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Site & Arch - Lot 1 - 2005April 12, 200S Ms. Sukkin Fong 13132 Delson Court Los Altos, CA 94022 Re: PLN200S-13/PLN200S-28-1141 S. San Tomas Aquino Road (Parcell) Site and Architectural Review Permit/Tree Removal Permit Dear Applicant: Please be advised that at its meeting of April 12, 200S, the Planning Commission took the following actions: 1. Adopted Resolution No. 3643 approving a Site and Architectural Review Permit (PLN200S- 13) to allow the construction of a new single-family residence on the above referenced property; and 2. Adopted Resolution No. 3644 granting a Tree Removal Permit (pLN200S-28) to allow the removal of three protected trees (14-inch diameter Walnut, IS-inch diameter Walnut and lS- inch diameter Chinese Tallow on the above-reference property. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by S p.m. on Friday, April 22, 2005. 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 6S009 or some either applicable provision) sets forth a more specific time period. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, Planner I Cc: Ed Arango, Public Works Frank Mills, Building Chris Veargason, County Fire 70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOD 408.866.2790 RESOLUTION NO. 3643 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN200S-13) TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE ON PROPERTY OWNED BY MS. SUKKIN FONG LOCATED AT 1141 S. SAN TOMAS AQUINO ROAD (PARCEL 1) IN AN R-1-9 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MS. SUKKIN FONG. FILE NO. PLN200S-13. 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 PLN200S-13: 1. The density of the proposed project will result in a density of 3.6 units per gross acre, which is consistent with the General Plan land use designation of Low Density Residential (less than 4.S units per gross acre). 2. The proposed project is consistent with the R-1-9 (Single-Family Residential, 9,000 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-1-9 Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. The proposed home on Parcell consists of a new 4,130 square foot, two-story single-family residence with a building coverage of 30% and Floor Area of 0.43. S. The height of the proposed home is 2S-feet, I-inches where the maximum height limit is 28 feet. 6. The proposed residence incorporates representative architectural features of other homes in the San Tomas Neighborhood including simple rectangular shaped building forms, hipped and gabled roof forms, defined entry porch, and a smooth stucco exterior. 7. The front of the house faces South San Tomas Aquino Road and the garage is oriented towards the northern side property line so the garage doors do not face the street. 8. The proposed project is surrounded by single-family residential uses on all sides. 9. The project provides three covered and three uncovered parking spaces where a minimum of one covered and one uncovered parking space are required. Planning Commission Res<... ,.ion No. 3643 PLN2005-13 - 1141 S. San Tomas Aquino Road (Parcell) - New Single-Family Residence Page 2 10. The project qualifies as a Categorically Exempt project per Section 15303, Class 3, of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the City of Campbell General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid In the harmonious development of the immediate area. 3. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 4. 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. 5. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 6. The proposed project will contribute to the housing stock in the City of Campbell and serve the housing needs of the community. 7. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 8. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit (PLN2005-13) to allow the construction of a new single-family residence on property owned by Ms. Sukkin Fong located at 1141 S. San Tomas Aquino Road (Parcell) in an R-1-9 (Single Family Residential) Zoning District, 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. Planning Commission Resv~..c:ion No. 3643 PLN2005-13 - 1141 S. San Tomas Aquino Road (Parcell) - New Single-Family Residence Page 3 CO~TYDEVELOPMENTDEPARTMENT Planning Division: 1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit (pLN2005-13) to allow the construction of a new single-family residence located at 1141 S. San Tomas Aquino Road (parcell). 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. Project plans stamped as received by the Planning Division on April 1, 2005 including a site plan, floor plans, elevations, and a landscape plan. b. Color/material board stamped as received by the Planning Division on March 8, 2005. 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. 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 new fence at the expense of the applicant, unless it is determined to be in good condition by the Community Development Director. 4. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.) 5. Parking and Drivewavs: a. 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. b. The applicant shall provide a decorative paving treatment within the driveway for the home. The design and materials used for the decorative pavement shall be indicated on the building permit plans and shall be reviewed and approved by the Community Development Director prior to the issuance of building permits. 6. Final Parcel Map: The Site and Architectural Review Permit approval is contingent upon recordation of the Final Parcel Map to divide the subject property. The Final Parcel Map shall be recorded prior to the issuance of building permits. Planning Commission Reso._.ion No. 3643 PLN2005-13 - 1141 S. San Tomas Aquino Road (Parcell) - New Single-Family Residence Page 4 7. Park Impact Fee: A park impact fee, based on a density range of less than six units per gross acre, is due upon development of the site. Credit shall be given for any existing single- family residence to be demolished. Prior to recordation of the Parcel Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 8. Landscape Plan: Prior to the issuance of building permits, the applicant shall submit a final detailed landscape and irrigation plan to the Planning Division for review and approval by the Community Development Director. The landscape and irrigation plan shall substantially conform with the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS) and shall include all replacement trees as required for the Tree Removal Permit (pLN2005-28). All landscaping and trees shall be installed prior to the issuance of a Certificate of Occupancy for the home. 9. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. 10. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with Section 21.18.090 of the Campbell Municipal Code. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 11. 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. 12. Roof Vents: The applicant shall coordinate mechanical and equipment improvement plans to minimize the number of roof vents that are visible from the street frontage. The applicant shall submit detailed mechanical plans demonstrating the clustering of mechanical venting and the routing of ventilation systems within the building when possible to the satisfaction of the Community Development Director, prior to the issuance of building permits. 13. Contractor Contact Information Posting: Prior to the issuance of building permits, the project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street. Duildin!! Division: 14. Permits Reauired: A building permit application shall be required for the proposed new single- family dwelling structure. The building permit shall include Electrical/PlumbinglMechanical fees when such work is part of the permit. 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 size of construction plans submitted for building permits shall be 24 inches by 36 inches. Planning Commission Resv_ .ion No. 3643 PLN200S-13 - 1141 S. San Tomas Aquino Road (Parcell) - New Single-Family Residence Page 5 17. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 18. Soils Report: The applicant shall submit two copies of a current soils report containing foundation and retaining wall design recommendations, prepared to the satisfaction of the Building Official, with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 19. 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. 20. Foundation Inspection: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved. Plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. pad elevation b. finish floor elevation (first floor) c. foundation corner locations 21. Title 24 Energv Compliance: California Title 24 Energy Compliance forms CF-1R and MF- 1R shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as well. 22. 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. 23. 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 inches by 36 inches) is available at the Building Division service counter. 24. P.G. &E.: The applicant is advised to contact P.G. &E. 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. The applicant should also consult with P.G. &E. concerning utility easements, distribution pole locations and required conductor clearances. Planning Commission Reso....Lion No. 3643 PLN2005-13 - 1141 S. San Tomas Aquino Road (parcell) - New Single-Family Residence Page 6 2S. 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. 26. Intent To Occupv 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. 27. Proiect Approvals: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. Bay Area Air Quality Management District (Demolitions Only) c. School District: i. Campbell Union School District (378-340S) 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, PUBLIC WORKSDEP ARTMENT 28. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall have a completed parcel map as required for the proposed two-lot subdivision Tentative Parcel Map File No. PLN2004-146. 29. Street Improvements: Prior to recordation of the parcel map, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The plans shall include the following: a. Removal of all existing driveway approaches and necessary sidewalk, curb and gutter to accommodate the new driveway approaches. b. Installation of City standard curb, gutter, and sidewalk and ADA compliant driveway approaches. d. Construction of conforms to existing public and private improvements, as necessary. Planning Commission Reso. .on No. 3643 PLN2005-13 ;.. 1141 S. San Tomas Aquino Road (Parcell) - New Single-Family Residence Page 7 30. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City. 31. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of-way line. 32. 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 compames. 33. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 34. 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 reconstructed or overlaid within the previous five years will require boring and jacking for all new utility installations. San Tomas Aquino Road was overlaid in 1999 and reconstructed in FY 2000/01. 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. 35. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare and engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. 36. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Resources to achieve these objectives include Stormwater Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Stormwater Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. Planning Commission Resolution No. 3643 PLN200S-13 - 1141 S. San Tomas Aquino Road (Parcell) - New Single-Family Residence Page 8 FIRE DEPARTMENT 37. Formal Plan Review: Review of this development proposal is limited to accessibility of site access and water supply 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. 38. Required Fire Flow: The required fire flow for this project is 1,750 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s), which are located at the required spacing. 39. Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. PASSED AND ADOPTED this 12th day of April, 200S, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Doorley, Ebner, Francois, Gibbons, Rocha and Roseberry None Alderete None ATTEST: ~ -I - Sharon Fierro, Secretary ~~~ RESOLUTION NO. 3644 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A TREE REMOVAL PERMIT (PLN200S-28) FOR THE REMOVAL OF THREE PROTECTED TREES (14-INCH DIAMETER WALNUT, IS-INCH DIAMETER WALNUT AND IS-INCH DIAMETER CHINESE TALLOW) ON PROPERTY OWNED BY MS. SUKKIN FONG LOCATED AT 1141 S. SAN TOMAS AQUINO ROAD (PARCEL 1) IN AN R-I-9 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MS. SUKKIN FONG. FILE NO: PLN200S-28 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 PLN200S-28 1. The proposed Tree Removal Permit is consistent with the General Plan land use designation of Low Density Residential (less than 4.S units per gross acre) and the R-1-9 (Single-Family Residential, 9,000 square foot minimum lot size) Zoning District. 2. The project will include the removal of three protected trees (a 14-inch diameter Walnut, a IS-inch diameter Walnut and a IS-inch diameter Chinese Tallow) because they would prohibit the construction of a new single-family home. 3. The three 24-inch box replacement trees are consistent with the tree replacement requirements of the Tree Protection Regulations. 4. The proposed replacement trees will be a sufficient replacement for the trees to be removed and will continue the diversity of tree species found in the community. 5. The project qualifies as a Categorically Exempt project per Section lS304, Class 4, of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The retention of the trees restricts the economic enjoyment of the property and creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly zoned and situated properties, and the applicant has demonstrated to the satisfaction of the Planning Commission that there are no reasonable alternatives to preserve the trees. 2. 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. 3. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. Planning Commission Resolution No. 3644 PLN200S-28 -1141 S. San Tomas Aquino Road (Parcell) -Tree Removal Pennit Page 2 NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a Tree Removal Permit (PLN200S-28) to allow the removal of three protected trees (14-inch diameter Walnut, IS-inch diameter Walnut and IS-inch diameter Chinese Tallow) on property owned Ms. Sukkin Fong located at 1141 S. San Tomas Aquino Road (parcell) in an R-1-9 (Single Family Residential) Zoning District. 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 Plannine: Division: 1. Approved Project: Approval is granted for a Tree Removal Permit (PLN200S-28) to allow the removal of three protected trees (a 14-inch diameter Walnut, a IS-inch diameter Walnut and a 15- inch diameter Chinese Tallow) on property located at 1141 S. San Tomas Aquino Road (parcell). The Tree Removal Permit shall only be valid in conjunction with the approved Site and Architectural Review Permit (PLN200S-13). 2. Replacement of Removed Trees: The applicant shall provide three 24-inch box replacement trees for the protected trees to be removed as part of the development. 3. Landscape Plan: Prior to the issuance of building permits, the applicant shall submit a final detailed landscape and irrigation plan to the Planning Division for review and approval by the Community Development Director. The landscape and irrigation plan shall substantially conform with the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS) and shall include all replacement trees as required for the Tree Removal Permit. All landscaping and trees shall be installed prior to the issuance of a Certificate of Occupancy for the home. PASSED AND ADOPTED this 12h day of April, 200S, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Doorley, Ebner, Francois, Gibbons, Rocha and Roseberry Alderete None None ATTEST: APPROVED~~~~ t5-::J ~ ~ . Gibbons, Chair Sharon Fierro, Secretary Staff Report. April 12, 2005 PLN2005-13 (S) PLN2005-28 (TRP) Fong, S. Public Hearing to consider the application of Ms. Sukkin Fong for a Site and Architectural Review Permit (PLN2005-13) to allow the construction of a new single-family residence and a Tree Removal Permit (PLN2005-28) to allow the removal of three protected trees (a 14- inch diameter Walnut, a 15-inch diameter Walnut and a 15-inch diameter Chinese Tallow) on property owned by Ms. Sukkin Fong located at 1141 S. San Tomas Aquino Road in an R-1-9 (Single Family Residential) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following actions: 1. Adopt a Resolution incorporating the attached findings, approving a Site and Architectural Review Permit to allow the construction of a new single-family residence, subject to the attached conditions of approval. 2. Adopt a Resolution incorporating the attached findings, approving a Tree Removal Permit to allow the removal of three protected trees (a 14-inch and 15-inch diameter Walnut tree and a 15-inch diameter Chinese Tallow 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 a single-family residence in a residential zone and Section 15304, Class 4, of the California Environmental Quality Act (CEQA) pertaining to the minor alteration of land. PROJECT DATA Catee:orv Gross Lot Area: Net Lot Area: Density: ProDosed 12,223 sq. ft. (0.28 acres) 9,380 sq. ft. (0.21 acres) 3.6 units/gross acre Reauired/Allowed N/A 9,000 sq. ft. Less than 4.5 units/gross acre Floor Area Ratio: Building Coverage: 4,076 sq. ft. (0.43) 2,770 sq. ft. (30%) 4,221 sq. ft. maximum (0.45) 3,283 sq. ft. maximum (35%) Building Area: I st Floor: 2nd Floor: Garage: Covered Porch: Total: 1,931 sq. ft. 1,360 sq. ft. 785 sq. ft. 54 sq. ft. 4,130 sq. ft. N/A N/A 200 sq. ft. minimum N/A N/A y- Staff Report - Planning Cdmmission - Meeting of April 12, 200S PLN2005-13128 -1141 S. San Tomas Aquino Road (Parcell) Page 2 of 4 Catee:orv Building Height: Proposed 2S ft. - 1 in. Required! Allowed 28 ft. maximum Parking: 3 covered, 3 uncovered I covered, I uncovered 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 on property located at 1141 S. San Tomas Aquino Road (parcell). Background: The subject property is currently developed with a single-story residence and three detached accessory structures. The Community Development Director approved a Tentative Parcel Map on January 13, 200S to subdivide the property into two residential parcels. The approved lot configuration consists of one standard lot (Parcell) facing San Tomas Aquino Road and one rear flag-lot (Parcel 2). The existing residence and accessory structures will be demolished prior to recordation of the final parcel map. The applicant is requesting approval of a Site and Architectural Review Permit application for the construction of a new house on Parcel 1. The Planning Commission approved a Site and Architectural Review Permit application for a new home on Parcel 2 on the meeting of March 22, 200S. Property Location: The subject property is located on the west side of South San Tomas Aquino Road, adjacent to Turner Way, between Munro Avenue and West Hacienda Avenue. The property is surrounded on all sides by single-family residences. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Low Density Residential (less than 4.S units per gross acre). The proposed project has a density range of3.6 units per gross acre, which is within the density range allowed for the site. The proposed project complies with the following General Plan Land Use Element Strategies: Strategy LUT-S.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 -17.1 b: Landscaping: Ensure that new developments provide new tree plantings, shrubs, greenery and other landscaping materials, and preserve existing trees and shrubs. .,- Staff Report - Planning Commission - Meeting of April 12, 2005 PLN2005-13/28 -1141 S. San Tomas Aquino Road (Parcell) Page 3 of 4 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 Designation: The zoning designation for the project site is R-I-9 (Single-Family Residential, 9,000 square foot minimum lot size). The proposed project is consistent with this zoning designation and meets the minimum lot size, lot width, setbacks, height, building coverage, floor area ratio, and parking requirements of the R-1-9 Zoning District. Site Lavout and Architecture: The proposed site plan shows the construction of a new two-story home with an attached three-car garage. The front of the house faces South San Tomas Aquino Road and the garage is oriented towards the northern side property line so the garage doors do not face the street. The proposed residence incorporates representative architectural features of other homes in the San Tomas Neighborhood including simple rectangular shaped building forms, hipped and gabled roof forms, a defined entry porch, and a smooth stucco exterior. The proposed colors for the house consist of a tan body color and olive green trim. The proposed roof material is a light tan s- tile. Landscaping/Trees: The applicant is proposing to remove three trees that are protected under the City's Tree Protection Regulations to accommodate the construction of the new home. These trees are described in the following table: Tree Common Name Trunk Condition No. Diameter 1= Poor! (inches) 4=Excellent 1 Walnut Tree 14 2 2 Walnut Tree 15 1 3 Chinese Tallow 15 3 The landscape plan indicates the three required 24-inch box replacement trees on site. Additional landscaping such as shrubs, grass, and trees are shown in the front and side yard areas of the proposed home. Pursuant to the STANP, the applicant is required to provide one tree per each 2,000 square feet of net lot area; for a total of five trees. The conditions of approval require that the applicant submit a detailed landscape plan indicating the required trees and landscaping prior to the issuance of a building permit. Staff has added and condition of approval that requires the applicant to use a decorative paving material in the driveway to be consistent with the driveway for the adjacent new home's driveway. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at its meeting of March 22,2005. The Committee was supportive of the Staff Report - Planning Commission - Meeting of April 12, 200S PLN200S-13/28 -1141 S. San Tomas Aquino Road (Parcell) Page 4 of 4 project as proposed but asked staff to study whether a new fence along the front and southern side yard would create a sight line visibility issue for cars existing Turner Way and the new driveway for the home on Parcel 2. Staff analyzed the potential addition of a new fence constructed within the City's fencing regulations. Staff found that a new fence with a maximum height of three and a half feet for the first 15 feet of the property and a six foot fence along the side and rear property lines would not create a site line visibility problem with cars entering or existing Turner Way or the new driveway for the home on Parcel 2. Attachments: 1. Findings for Approval of File No. PLN200S-13 (Site & Architectural Review Permit) 2. Findings for Approval of File No. PLN200S-28 (Tree Removal Permit) 3. Conditions of Approval for File No. PLN200S-13 (Site & Architectural Review Permit) 4. Conditions of Approval for File No. PLN200S-28 (Tree Removal Permit) S. Project Exhibits 6. Location Map Prepared by: Attachment # 1 FINDINGS FOR APPROVAL OF FILE NO. PLN2005-13 SITE ADDRESS: APPLICANT: DATE: 1141 S. San Tomas Aquino Road (parcell) Ms. Sukkin Fong April 12, 2005 Findings for approval of a Site and Architectural Review Permit to allow the construction of a new single-family residence on property located at 1141 S. San Tomas Aquino Road (Parcell ). The Planning Commission finds as follows with regard to File No. PLN2005-13: 1. The density of the proposed project will result in a density of 3.6 units per gross acre, which is consistent with the General Plan land use designation of Low Density Residential (less than 4.5 units per gross acre). 2. The proposed project is consistent with the R-1-9 (Single-Family Residential, 9,000 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 -1-9 Zoning District. 3. The project is consistent with the development standards and design guidelines of the San Tomas Area Neighborhood Plan. 4. The proposed home on Parcell consists of a new 4,130 square foot, two-story single-family residence with a building coverage of30% and Floor Area of 0.43. 5. The height of the proposed home is 25-feet, I-inches where the maximum height limit is 28 feet. 6. The proposed residence incorporates representative architectural features of other homes in the San Tomas Neighborhood including simple rectangular shaped building forms, hipped and gabled roof forms, defined entry porch, and a smooth stucco exterior. 7. The front of the house faces South San Tomas Aquino Road and the garage is oriented towards the northern side property line so the garage doors do not face the street. 8. The proposed project is surrounded by single-family residential uses on all sides. 9. The project provides three covered and three uncovered parking spaces where a minimum of one covered and one uncovered parking space is required. 10. The project qualifies as a Categorically Exempt project per Section 15303, Class 3, of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Attachment # 1 Page 2 of2 1. The proposed project is consistent with the City of Campbell General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 3. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 4. 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. 5. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 6. The proposed project will contribute to the housing stock in the City of Campbell and serve the housing needs ofthe community. 7. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 8. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts ofthe project. Attachment #2 FINDINGS FOR APPROVAL OF FILE NO. PLN2005-28 SITE ADDRESS: APPLICANT: DATE: 1141 S. San Tomas Aquino Road (Parcell) Ms. Sukkin Fong April 12, 2005 Findings for approval of a Tree Removal Permit to allow the removal of three protected trees (a 14-inch diameter Walnut. a 15-inch diameter Walnut and a 15-inch diameter Chinese Tallow) on property located at 1141 S. San Tomas Aauino Road (Parcell ). The Planning Commission finds as follows with regard to File No. PLN2005-28: 1. The proposed Tree Removal Permit is consistent with the General Plan land use designation of Low Density Residential (less than 4.5 units per gross acre) and the R-1-9 (Single-Family Residential, 9,000 square foot minimum lot size) Zoning District. 2. The project will include the removal of three protected trees (a 14-inch diameter Walnut, a 15-inch diameter Walnut and a 15-inch diameter Chinese Tallow) because they would prohibit the construction of a new single-family home. 3. The three 24-inch box replacement trees are consistent with the tree replacement requirements of the Tree Protection Regulations. 4. The proposed replacement trees will be a sufficient replacement for the trees to be removed and will continue the diversity oftree species found in the community. 5. The project qualifies as a Categorically Exempt project per Section 15304, Class 4, of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The retention of the trees restricts the economic enjoyment of the property and creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly zoned and situated properties, and the applicant has demonstrated to the satisfaction of the Planning Commission that there are no reasonable alternatives to preserve the trees. 2. 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. 3. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts ofthe project. Attachment #3 CONDITIONS OF APPROVAL FOR FILE NO. PLN2005-13 SITE ADDRESS: APPLICANT: DATE: 1141 S. San Tomas Aquino Road (Parcell) Ms. Sukkin Fong April 12, 200S 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 pertains to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: I. Approved Proiect: Approval is granted for a Site and Architectural Review Permit (PLN200S-13) to allow the construction of a new single-family residence located at 1141 S. San Tomas Aquino Road (Parcell). 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. Project plans stamped as received by the Planning Division on April 1, 200S including a site plan, floor plans, elevations, and a landscape plan. b. Color/material board stamped as received by the Planning Division on March 8, 200S. 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. 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 new fence at the expense of the applicant, unless it is determined to be in good condition by the Community Development Director. 4. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.) Attachment #3 Page 2 of6 5. Parking and Drivewavs: a. 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. b. The applicant shall provide a decorative paving treatment within the driveway for the home. The design and materials used for the decorative pavement shall be indicated on the building permit plans and shall be reviewed and approved by the Community Development Director prior to the issuance of building permits. 6. Final Parcel Map: The Site and Architectural Review Permit approval is contingent upon recordation of the Final Parcel Map to divide the subject property. The Final Parcel Map shall be recorded prior to the issuance of building permits. 7. Park Imoact Fee: A park impact fee, based on a density range of less than six units per gross acre, is due upon development of the site. Credit shall be given for any existing single- family residence to be demolished. Prior to recordation of the Parcel Map, 75% of this fee is due. The remaining 25% is due prior to issuance of a certificate of building occupancy. 8. Landscape Plan: Prior to the issuance of building permits, the applicant shall submit a final detailed landscape and irrigation plan to the Planning Division for review and approval by the Community Development Director. The landscape and irrigation plan shall substantially conform with the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS) and shall include all replacement trees as required for the Tree Removal Permit (PLN2005-28). All landscaping and trees shall be installed prior to the issuance of a Certificate of Occupancy for the home. 9. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. 10. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with Section 21.18.090 of the Campbell Municipal Code. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 11. 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. 12. Roof Vents: The applicant shall coordinate mechanical and equipment improvement plans to minimize the number of roof vents that are visible from the street frontage. The applicant shall submit detailed mechanical plans demonstrating the clustering of mechanical venting and the routing of ventilation systems within the building when possible to the satisfaction of the Community Development Director, prior to the issuance of building permits. Attachment #3 Page 3 of6 13. Contractor Contact Information Posting: Prior to the issuance of building permits, the project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street. Building Division: 14. Permits Required: A building permit application shall be required for the proposed new single-family dwelling structure. The building permit shall include Electrical/PlumbinglMechanical fees when such work is part of the permit. 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 size of construction plans submitted for building permits shall be 24 inches by 36 inches. 17. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 18. Soils Report: The applicant shall submit two copies of a current soils report containing foundation and retaining wall design recommendations, prepared to the satisfaction of the Building Official, with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 19. 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. 20. Foundation Inspection: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved. Plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. pad elevation b. finish floor elevation (first floor) c. foundation corner locations 21. Title 24 Energv Compliance: California Title 24 Energy Compliance forms CF-1R and MF- 1R shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as well. 22. 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. Attachment #3 Page 4 of6 23. 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 inches by 36 inches) is available at the Building Division service counter. 24. P.G.&E.: The applicant is advised to contact P.G.&E. 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. The applicant should also consult with P.G.&E. concerning utility easements, distribution pole locations and required conductor clearances. 2S. 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. 26. 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. 27. Proiect Approvals: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. Bay Area Air Quality Management District (Demolitions Only) c. School District: i. Campbell Union School District (378-340S) H. 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. PUBLIC WORKS DEPARTMENT 28. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall have a completed parcel map as required for the proposed two-lot subdivision Tentative Parcel Map File No. PLN2004-146. 29. Street Improvements: Prior to recordation of the parcel map, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The plans shall include the following: Attachment #3 Page 5 of6 a. Removal of all existing driveway approaches and necessary sidewalk, curb and gutter to accommodate the new driveway approaches. b. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approaches. c. Construction of conforms to existing public and private improvements, as necessary. 30. OcculJancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City. 31. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of-way line. 32. 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. 33. 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 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. 34. 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 reconstructed or overlaid within the previous five years will require boring and jacking for all new utility installations. San Tomas Aquino Road was overlaid in 1999 and reconstructed in FY 2000/01. 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. 35. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare and engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. 36. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Resources to achieve these objectives include Storm water Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Storm water Quality Protection ("Start at the Source") by the Bay Area Attachment #3 Page 6 of6 Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Storm water Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. FIRE DEPARTMENT 37. Formal Plan Review: Review of this development proposal is limited to accessibility of site access and water supply 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. 38. Reauired Fire Flow: The required fire flow for this project is 1,750 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s), which are located at the required spacing. 39. Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. Attachment #4 CONDITIONS OF APPROVAL FOR FILE NO. PLN2005-28 SITE ADDRESS: APPLICANT: DATE: 1141 S. San Tomas Aquino Road (Parcell) Ms. Sukkin Fong April 12, 200S 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 pertains to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Allproved Proiect: Approval is granted for a Tree Removal Permit (PLN2005-28) to allow the removal of three protected trees (a 14-inch diameter Walnut, a IS-inch diameter Walnut and a IS-inch diameter Chinese Tallow) on property located at 1141 S. San Tomas Aquino Road (Parcell). The Tree Removal Permit shall only be valid in conjunction with the approved Site and Architectural Review Permit (PLN200S-13). 2. Replacement of Removed Trees: The applicant shall provide three 24-inch box replacement trees for the protected trees to be removed as part of the development. 3. Landscape Plan: Prior to the issuance of building permits, the applicant shall submit a final detailed landscape and irrigation plan to the Planning Division for review and approval by the Community Development Director. The landscape and irrigation plan shall substantially conform with the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS) and shall include all replacement trees as required for the Tree Removal Permit. All landscaping and trees shall be installed prior to the issuance of a Certificate of Occupancy for the home.