be removed. The applicant is required to plant one 24" box tree to replace the Cedar Tree. Pursuant to the STANP, the applicant is required to provide one tree per 2,000 square feet of net lot area, or six trees. The proposed site plan shows the location of the required number of trees. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at its meeting of September 14, 2004. The Committee was supportive of the project as presented. Attachments: 1. Findings for Approval of File No. PLN2004 -104 2. Conditions of Approval for File No. PLN2004-104 3. Findings for Approval of File No. PLN2004 -104 4. Conditions of Approval for File No. PLN2004-104 5. Exhibits (Site Plan, Floor Plans and Elevations) 6. ISA Certified Arborist Report by Robert Booty 7. Location Map Staff Report - Planning ClJlnmission Meeting of October 12, 2004 PLN2004-104 & 45 - 1440 Juanita Way Page 4 of 4 Prepared by:~'1lfiktuk Me inda M. Oems, Planner I Approved by: (, tJ Attachment # 1 RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2004-104 SITE ADDRESS: APPLICANT: DATE: 1440 Juanita Way Mr. Ken Gridley on behalf of Ken & Chris Campbell October 12,2004 Findings for approval of a Site and Architectural Review Permit to allow the construction of a new two-story single-family residence. The Planning Commission finds as follows with regard to File No. PLN2004-104: 1. The density of the proposed project site is 2.1 units per gross acre for Lot No.1 and 2.7 units per gross acre for Lot No.2, which is consistent with the General Plan land use designation of Low Density Residential (less than 3.5 units per gross acre.) 2. The proposed project is consistent with the R-1-1O (Single-Family Residential, 10,000 square foot minimum lot size) Zoning District and meets the minimum setbacks, height restriction, building coverage, floor area ratio, and parking requirements ofthe R-1-1 0 Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. The project consists of a new 3,952 square foot two-story single-family residence with a building coverage of 21 % and Floor Area of 31 %. 5. The project provides two covered and two uncovered parking spaces where a minimum of one covered and one uncovered parking spaces are required for each residence. 6. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 7. The proposed new two-story residence incorporates representative architectural features of homes in the San Tomas Neighborhood including hipped and gabled roof forms, two-car garage doors, compositions shingles, and stucco siding. 8. The proposed project is surrounded by single-family residential uses to the north, south, east and west. 9. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA) pertaining to the construction of two single-family residences in an urbanized area. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Findings for Approval ~Phu1lling Commission Meeting of October 1L., 2004 PLN2004-104 ~ 1440 Juanita Way Attachment # 1 Page 2 of2 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 3. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required Conditions of Approval, will have a significant adverse impact on the environment. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 6. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Attachment #2 RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2004-45 SITE ADDRESS: APPLICANT: DATE: 1440 Juanita Way Mr. Ken Gridley on behalf of Ken & Chris Campbell October 12, 2004 Findings for Approval of a Tree Removal Permit to allow the removal of one protected tree. The Planning Commission finds as follows with regard to File No. PLN2004-45: 1. The proposed Tree Removal Permit is consistent with the R-l-lO (Single-family Residential) zoning designation and the General Plan Low Density Residential designation. 2. The proposed tree replacement requirement of one 24-inch box size tree is consistent with the requirements of the Tree Protection Ordinance. 3. The proposed replacement tree will be a sufficient replacement for the Cedar tree to be removed and shall continue the diversity of tree species found in the community. 4. According to the Arborist's Report it is in poor structural condition because it has been topped and the main leader removed in the past, resulting in branches that are weakly attached to the tree and may be vulnerable to failure in future years. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The Deodar Cedar tree is in poor health, and the applicant has demonstrated to the satisfaction of the Planning Commission that this danger cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices. 2. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Attachment #3 RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN2004-104: SITE ADDRESS: APPLICANT: DATE: 1440 Juanita Way Mr. Ken Gridley on behalf of Ken & Chris Campbell October 12, 2004 The applicant is hereby notified, as part of this application, that (s)he is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. The lead department with which the applicant will work is identified on each condition where necessary. Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations, and accepted engineering practices, for the items under review. Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow the construction of a new two-story single-family residence located at 1440 Juanita Way. The building design and site design shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: a. Revised project plans prepared by Paladin Design Group and received by the Planning Division on September 15,2004, including a site plan, floor plans and elevations. b. Color/material board received by the Planning Division on September 15,2004. c. Colored Elevation received by the Planning Division on October 6, 2004. 2. Approval Expiration: The Site and Architectural Review Permit approval shall be valid for a period of one year from the date of final approval. Within this one-year period, a building permit must be obtained and construction completed one year thereafter or the Site and Architectural Review Permit shall be void. 3. Landscaping/Trees: One (1) 24" box tree shall be planted to ensure compliance with the San Tomas Area Neighborhood Plan (STANP). The location and species of this tree shall be shown on the Site Plan that shall be reviewed by the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The replacement tree shall be installed prior to the issuance of a Certificate of Building Occupancy. 4. Tree Protection Plan: Prior to issuance of building permits, the applicant shall submit a tree protection plan in accordance with the City's Water Efficient Landscape Guidelines (WELS) Conditions of Approval- hdl1l1ing Commission Meeting of October 12, 2004 PLN2004-103 - 1440 Juanita Way Attachment #3 Page 2 of6 and the Tree Preservation Ordinance to indicate how the existing trees to be retained on site will be protected during construction. 5. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the Campbell Municipal Code. Fencing along the property lines shall be replaced with a six-foot high "good neighbor" wood fence by the applicant, unless it is determined to be in good condition by the Community Development Director. 6. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.) 7. Parking and Driveways: All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. 8. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code unless a Utility Waiver is approved. 9. 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. 10. Construction Hours: Construction activities shall be limited to the hours of 8:00 a.m. to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays unless an exception is granted by the Building Official. 11. Contractor Contact Information Posting: The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits. Building Division: 12. Permits Required: A building permit application shall be required for the proposed complete remodeling and addition to the existing structure. The building permit shall include Electrical/PlumbinglMechanical fees when such work is part of the permit. 13. Proiect Description: This project is proposed as a "remodel and addition to an existing dwelling". The scope of work proposed under this project more closely reflects the construction of a new single-family dwelling. The Building Inspection Division will Conditions of Approval- r ulIll1ing Commission Meeting of October 12, 2004 PLN2004-103 - 1440 Juanita Way Attachment #3 Page 3 of6 consider this project as new construction, and fees will be calculated based on the comparative similarities to new construction. 14. Plan Preparation: Portions of this project require plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 15. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 16. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 inches by 36 inches. 17. Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. 18. Title 24 Energv Compliance: California Title 24 Energy Compliance forms CF-1R and MF- 1R shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted as well. 19. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 20. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" by 36") is available at the Building Division service counter. 21. Approvals Required: The project requires the following agency approvals prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. School District: i) Campbell Union School District (378-3405) ii) Campbell Union High School District (371-0960) iii) Moreland School District (379-1370) iv) Cambrian School District (377-2103) Note: To Determine your district, contact the offices identified above. Obtain the School District payment form from the City Building Division, after the Division has approved the building permit application. Conditions of Approval-l-ldlllling Commission Meeting of October 12,2004 PLN2004-103 - 1440 Juanita Way Attachment #3 Page 4 of6 d. Bay Area Air Quality Management District (Demolitions Only) 22. PG&E: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. Applicant should also consult with PG&E concerning utility easements, distribution pole locations and required conductor clearances. 23. Intent to Occupy During Construction: Owners shall declare their intent to occupy the dwelling during construction. The Building Inspection Division may require the premises to be vacated during portions of construction because of substandard and unsafe living conditions created by construction. 24. Construction Fencing: This project shall be properly enclosed with construction fencing to prevent unauthorized access to the site during construction. The construction site shall be secured to prevent vandalism and/or theft during hours when no work is being done. All protected trees shall be fenced to prevent damage to root systems. 25. Intent to Use Portions of (E) Structure in New Construction: The applicant shall provide clear details and plans describing how ( e) foundations, floors, and wall will be incorporated in the new proposed construction. PUBLIC WORKS DEPARTMENT 26. Work in the Public-Right-of-Way: Prior to doing any work in the public right-of-way, the applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post security, and provide insurance. 27. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companIes. 28. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for the installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 29. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a pavement restoration plan for approval by the City Engineer prior to any utility installation or Conditions of Approval- Planning Commission Meeting of October 12, 2004 PLN2004-103 - 1440 Juanita Way Attachment #3 Page 5 of6 abandonment. Streets that have been resurfaced within the previous five years will require boring and jacking for all new utility installations. Burrows Road was recently reconstructed in 2000. The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project. 30. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the applicant shall pay the required Storm Drain Area fee of $2,060.00 per net acre, which is $518.00. Attachment #4 RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN2004-45: SITE ADDRESS: APPLICANT: DATE: 1440 Juanita Way Mr. Ken Gridley on behalf of Ken & Chris Campbell October 12, 2004 The applicant is hereby notified, as part of this application, that (s)he is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. The lead department with which the applicant will work is identified on each condition where necessary. Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations, and accepted engineering practices, for the items under review. Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Permit: Approval is granted for a Tree Removal Permit (PLN2004-45) to allow the removal of one (1) Deodar Cedar tree at 1440 Juanita Way. This permit shall only be valid in conjunction with an approved Site and Architectural Review Permit (PLN2004-104). 2. Replacement of Removed Tree: In addition to the one tree required under Site and Architectural Review Permit No. PLN2004-104, one (1) 24-inch box size tree shall be required as a replacement for the Deodar Cedar tree at 1440 Juanita Way. The location and species of this tree shall be shown on the Site Plan that shall be reviewed by the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The replacement tree shall be installed prior to the issuance of a Certificate of Building Occupancy.