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Site & Arch - 2016ITEM N0.4 CITY OF CAMPBELL • PLANNING COMMISSION Staff Report • June 28, 2016 PLN2016-143 Public Hearing to consider the application of Mike Masoumi for a Site and Masoumi, M. Architectural Review Permit (PLN2016-143) to allow fora 106 square foot second-story addition (converting balcony space to living space) to the rear of two units of an existing fiveplex on property located at 910 Michael Drive within the R-3 (Multi-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 (PLN2016-143) to allow fora 106 square foot second-story addition (converting balcony space to living space) to the rear of two units of an existing fiveplex on property located at 910 Michael Drive, subject to the attached Conditions of Approval. ENVIRONMENTAL DETERMINATION Staff recommends that the Planning Commission find that this project is Categorically Exempt under Section 15301 Class 1 of the California Environmental Quality Act (CEQA) pertaining to minor alterations to an existing private structure, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. PROJECT DATA Zoning Designation: R-3 (Multi-Family Residential) General Plan Designation: High-Density Resident ial (21-27 units/gr. acre) Net Lot Area: 10,807 square feet Building Height: 24-feet 40 feet / 3 stories Building Square Footage: Total Existing Area: 4,096 square-feet 1,920 rear unit + 2,176 front unit Proposed Addition: +106 square-feet Added to second story of rear unit 4,202 square-feet 5493 square-feet maximum Floor Area Ratio (FAR): 39% 55% maximum Building (Lot) Coverage: 33% (3,575 sq. ft.) 40% maximum Setbacks Existing/Proposed Required Front (east): 36 feet / No Change 20 feet Side (west): 13 feet / No Change 5 feet or half the wall height Side (east): 5 feet / No Change 5 feet or half the wall height Rear (west): 13 feet / 10 feet 5 feet or half the wall height' ~ Rear wall height is 19 feet; half the wall height reflects a 9% feet requirement where ] 0 feet is proposed Staff Report -Planning Commission Meeting of June 28, 2016 Page 2 of 3 PLN2016-143 - 910 Michael Drive Parking: 8 Parking Spaces 8 Parking Spaces Project Location: The project site is located on the south side of Michael Drive, south of E. Campbell Avenue, north of Apricot Avenue, east of Union Avenue, and west of ~. Bascom Avenue in the R-3 (Multi-Family Residential) Zoning District (reference Attachment 3 - Location Map). The property is developed with atwo-story fiveplex which has two units stacked at the front, and three units (one below, two above) at the rear of the property. DISCUSSION Back rg ound: On August 16, 1971 the Planning Commission approved "S" 71-55 (Site Approval) which allowed for a duplex to be moved from 1980 S. Bascom Avenue onto the property. On November 15, 1971 the Planning Commission approved a `move-in' triplex (two units above, one below), which was placed at the rear of the property. The two structures, while originally considered a separate duplex and triplex respectively, where thereafter referred to as a single fiveplex. On or around July 17, 2015, the three rear units of the fiveplex were severely damaged in a fire resulting in the units being rendered unsafe for habitation. Since that time, the three rear units have remained boarded up and unoccupied (reference Attachment 5 -Property Photos). Applicant's Proposal: The applicant is seeking approval of a Site and Architectural Review Permit to allow fora 106 square foot second-story addition (converting balcony space to living space) to the rear of two units of an existing fiveplex (reference Attachment 4 -Project Plans). ANALYSIS General Plan: The General Plan land use designation for the project site is High Density Residential (21-17 units per gross acre). The project is consistent with .the following General Plan Land Use Strategy through implementation of design features which integrate the structure with the neighborhood and minimize the buildings scale and massing and are responsive to the neighborhood context: 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 Zoning Desi ng ation: The subject property is zoned R-3 (Multiple Family Residential) which is intended to provide a variety of high density dwelling types at locations that are convenient to community facilities. Pursuant to CMC 21.42.020 (Site and architectural review permit required.) no use or structure may be enlarged in the R-3 zoning district until a Site and Architectural Review Permit is approved by the Planning Commission. As such, the subject application is governed by the City of Campbell General Plan, the R-3 Zoning Ordinance, and `considerations in review of applications' for projects subject to Site and Architectural Review (CMC21.42.040). Generally these documents serve to provide development standards and guidelines to minimize potentially adverse impacts to surrounding properties and the environment, and promote compatibility with the site and surrounding neighborhood. With the Staff Report -Planning Commission Meeting of June 28, 2016 Page 3 of 3 PLN2016-143 - 910 Michael Drive approval of a Site and Architectural Review Permit, the applicant's proposal would be consistent with the R-3 Zoning District. Applicant's Proposal: The applicant's proposal, which encloses an existing second-story balcony, does not appear to present any significant design, privacy2, or neighborhood compatibility concerns. The enclosed area will be fabricated to match the existing building walls (beige stucco) and install windows which maintain the symmetry of the existing design of the second-story (reference Attachment.4 -Project Plans). Site and Architectural Review Committee:' The Site and Architectural Review Committee (SARC) reviewed the applicant's project plans on June 14, 2016 (reference Attachment 7 - SARC Memo). The Site and Architectural Review Committee was supportive. of the project design, but requested the applicant to identify a new location for trash storage as the location approved in the 1970's is insufficiently sized for the type and number of bins in use today. To facilitate further review of this issue at the Planning Commission meeting, the SARC recommended the following (applicant responses have been noted below each point in italics): • Evaluate trash bin storage opportunities to the side or rear of parking stall #2 with either substantive landscaping (such as non-invasive bamboo) or fencing as screening. The project applicant was supportive of the request and indicated that a revised exhibit, illustrating this detail, would be provided as a desk item at the Planning Commission meeting. Note: As this item was not provided to staff at the time the staff report was prepared, a condition of approval has been included to reflect this requirement. Neighborhood Comment: Notice of this application was provided to all property owners within 300 feet of the subject property. No comments have been received as of the writing of this staff report. Attachments: 1. Findings for Approval 2. Conditions of Approval 3. Location Map 4. Project Plans 5. Property Photos 6. "S"71-70 -Project Site Plan 7. SARC Memo, June 14, 2016 Prepared by: Stephen R~e~Associate Planner Approved by: Paul' KermoyaFh, Community Development Director z Generally, balconies are considered to impact privacy more than enclosed second-story areas. Moreover, trees separate the property from a driveway of a development to the south.