Site & Arch - Lot 2 - 2005April 6, 2005
Ms. Sukkin Fong
13132 Delson Court
Los Altos, CA 94022
Re: Building Permit No: BLD2005-444
1141 San Tomas Aquino Road (Parcel 2)
Dear Ms. Fong:
The Planning Division has reviewed your plan submittal for a new single-family home located at
the above referenced address. Per Planning Commission Resolution No. 3638 the following
conditions of approval/issues need to be addressed prior to the issuance of a building permit:
1. Final Parcel Map: The Site and Architectural Review Permit approval is contingent upon
recordation of the Final Parcel Map to divi~e the subject property. The Final Parcel Map
shall be recorded prior to the issuance of building permits.
2. 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.
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 six-foot high
"good neighbor" wood fence by the applicant, unless it is determined to be in good condition
by the Community Development Director. Indicate the location, type and material for any
new fences on the plans.
4. Exterior Building Colors: The applicant shall submit a revised color/material board to the
Planning Division, prior to the issuance of building permits, which depicts a modified
exterior building color from the proposed pink/peach color to an earth tone color. The
proposed colors shall be subject to review and approval by the Community Development
Director.
5. Parking and Driveways: 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.
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOD 408.866.2790
Building Permit No: BLD2\. r444
1141 San Tomas Aquino Road (Parcel 2)
Page 2 of2
6. Tree Protection Plan: The applicant shall submit a tree protection plan for the protected trees
to be retained on site and shall contain specific information about the preservation of the
trees during any grading or building on site. The tree protection plan shall be submitted to
the Planning Division for review and approval by the Community Development Director
prior to the issuance of building permits. Such tree protection measures shall be installed
prior to any demolition, grading, or building on the project site. No construction or trenching
shall take place within the drip line of trees and a fence constructed of temporary cyclone
fencing or wire mesh securely attached to poles driven into the ground shall be installed
around the dripline of the tree. All trimming or branch removal from protected trees shall be
completed by a certified arborist.
7. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the
Campbell Municipal Code. Please indicate on the plans that all the utilities will be
undergrounded.
8. 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.
9. Wood Trellis: The front elevation on Sheet A-4 lists a new wood trellis. Please depict the
location and design of this wood trellis on the elevation.
Thank you for the opportunity to review these plans. If you should have any questions regarding
these comments or the requested information, please feel free to contact me at (408) 866-2193 or
by email atstephaniew@cityofcampbell.com. .
Sincerely,
Stephanie Willsey
Planner I
cc: Frank Mills, Senior Building Inspector
GeoffBradley, Senior Planner
March 23,2005
Ms. Sukkin Fong
13132 Delson Court
Los Altos, CA 94022
Re: PLN2005-05-l141 S. San Tomas Aquino Road (Parcel 2)
Site and Architectural Review Permit
Dear Applicant:
Please be advised that at its meeting of March 22, 2005, the Planning Commission adopted
Resolution No. 3638 approving a Site and Architectural Review Permit (PLN2005-05) to allow
the construction of a new single-family residence 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, April 1, 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 65009 or some other 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,
9YtephlL~ L0 \ ~
Stephanie Willsey
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. 3638
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2005-05) TO ALLOW THE CONSTRUCTION OF
A NEW TWO-STORY SINGLE-FAMILY RESIDENCE ON PROPERTY
OWNED BY MS. SUKKIN FONG LOCATED AT 1141 S. SAN TOMAS
AQUINO ROAD (PARCEL 2) IN AN R-I-9 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MS. SUKKIN
FONG. FILE NO. PLN2005-05.
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 PLN2005-05:
1. The density of the proposed project will result in a density of 3.7 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-I-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 Parcel 2 consists of a new 4,255 square foot, two-story single-family
residence with a building coverage of28% and Floor Area of 0.42.
5. The height of the proposed home is 26 feet, 2 inches where the maximum height limit is 28
feet.
6. The front of the house faces Turner Way to provide consistency with the other homes along
Turner Way and takes vehicular access from a private driveway from South San Tomas
Aquino Road.
7. The proposed project is surrounded by single-family residential uses on all sides.
8. The project provides three covered and three uncovered parking spaces where a minimum of
one covered and one uncovered parking space are required.
9. The applicant is not proposing to remove any protected trees. There is one mature tree on
site that is a protected tree under the City's Tree Protection Ordinance and is being
incorporated into the site design and layout.
Planning Commission Resc,. -ion No. 3638
PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2)
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 m 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.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2005-05) to allow the construction of a new two-story single-
family residence on property owned by Ms. Sukkin Fong located at 1141 S. San Tomas Aquino
Road (Parcel 2) in an R-I-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 Resc, .Ion No. 3638
PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2)
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Plannin!! Division:
1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit
(PLN2005-05) to allow the construction of a new two story single-family residence located at
1141 S. San Tomas Aquino Road (Parcel 2). 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 February 15, 2005
including a site plan, floor plans, elevations, and a landscape plan.
b. Color/material board stamped as received by the Planning Division on February 15, 2005.
c. Colored elevations stamped as received by the Planning Division on February 15, 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 six-foot high
"good neighbor" wood fence by 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 demolished or
removed from the property.
5. Parking and Driveways:
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. 3638
PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2)
Page 4
7. Exterior Building Colors: The applicant shall submit a revised color/material board to the
Planning Division, prior to the issuance of building permits, which depicts a modified
exterior building color from the proposed pink/peach color to an earth tone color. The
proposed colors shall be subject to review and approval by the Community Development
Director.
8. 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.
9. Landscape Plan: The applicant shall submit a final landscape and irrigation plan to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director. The required trees and landscaping shall be installed
prior to the issuance of a Certificate of Building Occupancy. 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 the following:
a. A minimum of five trees on Parcel 2.
b. Landscaping in the front yard area of the home.
10. Tree Protection Plan: The applicant shall submit a tree protection plan for the protected trees
to be retained on site and shall contain specific information about the preservation of the
trees during any grading or building on site. The tree protection plan shall be submitted to
the Planning Division for review and approval by the Community Development Director
prior to the issuance of building permits. Such tree protection measures shall be installed
prior to any demolition, grading, or building on the project site. No construction or trenching
shall take place within the drip line of trees and a fence constructed of temporary cyclone
fencing or wire mesh securely attached to poles driven into the ground shall be installed
around the drip line of the tree. All trimming or branch removal from protected trees shall be
completed by a certified arborist.
11. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the
Campbell Municipal Code.
12. 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.
Planning Commission ReSOL.lon No. 3638
PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2)
Page 5
13. 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.
14. 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.
Buildin2 Division:
15. Permits Required: A building permit application shall be required for the proposed new
dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical fees
when such work is part of the permit.
16. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
17. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches by 36 inches.
18. 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.
19. Soils Revort: 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.
20. 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.
21. 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 comer locations
Planning Commission Reso._.lOn No. 3638
PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2)
Page 6
22. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as
well.
23. 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.
24. 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.
25. 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.
26. 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.
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 (378-3405)
ii. Campbell Union High School District (371-0960)
Hi. 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.
Planning Commission Reso.__.iOn No. 3638
PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (parcel 2)
Page 7
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:
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. 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
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. 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
Planning Commission Reso.. .ton No. 3638
PLN2005-05 -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2)
Page 8
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 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.
COUNTY 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 mot 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. If a sprinkler system is installed the fire flow will be
reduced to 1,000 gallons per minute.
39. Required Access to Water Supply (Hydrants): Portions of the structure(s) are greater than
150 feet of travel distance from the centerline of the roadway containing public fire hydrants.
Provide an on-site fire hydrant OR provide an approved fire sprinkler system throughout all
portions of the building. Revise general notes to reflect compliance with this requirement.
40. Fire Apparatus (Engine) Access Roads Required: Provide an access driveway with a paved
all weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6
inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%. Installations shall conform to Fire Department Standard Details and
Specifications sheet D-l.
41. Timing of Required Roadwav Installations: Required driveway installations shall be
constructed and accepted by the Fire Department, prior to the start of construction. Bulk
combustible materials shall not be delivered to the site until installations are complete. Note
that building permit issuance may be withheld until installations are completed.
Planning Commission Resolution No. 3638
PLN200S-0S -1141 S. San Tomas Aquino Road - New Single-Family Residence (Parcel 2)
Page 9
42. 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 22nd day of March, 2005, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN :
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Ebner, Francois, Rocha and Roseberry
None
Alderete and Gibbons
None
APPROVED.
Geo
MEMORANDUM
To:
Planning Commission Date: March 22, 2005
From:
Stephanie Willsey, Planner I ~
Added Condition of Approval
Subject:
Consistent with department policy, staff proposes to add the following condition of approval to the
three items on the agenda (file numbers PLN2005-04, PLN2005-05, and PLN2004-142):
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.
CITY OF CAMPBELL' PLANNING COMMISSION
Staff Report. March 22, 2005
PLN2005-05
Fong, S.
Public Hearing to consider the application of Ms. Sukkin Fong for a Site and
Architectural Review Permit (PLN2005-05) to allow the construction of a
new two-story single-family residence on property owned by Ms. Sukkin
Fong located at 1141 S. San Tomas Aquino Road in an R-I-9 (Single-
Family Residential) 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, 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.
PROJECT DATA
Catel!:Orv Proposed ReQuired! Allowed
Gross Lot Area: 11,747 sq. ft. (0.27 acres) N/A
Net Lot Area: 9,980 sq. ft. (0.23 acres) 9,900 sq. ft.
Density: 3.7 units/gross acre Less than 4.5 units/gross acre
Floor Area Ratio: 4,201 sq. ft. (0.42) 4,491 sq. ft. maximum (0.45)
Building Coverage: 2,842 sq. ft. (28%) 3,493 sq. ft. maximum (35%)
Building Area:
1 st Floor: 1,963 sq. ft. N/A
2nd Floor: 1,413 sq. ft. N/A
Garage: 825sq. ft. 200 sq. ft. minimum
Covered Porch: 54 sq. ft. N/A
Total: 4,255 sq. ft. N/A
Building Height: 26 ft. 2 in. 28 ft. maximum
Parking: 3 covered, 3 uncovered 1 covered, 1 uncovered
Staff Report - Planning Commission - Meeting of March 22,2005
PLN2005-05 -1141 S. San Tomas Aquino Road (Parcel 2)
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 on property located at
1141 S. San Tomas Aquino Road (Parcel 2).
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, 2005 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 2 at this time.
Property Location: The subject property is a flag lot 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 4.5 units per gross acre). The proposed project has a density range
of 3.7 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-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: Consistency 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.
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-1-9 (Single-Family
Residential, 9,000 square foot minimum lot size). Flag lots require a minimum lot area of 9,900
square feet exclusive of a l5-foot wide access way. The proposed project is consistent with this
Staff Report - Planning Commission - Meeting of March 22,2005
PLN2005-05 -1141 S. San Tomas Aquino Road (Parcel 2)
Page 3 of4
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 Layout and Architecture: The proposed site plan shows the construction of a new two-story
residence with an attached three-car garage. The front of the house faces Turner Way to provide
consistency with the other homes along Turner Way and takes vehicular access from a private
driveway from South San Tomas Aquino Road.
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 and a smooth stucco exterior. Additional architectural features include a defined entry
porch and decorative garage doors. The proposed residence incorporates a consistent window style
on all elevations.
The proposed colors for the house consist of a pink/peach body color and white trim. The
proposed roof material is a grey colored composition shingle.
Landscaping/Trees: 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 landscape plan indicating the required trees and landscaping in the front yard
area.
The applicant is not proposing to remove any protected trees as part of this development. One 24-
inch in diameter tree is located on the site and is a protected tree under the City's Tree Protection
Regulations. The conditions of approval require that the applicant submit a tree protection plan for
this protected tree to be retained on site.
Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed
this application at its meeting of March 8, 2005. The Committee was supportive of the project,
subject to the following recommended changes:
. The exterior body color be modified from the proposed pink/peach color to an earth tone
color; and
. A decorative pavement material should be used for the driveway.
Staff has added these two recommendations as conditions of approval for the project.
Attachments:
1. Findings for Approval of File No. PLN2005-05
2. Conditions of Approval for File No. PLN2005-05
3. Project Exhibits
4. Location Map
Staff Report - Planning Cummission - Meeting of March 22,2005
PLN2005-05 -1141 S. San Tomas Aquino Road (Parcel 2)
Page 4 of 4
Prepared by:
Approved by:
~e{Jh~ Wi \~
Stephanie Willsey, Planner 1
~~
",.
Sharon Fierro, Community Development Director
Attachment # 1
FINDINGS FOR APPROVAL OF FILE NO. PLN2005-05
SITE ADDRESS:
APPLICANT:
DATE:
1141 S. San Tomas Aquino Road (Parcel 2)
Ms. Sukkin Fong
March 22, 2005
Findings for 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
(Parcel 2).
The Planning Commission finds as follows with regard to File No. PLN2005-05:
1. The density of the proposed project will result in a density of3.7 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-I-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 Parcel 2 consists of a new 4,255 square foot, two-story single-family
residence with a building coverage of 28% and Floor Area of 0.42.
5. The height of the proposed home is 26 feet, 2 inches where the maximum height limit is 28
feet.
6. The front of the house faces Turner Way to provide consistency with the other homes along
Turner Way and takes vehicular access from a private driveway from South San Tomas
Aquino Road.
7. The proposed project is surrounded by single-family residential uses on all sides.
8. The project provides three covered and three uncovered parking spaces where a minimum of
one covered and one uncovered parking space is required.
9. The applicant is not proposing to remove any protected trees. There is one mature tree on
site that is a protected tree under the City's Tree Protection Ordinance and is being
incorporated into the site design and layout.
10. The project qualifies as a Categorically Exempt project per Section 15303, Class 3, of the
California Environmental Quality Act (CEQA).
Attachment # 1
Page 2 of2
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 ofthe project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2005-05
SITE ADDRESS:
APPLICANT:
DATE:
1141 S. San Tomas Aquino Road (Parcel 2)
Ms. Sukkin Fong
March 22, 2005
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. Approved Proiect: Approval is granted for a Site and Architectural Review Permit
(PLN2005-05) to allow the construction of a new two story single-family residence located at
1141 S. San Tomas Aquino Road (Parcel 2). 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 February 15, 2005
including a site plan, floor plans, elevations, and a landscape plan.
b. Color/material board stamped as received by the Planning Division on February 15,2005.
c. Colored elevations stamped as received by the Planning Division on February 15,2005.
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 six-foot high
"good neighbor" wood fence by 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 demolished or
removed from the property.
Attachment #2
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. Exterior Building Colors: The applicant shall submit a revised color/material board to the
Planning Division, prior to the issuance of building permits, which depicts a modified
exterior building color from the proposed pink/peach color to an earth tone color. The
proposed colors shall be subject to review and approval by the Community Development
Director.
8. 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.
9. Landscape Plan: The applicant shall submit a final landscape and irrigation plan to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director. The required trees and landscaping shall be installed
prior to the issuance of a Certificate of Building Occupancy. 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 the following:
a. A minimum of five trees on Parcel 2.
b. Landscaping in the front yard area of the home.
10. Tree Protection Plan: The applicant shall submit a tree protection plan for the protected trees
to be retained on site and shall contain specific information about the preservation of the
trees during any grading or building on site. The tree protection plan shall be submitted to
the Planning Division for review and approval by the Community Development Director
prior to the issuance of building permits. Such tree protection measures shall be installed
prior to any demolition, grading, or building on the project site. No construction or trenching
shall take place within the drip line of trees and a fence constructed of temporary cyclone
fencing or wire mesh securely attached to poles driven into the ground shall be installed
around the drip line of the tree. All trimming or branch removal from protected trees shall be
completed by a certified arborist.
11. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the
Campbell Municipal Code.
Attachment #2
Page 3 of6
12. 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.
13. 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.
Building Division:
14. Permits Required: A building permit application shall be required for the proposed new
dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical 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 comer locations
Attachment #2
Page 4 of6
21. Title 24 Energv ComDliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR 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 D.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.
25. 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. Project 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 (378-3405)
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.
PUBLIC WORKS DEPARTMENT
27. 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.
Attachment #2
Page 5 of6
28. 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, sidewalk, and ADA compliant driveway
approaches.
c. Construction of conforms to existing public and private improvements, as necessary.
29. 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.
30. 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
31. 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.
32. 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.
33. 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.
34. 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.
35. 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
Attachment #2
Page 6 of6
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
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.
COUNTY FIRE DEPARTMENT
36. 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 mot 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.
37. 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. If a sprinkler system is installed the fire flow will be
reduced to 1,000 gallons per minute.
38. Required Access to Water Supply (Hydrants): Portions of the structure(s) are greater than
150 feet of travel distance from the centerline of the roadway containing public fire hydrants.
Provide an on-site fire hydrant OR provide an approved fire sprinkler system throughout all
portions of the building. Revise general notes to reflect compliance with this requirement.
39. Fire Apparatus (Engine) Access Roads Required: Provide an access driveway with a paved
all weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6
inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%. Installations shall conform to Fire Department Standard Details and
Specifications sheet D-l.
40. Timing of Required Roadway Installations: Required driveway installations shall be
constructed and accepted by the Fire Department, prior to the start of construction. Bulk
combustible materials shall not be delivered to the site until installations are complete. Note
that building permit issuance may be withheld until installations are completed.
41. 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.
March 11, 2005
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, March 22, 2005, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Ms. Sukkin Fong for a Site and Architectural Review Permit (PLN2005-05) to
allow the construction of a new two-story single-family residence on property owned by Ms.
Sukkin Fong located at 1141 S. San Tomas Aquino Road in an R-I-9 (Single Family
Residential) Zoning District. Staff is recommending that this project be deemed Categorically
Exempt under CEQA.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2005-05
Address: 1141 S. San Tomas Aquino Road
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TDD 408.866.2790
Community Development Department
March 1, 2005
Re: PLN2005-05 -1141 S. San Tomas Aquino Road - Site & Architectural Review Permit
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting(s):
Site and Architectural Review Committee Meeting
Date: Tuesday, March 8, 2005
Time: 6:40 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, March 22, 2005
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
~~ UJ{((~
Stephanie Willsey ()
Planner I .
cc: Sukkin Fong (Applicant & Property Owner)
13132 De1son Court
Los Altos, CA 94022
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.1140 . FAX 408.871.5140 . TDO 408.866.1790
To:
Site and Architectural Review Committee
Stephanie Willsey, Planner I ~
Date: March 8, 2005
From:
Subject:
1141 S. San Tomas Aquino Road (parcel 2) - Site and Architectural Review Permit
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. The residence consists of 1,963 square feet of living space on the first floor, 1,413
square feet of living space on the second floor, a 825 square foot attached garage, and a 54 square foot
covered porch.
The subject property is a flag lot located on the west side of South San Tomas Aquino Road, adjacent
to Turner Way, between Munro Avenue and Hacienda Avenue. The property is surrounded by single-
family residences on the north, south, east, and west. The site is currently developed with a single-
story, single-family residence. The Community Development Director approved a Tentative Parcel
Map on January 13, 2005 to subdivide the property into two residential parcels. The applicant is
requesting approval of a Site and Architectural Review Permit application for the construction of a
new house on Parcel 2 (rear parcel) at this time.
The project site is located in the San Tomas Neighborhood and is subject to the San Tomas Area
Neighborhood Plan (STANP). The zoning designation for the project site is R-1-9 (Single-Family
Residential, 9,000 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-1-9 Zoning District.
ST AFF ANALYSIS
Staff is recommending the second floor bay window on the rear elevation be eliminated to provide
consistency with the design guidelines outlined in the STANP. Staff is also recommending that the
exterior body color be modified to an earthtone or beige color rather than the proposed peach color.
Staff does not have any other outstanding issues and is generally supportive ofthe proposed project.
Attachment:
Reduced Plans
Location Map
February 1,2005
Ms. Sukkin Fong
13132 Delson Court
Los Altos, CA 94022
Re: Site and Architectural Review Permit Application
File No.: PLN2005-00005
1141 S. San Tomas Aquino Road (Parcel 2)
Dear Ms. Fong:
Thank you for your Site and Architectural Review application for the construction of a new two-
story single-family residential on Parcel 2 (rear lot) located at 1441 S. San Tomas Aquino Road.
The subject property is currently zoned R-1-9 and is located in the San Tomas Neighborhood and
subject to the development standards and design guidelines of the San Tomas Area neighborhood
Plan (ST ANP). The granting of a Site and Architectural Review Permit will require approval by
the Planning Commission and will be decided upon at a public hearing.
Your application has been deemed incomplete. The following additional information and details
are needed in order to deem your application complete and schedule it for meetings with the Site
and Architectural Review Committee (a sub-committee of the Planning Commission) and the
Planning Commission:
1. Colored Elevation: Please provide a colored elevation for the proposed home. Please submit
10 colored copies of the colored elevation.
2. Sample Board: Please provide a sample board to include samples of the exterior building
materials, roof material, and paint colors. The maximum size shall not exceed 11" x 17".
3. Site Plan: The following information needs to be provided on the site plan:
a. Show the street right-of-way and dimension to centerline of street.
b. Provide the location for all proposed utility connections. All new utility services will
be required to be placed underground per section 21.18.140 of the Campbell
Municipal Code.
c. Please include the proposed driveway material on the Site Plan.
d. The minimum setback to the garage is 25'-0". The proposed one-car garage
encroaches into the required 25' -0" setback. Please revise the plans to provide a
minimum 25' -0" garage setback.
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TlJIl 408.866.2790
PLN2005-00005 -1441 S. S.. lomas Aquino Road
PaIle 2 of 2
e. Provide the location and uses of all structures on the adjacent properties. Describe
the height, setbacks, and type of these structures.
f. Provide a front yard paving calculation in the project data area. A minimum of 50
percent of the required front yard setback shall remain unpaved.
4. Architecture and Design: The following requests are intended to ensure compliance with the
San Tomas Area Neighborhood Plan (ST ANP).
a. The ST ANP requires that new homes minimize the use of two story vertical design
elements such as turrets. This may be accomplished by eliminating the bay window
on the second floor of the rear elevation.
b. The ST ANP requires that new homes minimize the use of vertical design features that
emphasize the height of the structure. Staff recommends reducing the depth and
width of Bedroom #4 on the second floor of the front elevation to eliminate the
vertical design feature. This will provide a "stepped-in" appearance above the
proposed study/bedroom on the first floor.
c. New homes should avoid design features no commonly found in the San Tomas
Neighborhood, such as stucco with heavy moldings. Staff recommends reducing the
size of the fascia boards on all elevations.
d. Please provide a consistent window style and design on all elevations.
Please find enclosed recommended conditions of approval from the Building Division, County
Fire Department, and Public Works Department for your project.
Please resubmit 10 reduced size set of plans at 11" x 17" and 2 full size set of plans at 24" x 36".
Thank you for the opportunity to review these plans. If you should have any questions regarding
these comments or the requested information, please feel free to contact me at (408) 866-2142 or
by email atmelindad@cityofcampbell.com.
Sincerely,
Melinda M. Denis
Planner I
End: Building Division Conditions of Approval, 1/31/05
County Fire Department Conditions of Approval, 1/18/05
Public Works Department Conditions of Approval, 1/14/05
cc: GeoffBradley, Senior Planner
CITY OF CAMPBELL
BUll..DING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITfEE
DRC: January 31, 2005
ADDRESS: 1141 N San Tomas Aquino Rd.
Project Application: PLN2005-00005
RECOMMENDATION:
Note: No building code issue has been reviewed at Development Review Committee; it will be reviewed in the
Building Pennit process. Please be aware that building codes are changing constantly; plans submitted for building
permit shall comply with the code in effect at that time. Submit pennit application together with required documents
to the Building Inspection Division to obtain a building permit. No construction can be commenced without an
appropriate building permit.
It is recommended that this item be forwarded to the Phmning Commission for review, with the following conditions.
TO THE SATISFACTION OF THE BUILDING DMSION MANAGER/BUILDING OFFICIAL:
1. PERMITS REQUIRED: A building permit application shall be required for the proposed new
dwelling structure. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit.
2. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
3. SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall be
24 in. X 36 in.
4. 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.
5. SOILS REPORT: Two copies of a current soils report, prepared to the satisfaction of the Building
Official, containing foundation and retaining wall design recommendations shall be submitted with
the building permit application. This report shall be prepared by a licensed engineer specializing in
soils mechanics.
6. SITE PLAN: Application for building permit shall include a competent site plan prepared by a
licensed engineer that identifies property and proposed structures with dimensions and elevations as
appropriate. Site plan shall also include site drainage details.
7. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection. This
J:\BuildiIur DRC Commeuts\1141nstar.doc
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 comer locations
8. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF-IR and
MF-IR shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as
well.
9. SPECIAL INSPECTIONS: When a special inspection is required by V.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.
10. The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program
specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is
available at the Building Division service counter.
11. APPROVALS REQUIRED: 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. 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.
d. Bay Area Air Quality Management District (Demolitions Only)
12. P.G.& 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 P.G. and E. concerning utility easements, distribution pole locations and
required conductor clearances.
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13. CONSTRUCTION FENCING: This project shall be properly enclosed with construction
fencing to prevent unauthorized access to the site during construction. The construction site shall
be secured to prevent vandalism and/or theft during hours when no work is being done. All
protected trees shall be fenced to prevent damage to root systems.
J:\Buil~ DRe Comments\11411lStar.doc
FIR~ DEPARTMENT
SANTA CLARA COUNTY
PL..... REVIEW NUMBER 05 0093
BLDG PERMIT NUMBER
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 · (408) 378-9342 (fax) · www.sccfd.org
CONTROL NUMBER
PLN 2005-05
FILE NUMBER
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. I SHEET FI REQUIREMENT
Review of site plan for a proposed new 4,218 square foot single family residence
with an attached garage.
UK
Appendix
III-A
UFC
903.2
UK
902.2.2
Review of this Developmental proposal is limited to acceptability 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 Department all applicable
construction permits.
1. Required Fire Flow: The 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 spaced at the required spacing.
If a sprinkler system is installed the fire flow will be reduced to 1000 gallons per
minute.
2. Required Access to Water Supply (Hydrants): Portions of the structure(s) are
greater than 150 feet of travel distance from the centerline of the roadway
containing public fire hydrants. Provide an on-site fire hydrant OR, provide an
approved fire sprinkler system throughout all portions of the building.
Revise general notes to reflect compliance with this requirement.
3. Fire Apparatus (Engine)Access Driveway Required: Provide an access driveway
with a paved all weather surface, a minimum unobstructed width of 12 feet,
vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet
outside and 23 feet inside, and a maximum slope of 15%. Installations shall
conform to Fire Department Standard Details and Specifications sheet D-l.
CBL
City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE
JLK ASSOCIATES
SECJFLOOR
NAME OF PROJECT
AppllcantName
DATE
PAGE
00000
1/18/2005 ~ OF ~
BY
AREA
LOAD
DESCRIPTION
Residential Development
I LOCATION
SFR- FaNG 1141 San Tomas Aquino Rd
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos.
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
Rucker, Ryan
CODE/SEC.
UK
Appendix
III-A
UK
901.4.4
PL..."REVIEWNUMBER 05 0093
FIR.... DEPARTMENT
SANTA CLARA COUNTY
BLDG PERMIT NUMBER
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 · (408) 378-9342 (fax) · www.sccfd.org
CONTROL NUMBER
PLN 2005-05
FILE NUMBER
DEVELOPMENT REVIEW COMMENTS
SHEET PI REQUIREMENT
4. Timing of Required Driveway Installations: Required driveway installations
shall be constructed and accepted by the Fire Department, prior to the start of
construction. Bulk combustible materials shall not be delivered to the site until
installations are complete. Note that building permit issuance may be withheld
until installations are completed.
5. 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.
To prevent plan review and inspection delays, the above noted Developmental
Review Conditions shall be restated as "notes" on all pending and future plan
submittals and any referenced diagrams to be reproduced onto the future plan
submittal.
eBL
City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE AppllcantName
JLK ASSOCIATES
SECJFLOOR
NAME OF PROJECT
DATE
PAGE
00000
1/18/2005 ~OF~
AREA
LOAD
DESCRIPTION
BY
Residential Development
LOCATION
Rucker, Ryan
SFR- FONG 1141 San Tomas Aquino Rd
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
MEMORANDUM
CITY OF CAMPBELL
TO: 117~linda Denis, Project Planner
FROM: ~I Oxonian, Senior Civil Engineer
,
DATE: 1/14/05
RECEIVED
SUBJECT: DRC
-APPLICA TION
k
Lx......:.
JAN 2 1 Z005
CITY OF CAMPBJ:ll
PLANNING DEPT.
Site Address:
For File No:
Project Description:
1141 S San Tomas Aquino Road
PLN 2005-05
Site and Architectural Review for the construction of a new
two-story single-family residence located on the rear lot of a
proposed two lot subdivision (Tentative Parcel Map File No. PLN
2004-146).
Sukkin Fong
Applicant:
PUBLIC WORKS DEPARTMENT CONDITIONS OF APPROVAL
1. 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. PLN 2004-146.
2. 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, sidewalk and ADA compliant driveway
approaches.
c. Construction of conforms to existing public and private improvements, as
necessary.
3. 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.
4. 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.
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1141 .:>. San Tomas Aquino Road
5. 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.
6. 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.
7. 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 2000/0 I. 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.
8. 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.
10. 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.
Rev. 11/03
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