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Mod to PD Permit - 1999 o~ .c~ 0 0 City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008 MEMORANDUM To: Harold Housley, Land Development Engineer Chuck Gomez, Assistant Engineer rom: rani Planner I ' ' CC: Sharon Fierro,' Interim Community Development Director Bill Bruckart, Building Official Subject: Final Parcel Map/CC&R Clearance 760 Duncanville Court - M 99-09 (PD 97-03) Date: December 21, 1999 The Planning Division has reviewed the Final Parcel Map and proposed Covenants, Conditions and Restrictions (CC&Rs) for the 4-unit townhouse development at 760 Duncanville Court and is supportive of the proposal as submitted. This memo serves as a Clearance letter from the Planning Division to proceed with the recordation of the Final Parcel Map and the CC&Rs as submitted by the applicant, Mr. Mark Tersini. City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008 MEMORANDUM To: Harold Housley, Land Development Engineer Chuck Gomez, Assistant Engineer From: Aki Planner I Subject: Park Impact Fee Requirements 760 Duncanville Court - M 99-09 (PD 97-03) Date: December 6, 1999 The Park In-Lieu Fee required of the four (4) unit-townhouse project at 760 Duncanville Court prior to recordation of the Final Parcel Map is $11,602.50. This fee is 75% of the required Park Impact Fee, which is $15,470.00. The remainder (25%) of the Park Impact Fee is $3,867.50 and will be due prior to occupancy of the units. The Park Impact Fee is derived as follows: 4 units X $6,615' Credit for existing Single-Family Home: Park Impact Fee: $26,460.00 --$10,990.00 $15,470.00 Park In-Lieu Fee (Due Prior to Final Map Approval): Remainder of Park Impact Fee (25%): (Due Prior to Occupancy of Units) $11,602.50 (75% of $15,470) $3,867.50 CITY OF CAMPBELL Community Development Department - Current Planning Mr. Mark Tersini KT Properties 21710 Stevens Creek Blvd. Cupertino, CA 95014 December 1, 1999 Review of building plans for a proposed 4-unit townhouse project 760 Duncanville Court -- Permit Nos. 99-992 to 99-995 Dear Mr. Tersini: It was a pleasure to speak to you today regarding your project located at 760 Duncanville Court. Pursuant to our phone conversation, the Planning Division has reviewed your building plans for the construction of four (4) townhouse units and requires that the following concerns be addressed prior to the Planning Division's release of your building permits: Prior to issuance of building permits, the final parcel map and Covenants, Codes & Restrictions (CC&Rs) for the development must be approved and recorded. Please submit a copy of the CC&Rs to be recorded with the final parcel map for Planning Division review and approval. The CC&Rs must include provisions enforcing that each garage for each unit maintain two useable parking spaces at all times and that a maintenance agreement shall be prepared requiring property owners to equally share in the maintenance of common roof and common wall shared between the units. In addition, the CC&Rs should address maintenance of the common landscape areas. Prior to recordation of the final parcel map, 75% of the Park Impact Fee for the development is due and payable to the City. The amount that is due prior to recordation of the final parcel map is $11,602.50. This amount is based upon the following calculation: $6,615 x 4units = Credit for existing single-family residence = Total = Amount due at final map recordation = (75% of park impact fee) Balance due prior to occupancy of units = (25% of park impact fee) $26,460.00 -$10,990.00 $15,470.00 $11,602.50 $3,867.50 70 North First Street · Campbell, California 95OO8.1423 · TEL 408.866.2140 - V^X 408.866.8381 · TDD 408.866.2790 760 Duncanville Court Page 2 3. The landscape plan/site plan submitted as part of the building plans lacks additional information that is required. Please provide a more detailed site plan that clearly indicates the building dimensions of each unit as approved by the Modification to the PD and the setbacks of the buildings from the property lines. The site plan should also indicate areas of the driveway that will include the baumanite concrete, as indicated on the site plan of the originally-approved Planned Development Permit. The proposed landscaping plan appears sparse. I will ask the City's Landscape Advisor to review your plans for suggestions to provide additional landscaping on site. Also, an irrigation plan must be submitted in conjunction with the landscaping plan. The building plans do not indicate if any new fencing is proposed for the development. Please indicate on the site plan if any new fencing is proposed on or around the development site. If new fencing is proposed, also please provide fencing details indicating what the fence will look like, how high the fence will be and what material the fence will be made of. Please submit the above-referenced revisions and/or additional information at your soonest convenience so that we may proceed with the issuance of your building permits. Should you have any questions, please do not hesitate to contact me at the Community Development Department at (408) 866-2142. Sincerely, ,"' ~ C~ ' Planner I CC: Sharon Fierro, Interim Community Development Director Harold Housley, Land Development Engineer Bill Bruckart, Building Official Frank Mills, Senior Building Inspector Building Permit Log File City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008 MEMORANDUM To: From: Subject: Harold Housley, Land Development Engineer Tim J. Haley, Associate Planner Final Map - 760 Duncanville Court PM 98-04 Date: November 18, 1999 In response to the your request, the Planning Department has the following comments regarding the recordation of a parcel map for the four lot subdivision proposed on the subject property: Improvements Plans: 1. Street trees should be planted per City Standard Final Map: 1. Payment of a park dedication fee as follows: Park Dedication: Final Map (4 x $6,615) x .75 = $19,845.00 with a credit of $ 4,961.25 for the existing lot or a fee at final map of $14,883.75. Park Impact: At building final or occupancy (4 X $6,615) = $ 26,460 with a credit of one dwelling unit at $ 10,990 and a credit for payment of park dedication fees of $14,883.75 resulting in a park impact fee of $ 586.25 at building final/occupancy. 1. Review of C,C, & Rs to ensure maintenance of landscaping, common driveways, common parking and etc.. cc: Sharon Fierro, Senior Planner Bill Helms, Land Development Manager MEMORA.NDUM To: From: Date: Subject: Aki Irani, Planner I Cornm. unity Development Dept. · J sleyI. D~p)hty Cit~ Clerk November 5, 1999 Modification (M 99-09) to PD Permit (PD 97-03) - 760 Duncanville At the regular meeting of November 2; 1999, the City Council held a public hearing to consider an application of Mr. Mark Tersini, on behalf of KT Properties, for approval of a Modification (M 99-09) to a Previously approved Planned Development Permit (PD 97-03) to allow revised elevations and an additional room in each unit to previously approved plans for the construction of four residential units for property located at 760 Duncanville Court. Please find attached certified copy of Resolution No. 9604 which approves this Modification, together with a copy of the letter written to Mr. Tersini. November 5, 1999 CITY OF CAMPBELL City Clerk's Office Mr. Mark Tersini KT Properties 21710 Stevens Creek Blvd., Cupertino, CA 95014 Dear,? ~ ers~m: At the regular meeting of November 2, 1999, the City Council held a public hearing to consider your application, on behalf of KT Properties, for approval of a Modification (M 99- 09) to a previously approved Planned Development Permit (PD 97-03) to allow revised elevations and an additional room in each unit to previously approved plans for the construction of four residential units at property located at 760 Duncanville Court. After due consideration and discussion, the City Council adopted Resolution No. 9604 approving a Modification (M 99-09) to a previously-approved Planned Development Permit (PD 97-03) to allow revised elevations and an additional room in each unit to a previous plan allowing the construction for four residential units on property located at 760 Duncanville Court in a PD (Planned Development) Zoning District. Please find a certified copy of this Resolution attached for your records. Should you have any questions in regard to this matter, please do not hesitate to contact this office (866-2117) or Aki Irani, Community Development Department. Sincerely, nne Bybee City Clerk Eno. cc. Aki Irani, Planner I 70 North First Street - Campbell, California 95008. 1423 - TEL 408.866.2117 - FAX 408.374.6889 - TDD 408.866.2790 RESOLUTION NO. 9604 BEING A RESOLUTION OF THE CITY COUNCII~ OF THE CITY OF CAMPBELL APPROVING A MODIFICATION (M 99- 09) TO A PREVIOUSLY-APPROVED PLANNED DEVELOPMENT PERMIT (PD 97-03) TO ALLOW REVISED ELEVATIONS AND AN ADDITIONAL ROOM IN EACH UNIT TO A PREVIOUS PLAN ALLOWING THE CONSTRUCTION FOR FOUR RESIDENTIAL UNITS ON PROPERTY LOCATED AT 760 DUNCANVILLE COURT IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT. FILE NO. M 99-09 (PD 9%03). 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 City Council finds as follows with respect to application M 99-09 (PD 97-03). The proposed Modification will not impact the previously approved development density of the project; the development of the project will result in a density of 14 units per gross acre, which is consistent with the General Plan density of 21 to 27 units per gross acre for the subject property. The proposed modifications are minor revisions to the previously approved elevations and entail the extension of wall height for the additional room on the second floor of each unit, introduction of additional windows and modified rooflines to incorporate the changes. o Minor revisions in the floor plan have been made to the site plan to accommodate the removal and/or relocation of chimneys on the units and the addition of bay windows on the rear units. With the proposed Modification, the project site is still proposed to be developed with a two-story format and maintains a traditional appearance consistent with recent developments within the Union Avenue area. With the proposed Modification, the dwelling units will still feature simplified and traditional design elements such as visible front entryways, bay windows, mouldings, concrete tile roofing and ~tucco exterior. 6. The site plan will still incorporate a total of 14 parking spaces, which meets the parking requirements for the townhouse development. City Council Resolution - M 99-09 (PD 97-03) - 760 Duncanville Court Page 2 7. The proposed Modification will slightly increase the Floor Area Ratio (FAR) from .64 to.70. Based upon the foregoing findings of fact, the City Council further recommends to the City Council the following findings and conclusions: 1. The proposed project with the proposed Modification is consistent witL the City's General Plan and Zoning Ordinance. 2. The proposed project with the proposed Modification will aid in the harmonious development of the immediate area. The project site with the proposed Modification will result in a more desirable environment and use of land than would be possible under any other zoning classification. The proposed project with the proposed Modification will not result in more residential units than would bt allowed by other residential zoning districts which are consistent with the General Plan designation of the property. 5. The proposed project with the proposed Modification will not be detrimental to the health, safety or welfare of the neighborhood or of the City as a whole. Further, the applicant is notified as part of this application that they are required to comply with all applicable Codes and Ordinances of the City of Campbell and the State of California, which pertain to this application and are not herein specified. And, that this approval is granted subject to the following Conditions of Approval. COMMUNITY DEVELOPMENT DEPARTMENT Approved Project: Approval is granted for a Modification (M 99-09) to a previously approved Planned Development Permit (PD 97-03) to allow revised elevations, as appears in Exhibit #5 including elevations for the rear building with a lowered gable roof entry and an interruption of the ridgeline of the roof, and an additional room in each unit to previously approved plans for the construction of four (4) residential units on property located at 760 Duncanville Court. Project approval shall substantially comply with the project plans prepared by Richard C. Foust, Architect, stamped dated October 6, 1999, except as modified by the Conditions of Approval herein. City Council Resolution - M 99-09 (PD 97-03) - 760 Duncanville Court Page 3 o Compliance with previously approved Planned Development Permit (PD 97-03): The applicant shall be required to comply with all conditions of approval of the previously-approved Planned Development Permit (PD 97-03) under Resolution No. 9347 as approved by the City Council on March 3, 1998, unless superceded or modified herein by the Conditions of Approval for M 99-09. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. Additional Building Division Requirements: The applicant shall comply with all Building Code requirements, obtain necessary permits as determined by the City's Building Division, and comply with the following: ao bo Co do e4 fo A building permit application shall be required for the proposed structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. The Conditions of Approval shall be stated in full on the cover of the sheet of construction plans submitted for building permits. The maximum size of construction plans submitted for building permits shall be 24"x 36". 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 civil engineer specializing in soil mechanics. 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 an'd vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: i. Pad elevation ii. Finish floor elevation (first floor) iii. Foundation comer locations California Title 24 Energy Compliance forms CF-IR and MF-1R shall be blue- lined on the construction plans. City Council Resolution - M 99-09 (PD 97-03) - 760 Duncanville Court Page 4 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. 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 (24" x 36") is available at the Building Division Service Counter. The project required the following agency approval prior to issuance of the building permit: i. West Valley Sanitation District ii. Santa Clara County Fire Department iii. School District (Campbell Union School District/Campbell Union High School District). CENTRAL FIRE DISTRICT: 5. Development Review: 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 apply to the Building Department for applicable construction permits. Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall be per Fire Department specifications. Installations shall also conform to Local Government Standards and Fire Department Standard Details and Specifications A-6. 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. City Council Resolution - M 99-09 (PD 97-03) - 760 Duncanville Court Page 5 PASSED AND ADOPTED this 2nd day of November , 1999, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: COUNCI~MEMBERS: watson, COUNCILMEMBERS: None COUNCILMEMBERS: None COUNCILMEMB ERS: None APPROVED: Anne Bybee, City Clerk Dougherty, Dean, Kennedy, Furtado Daniel E. Furtado~ Mayor ~ ' FOREGO ~" T' ANNE PUBLIC HEAR/NGS AND INTRODUCTION OF ORDINANCE~ 12. Application of Mark Tersini, on behalf of KT Properties, for Approval of a Modification to a previously-approved Planned Development Permit to allow revised elevations and an additional room in each unit to previously-approved plans for the construction of four residential units - 760 Duncanville Court (M 99- 09) (Resolution/Roll Call Vote) This is the time and place for a public hearing to consider the application of Mark Tersini, on behalf of KT Properties, for Approval of a Modification to a previously- approved Planned Development Permit to allow revised elevations and an additional room in each unit to previously-approved plans for the construction of four residential units - 760 Duncanvflle Court (M 99-09). Senior Planner Fierro - Staff Report dated November 2, 1999. Mayor Furtado declared the public hearing open and asked if anyone in the audience wished to be heard. Mark Tersini, Applicant, appeared before the City Council and spoke in support of the project. There being no one else wishing to speak, Mayor Furtado closed the public hearing. M/S: Kennedy/Dean - that the City Council adopt Resolution 9604 approving a Modification (M 99-09) to a previously-approved Planned Development Permit (PD 97-03) to allow revised elevations and an additional room in each unit to a previous plan allowing the construction of four residential units on property located at 760 Duncanville Court in a PD (Planned Development) Zoning District. Motion adopted by the following roll call vote: AYES: Councilmembers: Watson, Dougherty, Dean, Kennedy, Furtado NOES: Councilmembers: None 13. Acceptance of Supplemental Law Enforcement Funds and Approval of Operating Budget Adjustment (Resolution/Roll Call Vote) This is the time and place to consider acceptance of Supplemental Law Enforcement Funds and approval of Operating Budget Adjustment. Captain Rauschhuber - Staff Report dated November 2, 1999. Mayor Furtado declared the public hearing open and asked if anyone in the audience wished to be heard. Minutes of 11/2/99 City Council Meeting 4 City Council Report ITEM NO: CATEGORY: MEETING DATE: Public Hearing November 2, 1999 TITLE Application of Mark Tersini, on behalf of KT Properties, for approval of a Modification (M 99- 09) to a previously approved Planned Development Permit (PD 97-03) to allow revised elevations and an additional room in each unit to previously approved plans for the construction of four (4) residential units - 760 Duncanville Court. RECOMMENDATION The Planning Commission recommends that the City Council take the following action: Adopt a Resolution incorporating the attached findings and approving the Modification application (M 99-09) to the previously approved Planned Development Permit (PD 97-03), subject to the attached conditions of approval. , ENVIRONMENTAL DETERMINATION This project .is categorically exempt under Section 15303 Class 3 (b); therefore, environmental action is required. no BACKGROUND On March 3, 1998, the City Council approved a Planned Development Permit (PD 97-03) to allow the development of four (4) two-story residential units on the subject property, including two (2) detached units facing Duncanville Court and two (2) attached units at the rear of the subject property. On August 26, 1999, KT Properties submitted an application for a Modification (M 99-09) to the previously approved Planned Development Permit to add an additional bedroom/retreat on the second floor of each of the units to improve the marketability of the homes. The applicant also submitted revised elevations to accommodate the addition of the extra room. ANALYSIS General Plan Designation: The General Plan land use designation for the site is High Density Residential, which allows for a development density of 21 to 27 units per gross acre. The proposed four (4) unit residential development will be developed at a density of 14 units per gross acre and is consistent with the land use designation of the General Plan. The proposed modification to the previously approved plans will not increaSe the density of the project. Zoning Designation: The project site is zoned PD (Planned Development). The proposed revisions to the previously approved plans require approval by the City Council as a Modification to the previously approved Planned Development Permit granted for the project. Therefore, subject to approval of the Modification to the previously approved Planned Development Permit, the project is consistent with the zoning designation for this property. Staff Report - City Council Meeting of November 2, 1999 M 99-09 - 760 Duncanville Court Page 2 Modification to previous Planned Development Permit: The proposed Modification entails the addition of an extra bedroom/retreat on the second floor of each unit; therefore, only minor revisions are proposed to the elevations of the buildings and minor increases to the previously approved lot coverage on the site plan. The elevations will still feature visible front entries, belt courses defining the first and second floors on the buildings, hipped roofs, stucco exteriors, cornice trim treatments, window trim treatments and concrete tile roofing as approved in the previously-approved plans. The Planning Commission at its meeting of October 12, 1999 recommended the altemative elevation for the rear building as shown in Exhibit 5. The alternative elevation incorporates a lower gabled roof entry and an interruption of the ridgeline of the roof to reduce the effect of the massing of the building. ALTERNATIVES 1. Approve the proposed modification subject to additional and/or modified Conditions of Approval. 2. Deny the requested modification. 3. Continue for further review. FISCAL IMPACTS None Exhibits: 1. Draft City Council Resolution approving M 99-09 2. Planning Commission Resolution No. 3238 3. Planning Commission Meeting Minutes of October 12, 1999 4. Planning Commission Staff Report of October 12, 1999 5. Reduced Exhibits 6. Location Map Prepared by: Aki R.~ PlanneD Reviewed b~ Development Director Approved by: Bernard M. Strojny, City Manager CITY OF CAMPBELL Community Development Department ' Current Plant'lng October 14, 1999 Mr. Mark Tersini KT Properties 21710 Stevens Creek Boulevard Cupertino, CA 95014 Re: M 99-69 (PD 97-03) - 760 Duncanville Court Dear Applicant: Please be advised that at its meeting of October 12, 1999, the Planning Commission adopted Resolution No. 3238 recommending approval of a Modification and Option A elevations to a previously approved Planned Development Permit to allow revised elevations and an additional room in each unit on the above-referenced property. This matter will be considered by City Council for final approval at its meeting of November 2, 1999. If you have any questions, please do not hesitate to contact Aki Irani at (408) 866-2142. Sincerely, Tim J. Haley Associate Planner cc: Aki Irani, Planner I 70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 ' FAX 408.866.8381 · TDD 408.866.2790 RESOLUTION NO. 3238 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A MOD~ICATION (M 99-09) TO A PREVIOUSLY-APPROVED PLANNED DEVELOPMENT PERMIT (PD 97-03) TO ALLOW REVISED ELEVATIONS AND AN ADDITIONAL ROOM IN EACH UNIT TO A PREVIOUS PLAN ALLOWING THE CONSTRUCTION FOR FOUR RESIDENTIAL UNITS ON PROPERTY LOCATED AT 760 DUNCANVILLE COURT IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT. FILE NO. M 99-09 (PD 97-03). 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 consid6ration of all evidence presented, the Planning Commission finds as follows with respect to application M 99-09 (PD 97-03). 1. The proposed Modification will not impact the previously approved development density of the project; the development of the project will result in a density of 14 units per gross acre which is consistent with the General Plan density of 21 to 27 units per gross acre for the subject property. 2. The proposed modifications are minor revisions to the previously approved elevations and entail the extension of wall height for the additional room on the second floor of each unit, introduction of additional windows and modified rooflines to incorporate the changes. Minor revisions in the floor plan have been made to the site plan to accommodate the removal and/or relocation of chimneys on the units and the addition of bay windows on the rear units. With the proposed Modification, the project site is still proposed to be developed with a two- story format and maintains a traditional appearance consistent with recent developments within the Union Avenue area. o o With the proposed Modification, the dwelling units will still feature simplified and traditional design elements such as visible front entryways, bay windows, mouldings, concrete tile roofing and stucco exterior. The site plan will still incorporate a total of 14 parking spaces, which meets the parking requirements for the townhouse development. 7. The proposed Modification will slightly increase the Floor Area Ratio (FAR) from .64 to.70. Planning Commission Resolution 3238 M 99-09 (PD 97-03) - 760 Duncanville Court- Mark Tersini for KT Properties Page 2 Based upon the foregoing findings of fact, the Planning Commission further recommends to the City Council the following findings and conclusions: 1. The proposed project with the proposed Modification is consistent with the City's General Plan and Zoning Ordinance. 2. The proposed project with the proposed Modification will aid in the harmonious development of the immediate area. 3. The project site with the proposed Modification will result in a more desirable environment and use of land than would be possible under any other zoning classification. The proposed project with the proposed Modification will not result in more residential units than would be .allowed by other residential zoning districts which are consistent with the General Plan designation of the property. 5. The proposed project with the proposed Modification will not be detrimental to the health, safety or welfare of the neighborhood or of the City as a whole. Further, the applicant is notified as part of this application that they are required to comply with all applicable Codes and Ordinances of the City of Campbell and the State of California, which pertain to this application and are not herein specified. And, that this approval is granted subject to the following Conditions of Approval. COMMUNITY DEVELOPMENT DEPARTMENT Approved Project: Approval is granted for a Modification (M 99-09) to a previously approved Planned Development Permit (PD 97-03) to allow revised elevations and an additional room in each unit to previously approved plans for the construction of four (4) residential units on property located at 760 Duncanville Court. Project approval shall substantially comply with the project plans prepared by Richard C. Foust, Architect, stamped dated October 6, 1999, except as modified by the Conditions of Approval herein. Compliance with previously approved Planned Development Permit (PD 97-03): The applicant shall be required to comply with all conditions of approval of the previously- approved Planned Development Permit (PD 97-03) under Resolution No. 9347 as approved by the City Council on March 3, 1998, unless superceded or modified herein by the Conditions of Approval for M 99-09. 3. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. Planning Commission Resolution 3238 M 99-09 (PD 97-03) - 760 Duncanville Court- Mark Tersini for KT Properties Page 3 Additional Building Division Requirements: The applicant shall comply with all Building Code requirements, obtain necessary permits as determined by the City's Building Division, and comply with the following: ao A building permit application shall be required for the proposed structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. b. The Conditions of Approval shall be stated in full on the cover of the sheet of construction plans submitted for building permits. c. The maximum size of construction plans submitted for building permits shall be 24" x 36". do 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 civil engineer specializing in soil mechanics. eo 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: i. Pad elevation ii. Finish floor elevation (first floor) iii. Foundation comer locations f. California Title 24 Energy Compliance forms CF-IR and MF-1R shall be blue-lined on the construction plans. go 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. ho 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 (24" x 36") is available at the Building Division Service Counter. Planning Commission Resolution 3238 M 99-09 (PD 97-03) - 760 Duncanville Court- Mark Tersini for KT Properties Page 4 i. The project required the permit: i. ii. 111. following agency approval prior to issuance of the building School District/Campbell Union High West Valley Sanitation District Santa Clara County Fire Department School District (Campbell Union School District). CENTRAL FIRE DISTRICT: 5. Development Review: 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 apply to the Building Department for applicable construction permits. Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall be per Fire Department specifications. Installations shall also conform to Local Government Standards and Fire Department Standard Details and Specifications A-6. Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. PASSED AND ADOPTED this 12th day of October 1999, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Francois, Hernandez, Jones, Kearns, Lindstrom, Lowe Gibbons None None APPROVED: Brad Jones, Chair ATTEST · Steve Piasecki, Secretary Planning Commission Minutes of October 12, 1999 Page 8 2. M 99-09 (PD 97-03) Tersini, M. Public Hearing to consider the application of Mr. Mark Tersini, on behalf of KT Properties, for approval of a Modification (M 99-09) to a previously-approved Planned Development Permit to allow revised elevations and an additional room in each unit to a previously-approved plan allowing the construction of four residential units on property located at 760 Duncanville Court in a P-D (Planned Development) Zoning District. This project is Categorically Exempt from environmental review. Tentative City Council Meeting Date: November 2, 1999. Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: Advised that the applicant is seeking approval of a Modification to a previously-approved Planned Development Permit to allow the addition of an additional bedroom on the second story of each of the four townhome units within this project. · Staff recommends that the Commission adopt a Resolution recommending that Council approve this Modification. · SARC reviewed the proposal. Commissioner Gibbons presented the Site and Architectural Review Committee report as follows: · SARC met on September 28, 1999, to review this project. No consensus was reached. Chairman Jones opened the Public Hearing for Agenda Item No. 2. Mr. Mark Tersini, KT Properties: · Expressed his appreciation for the Commission's time and advised that staff has done an excellent job articulating the proposal and Options A or B. Option A was developed as a result of feedback from SARC. Stated that he was in support of either Option that suited the Commission. · Stated his support of the staff recommendation. · Advised that he plans to keep this project as a rental project. Chairman Jones asked for clarification about the differences between Option A and B. Mr. Mark Tersini: · Advised that Option B has a more articulated entryway for the rear units. · Informed that their buildings are actually shorter than the surrounding buildings which are between 32 and 38 feet in height. Commissioner Gibbons clarified that Option B is the original concept brought forward by the applicant and Option A is the revised plan based upon feedback from SARC. Chairman Jones closed the Public Hearing for Agenda Item No. 2. Planning Commission Minutes of October 12, 1999 Page 9 Commissioner Gibbons reiterated the concerns expressed at SARC: · The size of the building and the change in the footprint of each bldg by 200 square feet. · Concern over massing and proportions. Commissioner Keams asked whether SARC recommended Option A. Commissioner Gibbons answered that SARC does recommend Option A over Option B. Commissioner Lindstrom clarified that the footprint actually only increases by about 6 inches. Changing a vaulted ceiling into floor space on the second floor creates the 200 square feet of additional living space. Stated that he has no problem with the outside structure and recommended approval of the project. Commissioner Gibbons stated that substantive changes have been made to what was a quality project. The project is no longer as good as it was. Commissioner Lindstrom disagreed and stated that with the changes the project is now better than before. Commissioner Gibbons stated that five different types of windows are used. Said that the design needs to be refined. Commissioner Lindstrom stated that the window variations do not detract from the project. Chairman Jones asked if the Resolution is a recommendation to Council and what the options are for the Commission. Mr. Tim J. Haley: · Advised that this application is a Modification to a previously approved Planned Development Approval. The applicant purchased the project from the original developer of the site and felt the plans were not marketable. The two choices include Option A, the applicant's plan with changes suggested by SARC, or Option B, the applicant's original submittal. Staff recommends Option A. A third option would be to deny the Modification. Mr. Steve Piasecki added that a continuance would be a fourth option. Motion: Upon motion of Commissioner Lowe, seconded by Commissioner Lindstrom, the Planning Commission adopted Resolution No. 3238 recommending approval of a Modification (M 99-09) to a previously approved Planned Development Permit (PD 97-03) to allow Option A changes that add approximately 200 square feet to each of four residential units, on property located at 760 Duncanville Court, by the following roll call vote: Planning Commission Minutes of October 12, 1999 Page 10 AYES: NOES: ABSENT: ABSTAIN: Francois, Hernandez, Jones, Kearns, Lindstrom, Lowe Gibbons None None This item will be considered by Council at its meeting of November 2, 1999. Chairman Jones read Agenda Item No. 3 into the record. 3. Staff Update Review of preliminary station design plans for the Vasona Light Rail Project. Ms. Sharon Fierro, Senior Planner, presented the staff report as follows: · Advised that VTA is present to obtain feedback regarding proposed station design. Two themes are presented, including General Vasona Corridor (using a pitch roof) and the Downtown Campbell Station design. · The Historic Preservation Board reviewed the three proposals at its October 5, 1999, meeting and voted to support Plan C. The HPB found this design to be complimentary to Historic Downtown Campbell. HPB feels that a significant impact would be felt if the Downtown Campbell is the end of the line, particularly on parking. · Advised that the Winchester Station is not currently funded. The proposed site for this station is at what is now the Woolworth Garden Center. Commissioner Kearns asked if there would be just one station in Campbell Ms. Sharon Fierro replied that three Light Rail Stations are proposed for Campbell. Two are currently funded and the third is not. One station would be located at Hamilton Avenue (near the Apple Building) and the second in Downtown Campbell. The third would be located at the Woolworth's Garden Center site on Winchester Boulevard. Mr. Mark Robinson, Project Manager, Vasona Light Rail Project: · Advised that they are operating on an aggressive schedule. They are 12 months into a 24- month design period for the project. A key ingredient in the project is the provision of shelters. Advised that the designs being presented are outside the current scope and budget but reflect potential enhanced designs that could represent the City of Campbell if the necessary supplemental funding is obtained. Gregory Montgomery, Architect, Vasona Light Rail Project: · Three options are presented. · Advised that he researched the former Campbell Station at the Campbell Library and that Option C includes a roof style reminiscent of the old station ITEM NO. 2 M 99-09 (PD 97-03) Tersini, M. STAFF REPORT - PLANNING COMMISSION MEETING OF OCTOBER 12, 1999 Public Heating to consider the application of Mr. Mark Tersini, on behalf of KT Properties, for approval of a Modification (M 99-09) to a previously-approved Planned Development Permit (PD 97-03) to allow revised elevations and an additional room in each unit to previously- approved plans for the construction of four (4) residential units on property located at 760 Duncanville Court in a PD (Planned Development) Zoning District. STAFF RECOMMENDATION That the Planning Commission takes the following action: Adopt a Resolution, incorporating the attached findings, recommending that the City Council approve a Modification (M 99-09) to a previously-approved Planned Development Permit (PD 97-03) to allow revised elevations and an additional room in each unit to previously- approved plans for the construction of four (4) residential units, subject to the attached Conditions of Approval. ENVIRONMENTAL DETERMINATION This project was previously determined to be categorically exempt. This project is categorically exempt under Section 15303 Class 3 (b); therefore, no environmental action is required. PROJECT DATA Gross Lot Area: Net Lot Area: .30 acres (13,020 square feet) .24 acres (10,630 square feet) Building Coverage: Floor Area Ratio: Landscape Coverage: Paving Coverage: Currently Proposed 36% .70 34% 30% Previously Approved (PD 97-03) 38% .64 36% 26% Unit Summary Living Area: Garage: Total Area: Unit A (2 Front Units) 1,485 square feet 380 square feet 1,865 square feet Unit B (2 Rear Units) 1,482 square feet 385 square feet 1,867 square feet Staff Report - Planning Commission Meeting of October 12, 1999 M 99-09 - 760 Duncanville Court Page 2 Parking Provided: Parking Required: 14 parking spaces (3.5 parking spaces/unit) 14 parking spaces (3.5 parking spaces/unit) DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Modification (M 99-09) to a previously-approved Planned Development Permit (PD 97-03) to allow the revision of previously-approved plans for a four (4) unit townhouse development that would allow for the addition of an extra room in each of the residential units and minor modifications to the elevations and site plan to accommodate the extra room in each unit. The project site is located on the south side of Duncanville Court west of Union Avenue and is surrounded by a Fire Station to the east, townhomes to the west, townhomes to the north and apartment units to the south. Background: On March 3, 1998, the City Council approved a Planned Development Permit (PD 97-03) to allow the construction of the four (4) townhouse units on the subject property. The single-family residence formerly on the property was demolished and removed from the subject site in September of 1999. ANALYSIS General Plan Designation: The General Plan land use designation for the site is High Density Residential, which allows for a development density of 21 to 27 units per gross acre. The proposed four (4) unit residential development will be developed at a density of 14 units per gross acre and is consistent with the land use designation of the General Plan. The proposed modification to the previously-approved plans will not increase the density of the project. Zoning Designation: The project site is zoned PD (Planned Development). The proposed revisions to the previously-approved plans will require approval by the City Council as a Modification to the previously-approved Planned Development Permit granted for the project. Therefore, subject to approval of the Modification to the previously approved Planned Development Permit, the project is consistent with the zoning designation for this property. Unit Design: The applicant is proposing minor modifications to the elevations of the previously approved two-story residential units to incorporate the addition of an extra bedroom/retreat in each unit. The applicant is requesting approval to incorporate the additional bedroom/retreat in each unit to increase the marketability of the units. The elevations will still feature visible front entries, belt courses defining the first and second floors on the buildings, hipped roofs, stucco exteriors, cornice trim treatments, window trim treatments and concrete tile roofing as approved in the previously-approved plans. In addition, the applicant is adding decorative wrought iron railing along the base of some of the windows to provide additional detail to the elevations. The proposed modifications entail the extension of wall height for the additional room on the second floor of each unit, introduction of additional windows and a modified roofline to incorporate the changes. Additionally, the location of,the chimneys has been modified in some instances to Staff Report - Planning Commission Meeting of October 12, 1999 M 99-09 - 760 Duncanville Court Page 3 incorporate revised floor plans; on the rear units, the chimneys have been removed and replaced with bay windows. The applicant submitted revised elevations on October 6, 1999 incorporating additionally proposed revisions based upon recommendations by the Site and Architectural Review Committee. The changes include the addition of details on the plans for each of the units and include proposed cornice molding details and proposed stucco window sill and trim details. Additionally, alternative elevations were submitted for the rear building that includes the two (2) attached units. The alternative elevation, labeled as Option A as an exhibit to this report, incorporates a lower gabled roof entry and an interruption of the ridgeline of the roof to reduce the effect of the massing of the building. Option A has been submitted to incorporate recommendations that were discussed by the Site and Architectural Review Committee. The applicant, however, is requesting approval of the elevations which were initially presented to the Site and Architectural Review Committee prior to the generation of Option A as an alternative elevation. This elevation is included in the staff report as Option B. Option B incorporates a one and a half story entryway to promote a more visible entryway and a continuous ridgeline along the roof. The applicant is requesting approval of Option B. Site Plan: Minor revisions in the floor plan have slightly impacted the site plan. The proposed site plan incorporates minor changes based upon the removal and/or relocation of chimneys and the addition of bay windows on the rear units. Parking: The proposed modifications do not affect the number of parking spaces provided and required for the project. The development will provide a total of 14 parking spaces on site based upon the requirement of 3.5 parking spaces per unit. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at its meeting of September 28, 1999. The Committee generally agreed and expressed support for the design of the two (2) detached units facing Duncanville Court. However, a formal SARC recommendation was not given for the rear building that includes the two (2) attached units. One of the committee members expressed support for the design of the rear building if the height of the roofline and the entryways could be reduced. The other committee member expressed concerns regarding the increased massing of the building due to the addition of an extra room. Therefore, a consensus could not be reached. Staff Report - Planning Commission Meeting of October 12, 1999 M 99-09 - 760 Duncanville Court Page 4 Attachments: 1. Recommended Findings for M 99-09 2. Recommended Conditions of Approval for M 99-09 3. Resolution No. 9347 approving PD 97-03 4. Previously-approved Plans 5. Exhibits 6. Location Map Prepared by: Approved by: Aki R. Irani, Planner I Sh~~pl~ er~~ Attachment #1 RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. M 99-09 SITE ADDRESS: 760 Duncanville Court APPLICANT: Mark Tersini, on behalf of KT Properties P.C. MEETING: October 12, 1999 Recommended Findings to the City Council for Approval of a Modification to a previously- approved Planned Development Permit (PD 97-03) to allow revised elevations and an additional room in each unit to previously-approved plans for the construction of four (4) residential units The Planning Commission recommends the following findings to the City Council with regard to File No. M 99-09 (PD 97-03): The proposed Modification will not impact the previously-approved development density of the project; the development of the project will result in a density of 14 units per gross acre which is consistent with the General Plan density of 21 to 27 units per gross acre for the subject property. The proposed modifications are minor revisions to the previously-approved elevations and entail the extension of wall height for the additional room on the second floor of each unit, introduction of additional windows and modified rooflines to incorporate the changes. o Minor revisions in the floor plan have been made to the site plan to accommodate the removal and/or relocation of chimneys on the units and the addition of bay windows on the rear units. With the proposed Modification, the project site is still proposed to be developed with a two- story format and maintains a traditional appearance consistent with recent developments within the Union Avenue area. With the proposed Modification, the dwelling units will still feature simplified and traditional design elements such as visible front entryways, bay windows, mouldings, concrete tile roofing and stucco exterior. 6. The site plan will still incorporate a total of 14 parking spaces which meets the parking requirements for the townhouse development. 7. The proposed Modification will slightly increase the Floor Area Ratio (FAR) from .64 to.70. Based upon the foregoing findings of fact, the Planning Commission further recommends to the City Council the following findings and conclusions: Findings - Planning Commission Meeting of October 12, 1999 M 99-09 - 760 Duncanville Court Page 2 1. The proposed project with the proposed Modification is consistent with the City's General Plan and Zoning Ordinance. 2. The proposed project with the proposed Modification will aid in the harmonious development of the immediate area. 3. The project site with the proposed Modification will result in a more desirable environment and use of land than would be possible under any other zoning classification. o The proposed project with the proposed Modification will not result in more residential units than would be allowed by other residential zoning districts which are consistent with the General Plan designation of the property. 5. The proposed project with the proposed Modification will not be detrimental to the health, safety or welfare of the neighborhood or of the City as a whole. Attachment//2 RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. M 99-09 (PD 97-03) SITE ADDRESS: 760 Duncanville Court APPLICANT: Mark Tersini, KT Properties P.C. MEETING: October 12, 1999 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinance 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 1. Approved Prqject: Approval is granted for a Modification (M 99-09) to a previously- approved Planned Development Permit (PD 97-03) to allow revised elevations and an additional room in each unit to previously-approved plans for the construction of four (4) residential units on property located at 760 Duncanville Court. Project approval shall substantially comply with the project plans prepared by Richard C. Foust, Architect, stamped dated October 6, 1999, except as modified by the Conditions of Approval herein. Compliance with previously-approved Planned Development Permit (PD 97-03): The applicant shall be required to comply with all conditions of approval of the previously- approved Planned Development Permit (PD 97-03) under Resolution No. 9347 as approved by the City Council on March 3, 1998, unless superceded or modified herein by the Conditions of Approval for M 99-09. 3. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. Additional Building Division Requirements: The applicant shall comply with all Building Code requirements, obtain necessary permits as determined by the City's Building Division, and comply with the following: a. A building permit application shall be required for the proposed structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. b. The Conditions of Approval shall be stated in full on the cover of the sheet of construction plans submitted for building permits. c. The maximum size of construction plans submitted for building permits shall be 24" x 36". Conditions of Approval - Planning Commission Meeting of October 12, 1999 M 99-09 - 760 Duncanville Court Page 2 do eo 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 civil engineer specializing in soil mechanics. 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: i. pad elevation ii. finish floor elevation (first floor) iii. foundation comer locations f. California Title 24 Energy Compliance forms CF-1R and MF-1R shall be blue-lined on the construction plans. g. 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. h. 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 (24" x 36") is available at the Building Division Service Counter. i. The project required the follOwing agency approval prior to issuance of the building permit: i. West Valley Sanitation District ii. Santa Clara County Fire Department iii. School District (Campbell Union School District). School District/Campbell Union High CENTRAL FIRE DISTRICT: 5. Development Review: 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 apply to the Building Department for applicable construction permits. Conditions of Approval - Planning Commission Meeting of October 12, 1999 M 99-09 - 760 Duncanville Court Page 3 0 Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall be per Fire Department specifications. Installations shall also conform to Local Govemment Standards and Fire Department Standard Details and Specifications A-6. 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.