Site & Arch - Expired - 2001July 10, 2001
Richard and Debbie Fuller
832 Briarwood
Campbell, CA 95008
Re:
Application PLN 2001-65 - 920-922 Michael Drive
Dear Mr. and Mrs. Fuller:
The Planning Commission, at its meeting of June 26, 2001, adopted Resolution 3366 granting
a Site and Architectural approval to allow the conversion of an existing duplex into a fourplex
on the above-referenced property.
At your earliest convenience, I would like to arrange a meeting with you, your consultants,
and the City's Public Works land development .representative(s). The purpose of the meeting
would be to review the conditions of approval imposed by the Public Works Department and
the Department's procedures and requirements for satisfaction of those conditions. The land
development representative(s) may also include staff members from the Planning and Building
Divisions, if necessary. We hope this meeting will facilitate your project and assist in making
your project a success.
Please contact me at (408)866-2158 to arrange a meeting time and to answer any questions.
SiOC~
I. Harold Housley, P.E.
Land Development Engineer
Cc:
Scott Design Associates, P.O. Box 3485, Saratoga 95070
Kristi Bascom, Planning Department
Frank Mills, Building Department
H:\landdev\920michael stdltr(mp)
---
70 North First Stret't . Campbdl, California 95008-1423 . TEL 408.866.2 t 50 . FAX 408.376.0958 . TD;) 408.866.2790
June 28,2001
Scott Design Assoc.
P.O. Box 3485
Saratoga, CA 95070
Re:
PLN200 1-65 - 920-922 Michael Drive - Site and Architectural Approval
Dear Applicant:
Please be advised that at its meeting of June 26, 2001, the Planning Commission adopted
Resolution No. 3366 granting a Site and Architectural Approval to allow the conversion
of an existing duplex to a fourplex on the above-referenced property.
This approval is effective in ten days, unless appealed in writing to the City Clerk.
California Code of Civil Procedure, Section 1094.6, governs the time within which
judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
~ i S ~ ~ i..-~tÃ---
Kristi Bascom
Planner I
cc:
Frank Mills, Building Department
Chris Veargason, County Fire Department
Harold Housley, Public Works Department
Richard and Debbie Fuller (Property Owners)
832 Briarwood
Campbell, CA 95008
70 North First Street. Campbell, California 95008.1423 . TEL 408.866.2140 . FAX 408.866.8381 . TDD 408.866.2790
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RESOLUTION NO. 3366
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL PERMIT (pLN2001-65) TO ALLOW THE
CONVERSION OF AN EXISTING DUPLEX TO A FOURPLEX ON
PROPERTY LOCATED AT 920-922 MICHAEL DRIVE IN AN R-3
(MULTIPLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPLICA nON OF MR. SCOTT CUNNINGHAM, ON BEHALF OF
RICHARD AND DEBBIE FULLER. FILE NO. PLN2001-65.
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 PLN2001-65:
1. The development of the proposed project will result in a use that is consistent with the
General Plan land use of multiple-family residential uses for this area.
2. The proposed project involves the remodeling and expansion of an existing duplex located on
a net lot area of 8,864 square feet.
3. The proposed project proposes converting the existing duplex into a fourplex by raising the
duplex and building a new first floor and full basement underneath.
4. The completed project would consist of a 4,013 square foot building, covering 32% of the
lot, with 42% covered by paving and 26% covered by landscaping.
5. The project would have a floor area ratio of .54.
6. The proposed project would remodel the first story of the existing structure, add a new first
floor and full basement, and establish a parking area in the front of the lot with two carports.
7. The proposed project is consistent with the scale and character of the surrounding
neighborhood.
8. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
9. The applicant is providing a total of eight (8) parking spaces for the project.
10. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonable possibility that significant
environmental impacts would result from the proj ect due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Planning Commission Resc. .Ion No. 3366
PLN2001-65 - 920-922 Michael Drive - Site and Architectural Approval (Fourplex)
Page 2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and use is compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area and allows for the adaptive reuse
of an older residential structure.
2. The proposed development is consistent with the City's Zoning Ordinance.
3. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
4. There is a reasonable relationship between the need for the public facilities for which fees are
being imposed and the type of development project.
5. There is a reasonable relationship between the amount of the fees being imposed and the cost
ofthe public facilities attributable to the project.
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
Plannin2 Division
1. Project Approval: Approval is granted for a Site and Architectural Permit (PLN2001-65)
allowing development on property located at 920-922 Michael Drive consisting of the
conversion of an existing duplex to a four-plex, except as may be modified by the Conditions
of Approval herein:
a. Set of plans submitted by Scott Cunningham on May 21, 2001, including building
elevations, site plan, and a conceptual landscape plan.
b. Color and material boards submitted by Scott Cunningham on May 21,2001.
c. Revised stairway detail submitted by Scott Cunningham on June 20,2001.
2. Site and Architectural Permit Approval: Within this one-year from final approval, a building
permit must be obtained. Construction must be completed one year thereafter. If either of
these time periods is exceeded, the Site and Architectural Permit shall be void.
3. Building Elevations, Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall
Planning Commission Rest ¡on No. 3366
PLN2001-65 - 920-922 Michael Drive - Site and Architectural Approval (Fourplex)
Page 3
be reviewed by and approved by the Community Development Director prior to the issuance
of building permits for compliance with all applicable conditions, laws, regulations and
policies.
4. Deed restriction: The applicant shall provide evidence of a recorded deed restriction, which
states that no portion of the building, including the basement, will be converted to an
additional living unit. This Permit is for four (4) units only as shown on the plans. This shall
be provided prior to issuance of building permits.
5. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal
Code. Additionally, the following design elements shall be incorporated:
a. The driveway apron shall be constructed with a stamped concrete approach.
b. The driveway shall be concrete with brick accents.
6. Landscaping: The applicant shall submit landscape and irrigation plans to the Planning
Division, prior to the issuance of building permits, for review and approval by the Community
Development Director for compliance with all applicable conditions of approval, ordinances,
laws and regulations.
a. All street trees shall be a minimum 24" box size. All other trees shall be a minimum 15-
gallon size and shrubs shall be a mixture of 1 and 5 gallons.
b. All landscaping installed as required per the approved landscape plan shall be maintained
in good health.
c. All landscaping shall be installed prior to building occupancy.
7. Trash and Recycling Enclosure: The design of the trash enclosure shall be compatible with
the building and shall meet the requirements of Section 6.04.080 of the Campbell Municipal
Code.
8. Park Impact Fee; A park impact fee of $26,460 (4 units x $6,615) is due upon development
of the site. Credit in the amount of $14,070 (2 units x $7,035) will be given for the existing
duplex developed at a lower density, for a total park impact fee due of $12,390. The fee is
due prior to issuance of a certificate of building occupancy.
9. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code.
10. 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).
11. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow
preventers, indicating the location of the boxes and screening (if the boxes are above ground)
for approval by the Planning Division.
Planning Commission Resc .on No. 3366
PLN2001-65 - 920-922 Michael Drive - Site and Architectural Approval (Fourplex)
Page 4
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. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
Buildin2 Division:
13. Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrical/PlumbinglMechanical fees when such
work is part of the permit. A grading permit shall be required for the subdivision.
14. 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.
15. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
16. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
17. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details.
18. 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
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
19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. 8Yz X 11 calculations shall be submitted as
well.
20. 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.
21. Water Pollution: 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.
Planning Commission Reso .on No. 3366
PLN2001-65 - 920-922 Michael Drive - Site and Architectural Approval (Fourplex)
Page 5
22. 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 ITom the City Building Division, after the Division has
approved the building permit application.
d. Bay Area Air Quality Management District (Demolitions Only)
PUBLIC WORKS DEPARTMENT
23. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
24. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause additional Right-of-Way to be granted for
Public Street Purposes along Michael Drive as necessary to accommodate a 30-foot half
street right-of-way for a total of 60 feet. The applicant shall cause all documents to be
prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and
recordation.
25. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall 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 fee for a non-utility encroachment permit application is currently $245.00. The plans
shall include the following:
a. Removal of existing concrete sidewalk, driveway approaches, and pavement, as
necessary .
b. Reconstruction of existing pavement section to centerline, as determined by the City
Engineer, based on field tests provided by the applicant.
c. Construction of new concrete curb, gutter, sidewalk, street trees, irrigation, streetlights,
and ADA compliant driveway approaches along the project frontage in the public right-
of-way.
d. Prior to issuance of any grading or building permits for the site, the applicant shall cause
Easements to be recorded to accommodate utilities and sidewalk, as necessary.
Planning Commission Rest .on No. 3366
PLN2001-65 - 920-922 Michael Drive - Site and Architectural Approval (Fourplex)
Page 6
e. Installation and relocation of traffic control signs, stripes, posts, and related facilities, as
necessary .
f. Construction of conforms to existing public and private improvements, as necessary.
26. Easements: Prior to issuance of any grading or building permits for the site, the applicant
shall cause Easement to be recorded for construction of a conform sidewalk from public to
private sidewalk at the northeasterly property corner.
27. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
28. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a Soils Report prepared by a registered geotechnical or civil engineer.
29. Utilities: All new on-site Utilitiès shall be installed underground per Section 20.36.150 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.
30. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets,
which have been resurfaced within the previous 5 years, will require boring and jacking for
all new utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
31. 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 10 year storm frequency, prepare an
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.
32. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee, which is $2,250 per acre.
33. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
34. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
Planning Commission Reso. ,.on No. 3366
PLN2001-65 - 920-922 Michael Drive - Site and Architectural Approval (Fourplex)
Page 7
PASSED AND ADOPTED this 26th day of June, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Jones and Lindstrom
None
Doorley, Hernandez & Lowe
None
APPROVED:
Mel Lindstrom, Chair
Sharon Fierro, Secretary
ITEM NO.5
STAFF REPORT - PLANNING COMMISSION MEETING OF
June 26, 2001
Public Hearing to consider the application of Mr. Scott Cunningham, on
behalf of Richard and Debbie Fuller, to approve a Site and Architectural
Permit to allow the conversion of a duplex to a four-plex on property located
at 920-922 Michael Drive in an R-3-S (Multiple-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
Permit to allow the conversion of a duplex to a four-plex, subject to the attached Conditions
of Approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 Class 3 (a) of CEQA pertaining to the
construction of limited new facilities; therefore, no environmental action is required.
Project Density:
Site Utilization:
Building Coverage:
Landscape Coverage:
Paving Coverage:
Floor Area Ratio (FAR):
Parking
Provided:
Required:
PROJECT DATA
Gross Lot Area:
Net Lot Area:
Unit Summary
Unit A
Unit B
Unit C
Unit D
Building Height:
.25 acres 10,964 square feet
.20 acres 8,864 square feet (8,000 square feet minimum req'd)
15.9 units per gross acre (21-27 units per gross acre allowed)
32%
26%
42%
.54
2,917 square feet (maximum 40% allowed)
2,304 square feet (minimum 20% required)
3,722 square feet
4,813 square feet
8 parking spaces (4 covered, 4 uncovered)
8 parking spaces (4 covered, 4 uncovered)
3 BR/2 BA 1,183 square feet
2 BR/2 BA 933 square feet
2 BR/2 BA 988 square feet
2 BR/2 BA 909 square feet
25 feet (75 feet maximum allowed)
-
Staff Report - Planning Cornm.u.sion Meeting of June 26, 2001
PLN2001-65 - 920-922 Michael Drive
Page 2
Adjacent Land Uses
North: Single-family home
South: Two-story apartments
East: Single.:story duplex
West: Two-story apartments
Setbacks Provided Required
Front: 54 feet 15 feet
Rear: 10 feet 10 feet
Side (east): 17 feet 10 feet
Side (west): 13 feet 10 feet
DISCUSSION
Applicant's Proposal: The applicant, Mr. Scott Cunningham, on behalf of Richard and Debbie
Fuller, is requesting approval of a Site and Architectural Permit (pLN2001-65) to allow the
conversion of a duplex to a four-plex on property located at 920-922 Michael Drive. The subject
property is located on the south side of Michael Drive near its intersection with Barbano Avenue.
Background: The project site currently has a duplex and detached garage. The existing duplex
will become the second story of the new building and a new first floor and full basement will be
built underneath. The garage will be demolished.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is High
Density Residential (21-27 units per gross acre). The proposed project will be developed at a
density of 15.9 units per gross acre, which is under the density range allowed for the site.
Therefore, the proposed project is consistent with the General Plan.
Zoning Designation: The zoning designation ,for the project site is R-3-S (Multiple Family
Residential). Under this zoning designation, a maximum of four (4) apartment units could be
constructed on the project site, given the size of the property. Therefore, the proposed project is
consistent with the zoning designation.
Site Plan: The site plan proposes converting the existing duplex into a four-plex. This will be
accomplished by raising the duplex and building a new first floor and full basement underneath.
Units A and B will be on the lower floor and Units C and D will be on the upper floor. The
basement will be comprised of storage areas for each of the individual units, and the mechanical
room and laundry facilities for the whole building. Both of the upstairs units will have private
decks and both of the downstairs units will have private yard areas. Proposed landscaping will
occupy approximately 26% of the project site.
Architecture: The proposed building has the appearance of a single-family home from the street,
as only one unit entrance is visible ftom the ftont. The building will be upgraded with new
stucco siding and vinyl windows throughout. The applicant has proposed a medium brown base
,--
Staff Report - Planning Commission Meeting of June 26, 2001
PLN200 1-65 - 920-922 Michael Drive
Page 3
color with cream trim around the doors and windows. The front elevation will have ledgestone
wainscoting and the roofmg material will be a dark gray composition shingle.
Other design features include a single-story roof element and support columns along the front
porch, a cantilevered second story portion with corbel braces, varied rooflines, and two matching
carports.
Staff finds that the proposed design is compatible with the existing neighborhood and appropriate
for the proposed use.
Landscaping: The conceptual landscape plan shows shrubs, turf, and five (5) IS-gallon trees
along the rear and side yards of the building. Mixed drought-tolerant shrubs are proposed
adjacent to the property lines near the carports and surrounding the parking area. Four (4) street
trees are proposed to be planted to further screen the parking area. The project provides more
than the minimum of 225 square feet of open space per unit as required by the Municipal Code.
Condition of Approval No.4 requires the submittal of a final landscape plan to be reviewed and
approved by the Community Development Director.
Parking: The project provides a total of 8 off-street parking spaces, four of which are covered.
The project meets the City's parking requirement to provide two parking spaces per unit.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this development project at its meeting of June 12, 2001. SARC requested that the
applicant revise the location of the stairway so that it is situated closer to the building and
consider opening it up so that it is less obtrusive. The applicant made this revision and the
changes are reflected in the elevations attached to this report.
Attachments:
1. Findings Recommending Approval of PLN200 1-65
2. Conditions of Approval for PLN2001-65
3. Site Plans and Elevations
4. Location Map
Prepared by:
~ ~5r-
Kristi B om, Planner I
-
Approved by:
,-
Attachment 1
FINDINGS RECOMMENDING APPROVAL OF FILE NO PLN2001-65
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
920-922 Michael Drive
Mr. Scott Cunningham, on behalf of Richard and Debbie Fuller
June 26, 2001
Findings for the Planning Commission to approve a Site and Architectural Permit to allow the
conversion of a duo lex to a four-olex.
The Planning Commission finds as follows with regard to File No. PLN2001-65:
1. The development of the proposed project will result in a use that is consistent with the General
Plan land use of multiple- family residential uses for this area.
2. The proposed project involves the remodeling and expansion of an existing duplex located on a
net lot area of 8,864 square feet.
3. The proposed project proposes converting the existing duplex into a four-plex by raising the
duplex and building a new first floor and full basement underneath.
4. The completed project would consist of a 4,013 square foot building, covering 32% of the lot,
with 42% covered by paving and 26% covered by landscaping.
5. The project would have a floor area ratio of .54.
6. The proposed project would remodel the first story of the existing structure, add a new first
floor and full basement, and establish a parking area in the front of the lot with two carports.
7. The proposed project is consistent with the scale and character ofthe surrounding neighborhood.
8. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
9. The applicant is providing a total of eight (8) parking spaces for the project.
10. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonable possibility that significant environmental
impacts would result from the project due to unusual circumstances or from the cumulative
impacts of successive projects of the same type in the same place.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and use is compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area and allows for the adaptive reuse of an
older residential structure.
2. The proposed development is consistent with the City's Zoning Ordinance.
3. There is a reasonable relationship between the use of the fees imposed upon the project and the
type of development project.
,-
Findings for Approval
PLN200 1-65 - 920-922 Michael Drive
4. There is a reasonable relationship between the need for the public facilities for which fees are
being imposed and the type of development project.
5. There is a reasonable relationship between the amount of the fees being imposed and the cost of
the public facilities attributable to the project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
,-
Attachment 2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2001-65
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
920-922 Michael Drive
Mr. Scott Cunningham, on behalf of Richard and Debbie Fuller
June 26, 2001
The applicant is hereby notified, as part of this application, that he/she 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. 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
Plannin2 Division
1. Project Approval: Approval is granted for a Site and Architectural Permit (PLN2001-65)
allowing development on property located at 920-922 Michael Drive consisting of the
conversion of an existing duplex to a four-plex, except as may be modified by the Conditions
of Approval herein:
a. Set of plans submitted by Scott Cunningham on May 21, 2001, including building
elevations, site plan, and a conceptual landscape plan.
b. Color and material boards submitted by Scott Cunningham on May 21,2001.
c. Revised stairway detail submitted by Scott Cunningham on June 20, 2001.
2. Site and Architectural Permit Approval: Within this one-year from final approval, a building
permit must be obtained. Construction must be completed one year thereafter. If either of
these time periods is exceeded, the Site and Architectural Permit shall be void.
3. Building Elevations. Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall
be reviewed by and approved by the Community Development Director prior to the issuance
of building permits for compliance with all applicable conditions, laws, regulations and
policies.
4. Deed restriction: The applicant shall provide evidence of a recorded deed restriction, which
states that no portion of the building, including the basement, will be converted to an
additional living unit. This Permit is for four (4) units only as shown on the plans. This shall
be provided prior to issuance of building permits.
5. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal
Code. Additionally, the following design elements shall be incorporated:
a. The driveway apron shall be constructed with a stamped concrete approach.
b. The driveway shall be concrete with brick accents.
Conditions of Approval .
PLN2001-65 - 920-922 Michael Drive
6. Landscaping: The applicant shall submit landscape and irrigation plans to the Planning
Division, prior to the issuance of building permits, for review and approval by the
Community Development Director for compliance with all applicable conditions of approval,
ordinances, laws and regulations.
a. All street trees shall be a minimum 24" box size. All other trees shall be a minimum 15-
gallon size and shrubs shall be a mixture of 1 and 5 gallons.
b. All landscaping installed as required per the approved landscape plan shall be maintained
in good health.
c. All landscaping shall be installed prior to building occupancy.
7. Trash and Recycling Enclosure: The design of the trash enclosure shall be compatible with
the building and shall meet the requirements of Section 6.04.080 of the Campbell Municipal
Code.
8. Park Impact Fee: A park impact fee of $26,460 (4 units x $6,615) is due upon development
of the site. Credit in the amount of $14,070 (2 units x $7,035) will be given for the existing
duplex developed at a lower density, for a total park impact fee due of $12,390. The fee is
due prior to issuance of a certificate of building occupancy.
9. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code.
10. 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).
II. Utilitv Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow
preventers, indicating the location of the boxes and screening (if the boxes are above ground)
for approval by the Planning Division.
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. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
HoUdinI! Division:
13. Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrical/PlumbinglMechanical fees when such
work is part of the permit. A grading permit shall be required for the subdivision.
14. 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.
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Conditions of Approval
PLN200 1-65 - 920-922 Michael Drive
15. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building pennit.
16. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
17. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details.
18. 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 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
19. Title 24 Energy Compliance: California Title 24 Energy Compliance fonns CF-1R and MF-
1R shall be blue-lined on the construction plans. 8Y2 X 11 calculations shall be submitted as
well.
20. Special Ins?ections: 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 pennits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection fonns from
the Building Inspection Division Counter.
21. Water Pollution: 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.
22. Approvals ReQuired: The project requires the following agency approval prior to issuance of
the building pennit:
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 Detennine your district, contact the offices identified above. Obtain the
School District payment form from the City Building Division, after the Division has
approved the building pennit application.
d. Bay Area Air Quality Management District (Demolitions Only)
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Conditions of Approval
PLN2001-65 - 920-922 Michael Drive
PUBLIC WORKS DEPARTMENT
23. Preliminary Title Report: Prior to recordation of the Tract Map, the applicant shall provide a
current Preliminary Title Report.
24. Right-of-Way for Public Street Purposes: Prior to recordation of the Final Map, the applicant
shall cause additional Right-of-Way to be granted for Public Street Purposes along Michael
Drive as necessary to accommodate a 30-foot half street right-of-way for a total of 60 feet.
The applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
25. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall 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 fee for a non-utility encroachment permit application is currently $245.00. The plans
shall include the following:
a. Removal of existing concrete sidewalk, driveway approaches, and pavement, as
necessary.
b. Reconstruction of existing pavement section to centerline, as determined by the City
Engineer, based on field tests provided by the applicant.
c. Construction of new concrete curb, gutter, sidewalk, street trees, inigation, streetlights,
and ADA compliant driveway approaches along the project frontage in the public right-
of-way.
d. Prior to issuance of any grading or building permits for the site, the applicant shall cause
Easements to be recorded to accommodate utilities and sidewalk, as necessary.
e. Installation and relocation of traffic control signs, stripes, posts, and related facilities, as
necessary.
f. Construction of conforms to existing public and private improvements, as necessary.
26. Easements: Prior to issuance of any grading or building permits for the site, the applicant
shall cause Easement to be recorded for construction of a conform sidewalk from public to
private sidewalk at the northeasterly property corner.
27. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
28. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a Soils Report prepared by a registered geotechnical or civil engineer.
29. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 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.
Conditions of Approval
PLN2001-65 - 920-922 Michael Drive
30. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities, Streets
which have been resurfaced within the previous 5 years will require boring and jacking for all
new utility installations. Applicant shall also prepare pavement restoration plans for approval
by the City Engineer prior to any utility installation or abandonment.
31. 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 10 year storm frequency, prepare an
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.
32. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee which is $2,250 per acre.
33. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
34. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
June 15,2001
Community Development Department. Current Planning
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, June 26, 2001, in the City Hall Council Chambers,
70 North First Street, Campbell, California, for a Public Hearing to consider the application of
Mr. Scott Cunningham, on behalf of Richard and Debbie Fuller, for approval of a Site and
Architectural Permit (PLN2001-65) to allow the conversion of an existing duplex to a fourplex
on property located at 920-922 Michael Drive in an R-3 (Multiple Family Residential) Zoning
District. This project is Categorically Exempt.
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. PLN2001-65
Address: 920-922 Michael Avenue
70 North First Street. Campbell, California 95008.1423 . TEL 408.866.2140 . FAX 408.866.8381 . TDD 408.866.2790
June 5, 2001
Re: PLN 2001-65 - 920-922 Michael Drive
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, June 12,2001
Time: 5 :20 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, June 26, 2001
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,
~ I" ~ ~ Ç. C-v---.
Kristi Bascom
Planner I
cc:
Scott Cunningham/Scott Design Associates (Applicants)
P.O. Box 3485
Saratoga, CA 95070
Richard & Debbie Fuller (Property Owners)
832 Briarwood
Campbell, CA 95008
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . roo 408.866.2790