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UP - Res Addition - 2003September 10,2003 Vadim Melik-Karamov VMK Design Group 4685 Albany Circle, #126 San Jose, CA 95129 Re: PLN2003-93- 1215 Bracebridge Court - Use Permit - Residential Addition Dear Applicant: Please be advised that at its meeting of September 9, 2003, the Planning Commission adopted Resolution No. 3523 approving a Conditional Use Permit to allow a 466 square foot addition to an existing two-story residence on the above reference property. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 p.m. on Friday, September 19, 2003. 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, UiM~.~ Melinda Denis Planner I cc: Lynn Penoyer, Public Works Frank Mills, Building Chris Veargason, County Fire Yuri & Marina Agabekov (Property Owners) 1215 Bracebridge Court Campbell, CA 95008 70 North First Street. Campbell, California 95008-1436 . T[L 408.866,:2140 . FAX 408.871,5140 . TIm 408_866.:2790 RESOLUTION NO. 3523 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT (PLN2003-93) TO ALLOW A 466 SQUARE FOOT ADDITION TO AN EXISTING TWO STORY RESIDENCE ON PROPERTY OWNED BY YURI AND MARINA AGABEKOV LOCATED AT 1215 BRACEBRIDGE COURT IN A P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. FILE NO. PLN2003-93. 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 PLN2003-93: 1. The development of the proposed project will result in a use that is consistent with the General Plan designation of residential uses for this area. 2. The development of the proposed project will result in a use that is consistent with the P-D (Planned Development) Zoning District, as required per the Zoning Ordinance. 3. The proposed project is architecturally compatible with the existing home and surrounding neighborhood. 4. The proposed project will contribute to the housing stock in the City of Campbell and serve the housing needs of the community. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The proposed project will aid in the enhancement and the harmonious development of the immediate area. 3. The establishment, maintenance, or operation of the use will not be detrimental to the public health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood of such proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. 4. The proposed residential use is compatible with uses in the area. 5. The subject site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping, and other development features required in order to integrate said use with uses in the surrounding area. 6. The subject site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic such use would generate. Planning Commission Resolution No. 3523 PLN2003-93 -- 1215 Bracebridge Court -- Use Permit - Residential Addition Page 2 There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional Use Permit (PLN2003-93) to allow a 466 square foot addition to an existing two-story single- family residence on property owned by Yuri and Marina Agabekov located at 1215 Bracebridge Court, 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. CO~TYDEVELOPMENTDEPARTMENT Plannine Division 1. Approved Project: Approval is granted for a Conditional Use Permit (PLN2003-93) allowing development on property located at 1215 Bracebridge Court consisting of a 446 square foot addition to an existing single-family residence. Project approval shall substantially comply with project plans received by the Community Development Department on July 14, 2003 and revised on August 14, 2001, prepared by Mr. Vadim Melik-Karamov of VMK Design Group, except as may be modified by the Conditions of Approval herein. 2. A~proval Expiration: The Conditional Use Permit approval shall be valid for 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. Failure to meet these deadlines will result in the Conditional Use Permit being void. 3. Propertv Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. Any vacant existing structures shall be secured, by having windows boarded up<!J8nd doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 4. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code and shall be reviewed and approved by the Community Development Director prior to issuance of any building permits for the project. 5. Building Elevations. Details and Colors: The applicant shall submit detailed building elevations depicting architectural details. Detailed elevations shall be reviewed by and Planning Commission Resolution No. 3523 PLN2003-93 -- 1215 Bracebridge Court -- Use Permit - Residential Addition Page 3 approved by the Community Development Director prior to the issuance of building permits for compliance with all applicable conditions, laws, regulations. and policies. 6. Construction Hours: Construction activities will 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. 7. Contractor Contact Information Postine:: 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. Buildinl! Division 8. Permits Required: A building permit application shall be required for each proposed new structure. The building permit shall include ElectricallPlumbing/Mechanical fees when such work is part of the permit. 9. Plan Preparation: This addition may require plans prepared under the direction and oversight of a California licensed Engineer or Architect. When applicable, plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 10. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of the construction plans submitted for a building permit. 11. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 12. Site Plan: Application for building permit shall include a competent site plan that identifies property lines and proposed structures with dimensions and elevations as appropriate. The site plan shall also include site drainage details. 13. Title 24 Enere:y Compliance: California Title 24 Energy Compliance forms CF-IR and MF- lR shall be blue-lined on the construction plans. 8Y2 X 11 calculations shall be submitted as well. 14. Special Inspections: When a special inspection is required by D.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. 15. Water PoIlution: 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 Resolution No. 3523 PLN2003-93 -- 1215 Bracebridge Court -- Use Permit - Residential Addition Page 4 16. Approvals Required: The project requires the following agency approvals prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (379-1370) iv. Cambrian School District (377-2103) Note: To Determine your district, contact the offices identified above. Obtain the School District payment form from the City Building Division, after the Division has approved the building permit application. 17. 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 P.G and E. concerning utility easements, distribution pole locations and required conductor clearances. PASSED AND ADOPTED this 9th day of September, 2003, by the following roll call vote: AYES: Commissioners: Alderete, Doorley, Francois, Gibbons, Hernandez, Rocha and Roseberry None None None NOES: ABSENT: ABSTAIN : Commissioners: Commissioners: Commissioners: APPROVED: Jos /I l ATIEST: ~~ ¡;¡ ~ ...... Sharon Fierro, Secretary .' ITEM NO.1 0'" . CA-11 -\.~. /()<9~ f::: to" U r 0 0 " " 1- "- {' ,--' 'o~CHA"o' CITY OF CAMPBELL. PLANNING COMMISSION Staff Report. September 9, 2003 PLN2003-93 Melik- Karamov, V. Public Hearing to consider the application of Mr. Vadim Melik-Karamov, on behalf of Yuri and Marina Agabekov, for a Conditional Use Permit (PLN2003- 93) to allow an addition to an existing single-family residence on property located at 1215 Bracebridge Court in a P-D (Planned Development) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Adopt a Resolution, incorporating the attached findings, approving a Conditional Use Permit to allow a 446 square foot addition to an existing single-family residence, subject to the attached Conditions of Approval. ENVIRONMENT AL DETERMINATION Staff recommends that the Planning Commission find that this project is categorically exempt under Section 15301, Class 3 (3) of the California Environmental Quality Act pertaining to the additions to existing structures. PROJECT DATA Gross Lot Area: Net Lot Area: 6,634 square feet 6,384 square feet Building Area: Existing: First Floor: Second Floor: Addition: First Floor: Second Floor: Total: 1,352 square feet 891 square feet 243 square feet 223 square feet 2,710 square feet Lot Coverage: Floor Area Ratio (FAR): 25% 0.42 Density: 6.7 units per gross acre Parking: Required: Provided: 2 spaces (1 covered, 1 uncovered) 4 spaces (2 covered, 2 uncovered) Staff Report - Planning Col1unission Meeting of September 9,2003 PLN2003-93 - 1215 Bracebridge Court Page 2 Surrounding Uses: North: South: East: West: Residential Residential Residential Residential DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit to allow a 446 square foot addition to an existing two-story residence at 1215 Bracebridge Court. The project site is located in the San Tomas Neighborhood on a cul-de-sac named Bracebridge Court, which takes access off of Pollard Road, just south of its intersection with Burrows Road. Background: On December 27, 1977, Ordinance No. 1134 was adopted by the City Council approving a zone change from R-M (Multiple Family Residential) to P-D (Planned Development/Low Medium Density Residential) and approval of plans, elevations, and development schedule to allow construction of 40 single-family residential units as a duplex- style development on property know as 1275 Pollard Road. The zone change from R-M to P-D allowed separate ownership of each unit rather than ownership of a duplex structure. ANAL YSIS General Plan Designation: The General Plan land use designation for the project site is Low to Medium Density Residential (6-13 units per gross acre.) The density of the proposed project site is 6.7 units per gross acre, which is consistent with the General Plan land use designation. 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 (ST ANP). Staff finds that the proposed project is consistent with the development standards and design guidelines of the STANP for Low-Medium Density projects (6-13 units per gross acre) in a P-D Zoning District. Zoning Designation: The zoning designation for the project site is P-D (Planned Development). The P-D Zoning District allows for new construction or additions to be approved with a Conditional Use Permit for relatively small projects. The proposed project will be consistent with the zoning ordinance with approval of a Conditional Use Permit. Site Layout and Architecture: The site plan proposes an addition on the right side of the first floor and the front and rear of the second story. The proposed addition creates 1,183 square feet of living space on the first floor, 1,095 square feet of living space on the second floor and a 412 square-foot garage. The existing wood shakes will be replaced with vertical wood siding on the second story to match the adjacent neighbor. The new stucco, windows, wood trim and composite asphalt shingles will match the existing residence and the adjacent neighbor in terms of color and style. Staff Analysis: The proposed project is well designed and compatible with the surrounding neighborhood. Since the P-D zoning does not stipulate minimum setbacks or a maximum height, FAR or lot coverage, the project has been designed to meet the minimum setback requirements of the existing development and the R-I-6 (Single-family Residential) development Staff Report - Planning Conu!lission Meeting of September 9,2003 PLN2003-93 - 1215 Bracebridge Court Page 3 standards. The applicant has worked with staff to revise the plans so there are no outstanding issues with the project. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed the project on August 27, 2003. The Committee was supportive of the application as proposed and had no additional comments or conditions of approval. Attachments: 1. Findings for Approval of File No. PLN2003-93 (Conditional Use Permit) 2. Conditions of Approval for File No. PLN2003-93 (Conditional Use Permit) 3. Site Plan, Floor Plan and Elevations 4. Photo Exhibits 5. Location Map Prepared by: , /JWu j'~ u2r~ Melinda Denis, Planner I Approved by: Geoff I. Bradley, Senior Planner Attachment #1 FINDINGS RECOMMENDING APPROVAL OF FILE NO. PLN2003-93 SITE ADDRESS: APPLICANT: P.C. MEETING: 1215 Bracebridge Court Vadim Melik-Karamov September 9, 2003 Findings for the Planning Commission to approve a Conditional Use Permit to allow a 446 square foot addition to an existing single-family residence. The Planning Commission finds as follows with regard to File No. PLN2003-93: 1. The development of the proposed project will result in a use that is consistent with the General Plan designation of residential uses for this area. 2. The development of the proposed project will result in a use that is consistent with the P-D (Planned Development) Zoning District, as required per the Zoning Ordinance. 3. The proposed project is architecturally compatible with the existing home and surrounding neighborhood. 4. The proposed project will contribute to the housing stock in the City of Campbell and serve the housing needs of the community. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The proposed project will aid in the enhancement and the harmonious development of the immediate area. 3. The establishment, maintenance, or operation of the use will not be detrimental to the public health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood of such proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. 4. The proposed residential use is compatible with uses in the area. 5. The subject site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping, and other development features required in order to integrate said use with uses in the surrounding area. 6. The subject site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic such use would generate. 7. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Attachment #2 CONDITIONS OF APPROV AL FOR FILE NO. PLN2003-93 SITE ADDRESS: APPLICANT: P.c. MEETING: 1215 Bracebridge Court Vadim Melik-Karamov September 9, 2003 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. Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations, and accepted engineering practices, for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division 1. Approved Project: Approval is granted for a Conditional Use Permit (PLN2003-93) allowing development on property located at 1215 Bracebridge Court consisting of a 446 square foot addition to an existing single-family residence. Project approval shall substantially comply with project plans received by the Community Development Department on July 14, 2003 and revised on August 14, 2001, prepared by Mr. Vadim Melik-Karamov of VMK Design Group, except as may be modified by the Conditions of Approval herein. 2. Approval Expiration: The Conditional Use Permit approval shall be valid for 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. Failure to meet these deadlines will result in the Conditional Use Permit being void. 3. Property Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. Any vacant 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). 4. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code and shall be reviewed and approved by the Community Development Director prior to issuance of any building permits for the project. 5. Building Elevations, Details and Colors: The applicant shall submit detailed building elevations depicting architectural details. Detailed elevations 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. Attachment #2 Page 2 6. Construction Hours: Construction activities will 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. 7. Contractor Contact Information Posting: The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits. Building Division 8. 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. 9. Plan Preparation: This addition may require plans prepared under the direction and oversight of a California licensed Engineer or Architect. When applicable, plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 10. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of the construction plans submitted for a building permit. 11. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 12. Site Plan: Application for building permit shall include a competent site plan that identifies property lines and proposed structures with dimensions and elevations as appropriate. The site plan shall also include site drainage details. 13. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF- 1R shall be blue-lined on the construction plans. 8Y2 X 11 calculations shall be submitted as well. 14. Special Inspections: When a special inspection is required by UB.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 UB.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 15. 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. 16. Approvals Required: The project requires the following agency approvals prior to issuance of the building permit: Attachment #2 Page 3 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. 17. 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 P.G and E. concerning utility easements, distribution pole locations and required conductor clearances.