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Use Permit - Second Unit - 2002 CITY oF CAMPBELL Community Development Department - Current Planning May 16, 2002 Mr. Camran Farahani 301 Budd Avenue Campbell, CA 95008 Re: PLN2002-14 - 301 Budd Avenue -Use Permit - Secondary Living Unit Dear Applicant: Please be advised that at its meeting of May 14, 2002, the Planning Commission adopted Resolution No. 3430 granting a Conditional Use Permit (PLN2002-14) to allow a secondary living unit on the above-referenced property. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 p.m. on Friday, May 24, 2002. 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, Darcy Smith~-e'~ Planner II CC: Frank Mills, Building Department Harold Housley, Public Works Chris Veargason, County Fire 70 North First Street . Campbell, California 95008-1436 - TEL 408.866.2 140 · FAX 408.866.838 I · TDD 408.866.2790 RESOLUTION NO. 3430 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBEIJ- APPROVING A CONDITIONAL USE PERMIT (PLN2002-14) TO ALLOW A SECONDARY LIVING UNIT ON PROPERTY OWNED BY MR. CAMRAN FARAHANI AT 301 BUDD AVENUE IN AN R-l-6 (SINGIJE FAM/LY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. CAMRAN FARAHANI. FIIJE NO. PLN2002-14. After notification and public heating, 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 PLN2002-14: 1. The development of the proposed project will result in a use that is consistent with the General Plan designation of single family residential for this area. 2. The development of the proposed project will result in a use that is consistent with the R-1 (Single Family Residential) Zoning District. 3. The proposed project is architecturally compatible with the existing residence 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. 5. The development of the proposed project will result in a density of 4.4 units per gross acre, which falls below the maximum permitted density for the site of six units per gross acre. The proposed project is consistent with the Single Family Residential Zoning Ordinance. The proposed residence meets the lot coverage, height, and front, side, and rear setback requirements for the Single-family Residential (R-1) Zoning District. The proposed residence would be attached to the rear of the garage and storage room that is located behind the main residence. Visibility of the main residence is obscured from Budd Avenue by the main residence, fencing and significant vegetation. Access to the proposed residence would be via an entrance on the south side of the building facing the main residence. 8. The proposed residence utilizes a gable roof design, wood siding painted beige with cream trim, and a dark composition shingle roofing to match the existing garage and residence. 9. The proposed project provides a total of four parking spaces. The project meets the City's parking requirements by providing two parking spaces per unit. Planning Commission Reso,ution No. 3430 PLN2002-14 - 301 Budd Avenue Conditional Use Permit - Secondary Living Unit Page 2 10. The completed project would consist of a 1,615 square feet square foot residence (existing) and a detached building with a garage, storage room and secondary dwelling unit that results in a building coverage and floor area ratio of 17 percent. 11. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 3. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required Conditions of Approval, will have a significant adverse impact on the environment. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole 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 between the use of the fees imposed upon the project and the type of development project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional Use Permit (PLN2002-14) to allow a secondary living unit on property owned by Mr. Camran Farahani at 301 Budd Avenue, subject to the following conditions: Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. Planning Commission Resolution No. 3430 PLN2002-14 - 301 Budd Avenue Conditional Use Permit - Secondary Living Unit Page 3 COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: Approved Project: Approval is granted for a Conditional Use Permit (PLN 2002-14) allowing the construction of a secondary dwelling unit on property located at 301 Budd Avenue. The building and site design shall substantially comply with project plans received by the Community Development Department dated April 3, 2002 and prepared by Todd Support Services, except as may be modified by the Conditions of Approval herein. Conditional Use Permit 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. Park Impact Fee: The applicant shall pay a park impact fee of $7,035 prior to the issuance of a certificate of building occupancy. 4. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. o 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). 6. 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. Building Division: o Permits Required: 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. o 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. 9. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 10. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. by 36 in. Planning Commission ResoLution No. 3430 PLN2002-14 - 301 Budd Avenue Conditional Use Permit - Secondary Living Unit Page 4 11. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 12. 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. 13. 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 comer locations 14. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF- 1R shall be blue-lined on the construction plans. 8V2 by 11 calculations shall be submitted as well. 15. 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. 16. 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. 17. 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) Planning Commission Res~,lution No. 3430 PLN2002-14 - 301 Budd Avenue Conditional Use Permit - Secondary Living Unit Page 5 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. FIRE DEPARTMENT 18. Required Fire Flow: The required fire flow for this project has been calculated at 1,000 GPM at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s), which are located at the required spacing. 19. Emergency Gate/ Access Gate Requirements: Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be Fire Department approved prior to installation. 20. 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 14th day of May, 2002, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Doorley, Francois, Gibbons, Hernandez, Jones and Leonard None None None APPROVED: Tom Francois, Chair ATTEST: Sharon Fierro, Secretary ITEM NO. 2 CAMPBELL PLN 2002-14 Farahani, C. STAFF REPORT - PLANNING COMMISSION MEETING OF MAY 14, 2002 Public Hearing to consider the application of Mr. Camran Farahani for a Conditional Use Permit (PLN 2002-14) to allow a secondary dwelling unit on property owned by Mr. Camran Farahani at 301 Budd Avenue in an R-l-6 (Single Family Residential) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: Adopt a Resolution, incorporating the attached findings, approving a Conditional Use Permit (PLN 2002-14) to allow a secondary dwelling unit, subject to the attached Conditions of Approval. ENVIRONMENTAL DETERMINATION Staff recommends that the Planning Commission find that this project is categorically exempt under Section 15303 of the California Environmental Quality Act (Section 21000 et seq. of the California Public Resources Code), Class 3, pertaining to new construction of small structures. This application was deemed complete on April 12, 2002. PROJECT DATA Category Gross Lot Area: Net Lot Area: Project Density: .45 acres (19,584 sq. ft.) .38 acres (16,734 sq. ft.) 4.4 units/gross acre Building Coverage: Paving Coverage: Landscaping Coverage: 2,863 square feet (17%) 4,297 square feet (26%) 9,574 square feet (57%) Floor Area Ratio (FAR): .17 Building Square Footage: Existing Residence: Existing Garage/Storage Room: Proposed Second Unit: 1,615 square feet 610 square feet 638 square feet Parking: 4 spaces provided (2 covered, 2 uncovered) Staff Report -- Planning Commission Meeting of May 14, 2002 PLN 2002-14 -- 301 Budd Avenue Page 2 DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit to allow a secondary dwelling unit. The project site is located on the northern side of Budd Avenue, west of its intersection with California Street. Background: The subject property is currently developed with a 1,615 square-foot single-family residence and 610 square-foot detached garage and storage room that was constructed in approximately 1948. A Tentative Parcel Map to allow the subdivision of the parcel into two lots was approved by the Community Development Director on November 13, 2001. The proposed lot configuration consists of one standard lot facing Budd Avenue and one rear flag-lot. The secondary dwelling unit would be located on the front standard parcel, which would be 16,734 square feet after the parcel map is recorded. The rear parcel would be 6,600 square feet. The applicant is currently working on completing the Final Parcel Map and recording the map. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Low Density Residential, which permits residential development up to six units per gross acre. The density of the proposed project is 4.4 units per gross acre, which falls below the maximum permitted density for the site. Without inclusion of the secondary unit the density would be 2.2 units per gross acre. The proposed project complies with the following General Plan Land Use Element policies and strategies: Policy LUT-5.2: Residential Neighborhoods: Maintain safe, attractive, pedestrian friendly residential neighborhoods with identifiable centers and consistent development patterns and a range of public and private services. 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. Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and site planning that is compatible with surrounding development, public spaces and natural resources. Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment. Zoning Designation: The zoning designation for the project site is R-1 (Single Family Residential). Under the Zoning Ordinance, secondary dwelling units are permitted in the single- family district on parcels greater than 12,000 square feet with approval of Conditional Use Permit. This provision is intended to allow more efficient use of the City's existing housing stock and to provide the opportunity for the development of small rental housing units while preserving Staff Report -- Planning Commission Meeting of May 14, 2002 PLN 2002-14 -- 301 Budd Avenue Page 3 the integrity of single family neighborhoods. The proposed project would be consistent with the Zoning Ordinance with approval of a Conditional Use Permit. The proposed residence meets the side and rear setbacks, height and lot coverage requirements for the R-1 Zoning District. Site Layout and Unit Design: The project has a unique design that meets the Zoning Ordnance requirement that the secondary dwelling unit be designed so that the appearance of the lot remains that of a single-family residence. The design also meets the requirement that the entrance must not be visible from any public street. The proposed residence would be attached to the rear of the garage and storage room that is located behind the main residence. The garage, storage room and secondary dwelling unit would be combined into one structure. Visibility of the secondary unit is obscured from Budd Avenue by the main residence, fencing and significant vegetation. Access to the proposed residence would be via an entrance on the south side of the building facing the main residence. The proposed residence utilizes a gable roof design, wood siding painted beige with cream trim, and a dark composition shingle roofing to match the existing garage and residence. Parking: The proposed project provides a total of four parking spaces, two of which are located in a garage. The project meets the City's parking requirements by providing two parking spaces per unit, one of which is covered. Tree Pruning/Relocation: The applicant is proposing the pruning and possible relocation of a small palm tree as part of this project. This species is not a protected species under the Tree Protection Ordinance. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at its meeting of April 23, 2002. The Commissioners were supportive of the proposed project. Attachments: 1. Findings for Approval of the Conditional Use Permit (PLN 2002-14) 2. Conditions of Approval for the Conditional Use Permit (PLN 2002-14) 3. Conditional Use Permit Request Letter from the Applicant 4. Exhibits (Site Plan, Floor Plans & Elevations) 5. Location Map Prepared by: .])£I,,f6~ Darcy Smith, Planner 1I Approved b y.~~~%~~/~ -G&ff I. l~radtey, Seni(gr Playner Attachment #1 FINDINGS FOR APPROVAL OF FILE NO. PLN 2002-14 SITE ADDRESS: APPLICANT: DATE: 301 Budd Avenue Camran Farahani May 14, 2002 Findings for Approval of a Conditional Use Permit to allow a secondary dwelling unit. The Planning Commission finds as follows with regard to File No. PLN 2002-14: o The development of the proposed project will result in a use that is consistent with the General Plan designation of single family residential for this area. The development of the proposed project will result in a use that is consistent with the R-1 (Single Family Residential) Zoning District. The proposed project is architecturally compatible with the existing residence and surrounding neighborhood. The proposed project will contribute to the housing stock in the City of Campbell and serve the housing needs of the community. The development of the proposed project will result in a density of 4.4 units per gross acre, which falls below the maximum permitted density for the site of six units per gross acre. o The proposed project is consistent with the Single Family Residential Zoning Ordinance. The proposed residence meets the lot coverage, height, and front, side, and rear setback requirements for the Single-family Residential (R-l) Zoning District. The proposed residence would be attached to the rear of the garage and storage room that is located behind the main residence. Visibility of the main residence is obscured from Budd Avenue by the main residence, fencing and significant vegetation. Access to the proposed residence would be via an entrance on the south side of the building facing the main residence. 8. The proposed residence utilizes a gable roof design, wood siding painted beige with cream trim, and a dark composition shingle roofing to match the existing garage and residence. 9. The proposed project provides a total of four parking spaces. The project meets the City's parking requirements by providing two parking spaces per unit. 10. The completed project would consist of a 1,615 square feet square foot residence (existing) and a detached building with a garage, storage room and secondary dwelling unit that results in a building coverage and floor area ratio of 17 percent. Findings for Approval -- Plm~ning Commission Meeting of May 14, 2002 PLN 2002-14 -- 301 Budd Avenue Page 2 11. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. o o o No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required Conditions of Approval, will have a significant adverse impact on the environment. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole 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. 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 between the use of the fees imposed upon the project and the type of development project. 8. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Attachment #2 CONDITIONS OF APPROVAL FOR FILE NO. PLN 2002-12 SITE ADDRESS: APPLICANT: DATE: 301 Budd Avenue Camran Farahani May 14, 2002 The applicant is hereby notified, as part of this application, that (s)he is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. The lead department with which the applicant will work is identified on each condition where necessary. Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations, and accepted engineering practices, for the items under review. Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: Approved Project: Approval is granted for a Conditional Use Permit (PLN 2002-14) allowing the construction of a secondary dwelling unit on property located at 301 Budd Avenue. The building and site design shall substantially comply with project plans received by the Community Development Department dated April 3, 2002 and prepared by Todd Support Services, except as may be modified by the Conditions of Approval herein. Conditional Use Permit 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. Park Impact Fee: The applicant shall pay a park impact fee of $7,035 prior to the issuance of a certificate of building occupancy. 4. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. o 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). 6. 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. Conditions of Approval -- l-,anning Commission Meeting of May 14, 2002 PLN 2002-14 -- 301 Budd Avenue Page 2 Building Division: Permits Required: 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. o 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. 9. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 10. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. by 36 in. 11. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 12. 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. 13. 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 14. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF- 1R shall be blue-lined on the construction plans. 8'/2 by 11 calculations shall be submitted as well. 15. 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. Conditions of Approval -- l-,anning Commission Meeting of May 14, 2002 PLN 2002-14 -- 301 Budd Avenue Page 3 16. 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. 17. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District (378-2407) b. Santa Clara County Fire Department (378-4010) c. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (379-1370) iv. Cambrian School District (377-2103) Note: To Determine your district, contact the offices identified above. Obtain the School District payment form from the City Building Division, after the Division has approved the building permit application. FIRE DEPARTMENT 18. Required Fire Flow: The required fire flow for this project has been calculated at 1,000 GPM at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s), which are located at the required spacing. 19. Emergency Gate/ Access Gate Requirements: Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be Fire Department approved prior to installation._ 20. 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. Attachment #3 Camran H.Farahani 301 Budd Ave Campbell,CA,95008 Teh202-0601 City of Campbell Planning Commission 70 North First Street Campbell,CA,95008 Dear Planning Commission: The project that I am requesting is a 638 square feet secondary dwelling unit that will be attached to the back of my existing garage. The use for this secondary dwelling will be to move my parents there, my mother is legally blind and she needs to live near us.My initial plan was to subdivide the property and than build a 2000 square feet house for them,but the cost to build the house is very high and we can't afford it. So we decided to go ahead with the subdivision and subdivide the 27000 square feet property to 2 parcels, the first parcel is going to be about 16000 to 170000 square feet and the second parcel is going to be about 6600 square feet. Our secondary dwelling unit will be in the first parcel(the one that is 16000 to 17000).The secondary dwelling unit will be behind the garage and will not be visible from the street. The plans indicate for a one bedroom and one bathroom and my estimate of cost is around 65000 dollars,I would like to get started as soon as the building department allows and hope to finish by the end of the summer. I have lived in Campbell for the last 3 years and and have very much enjoyed living at this property. In the back of my property is the school yard and there are single family units on both sides of the property. Across the street from our property is apartment complexes.The potential traffic generated from it will be minimal and there is off street parking on my lot for the unit so there will be no impact on street parking. I have no plans of cutting any trees and I am going to save all the trees and already have planted 6 more trees. If you have any questions regarding this matter,please feel free to call me at your convenience. Sincerely 4./'~'H.Farhhani CITY oF CAMPBELL Community Development Department - Current Planning May 3, 2002 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, May 14, 2002, in the City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the application of Mr. Camran Farahani for a Conditional Use Permit (PLN2002-14) to allow a secondary living unit on property owned by Mr. Camran Farahani at 301 Budd Avenue in an R-l-6 (Single 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. PLN2002-14 Address: 301 Budd Avenue 70 North First Street . Campbell, California 95008-1436 . TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790 CITY or CAMPBELL Community Devdopment Department - Current Plannin~ April 16, 2002 Re: PLN2002-14 - 301 Bud Avenue - Use Permit - Secondary Living Unit 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, April 23, 2002 Time: 6:35 p.m. Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell Plannin,o Commission Meetin~ Date: Tuesday, May 14, 2002 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, Darcy Smith Planner II CC: Camran Farahani (Applicant/Property Owner) 301 Budd Avenue Campbell, CA 95008 70 North First Street (Tampbcll. Calitornia osO0$-1436 ~EI. 408.8662140 Fxx 405 366 S381 · rind 408.860.279C, SARC Item #3 City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008 MEMORANDUM To-' From: Subject: Site and Architectural Review Committee Darcy Smith, Planner II ~..~ · 301 Budd Avenue -- PLN 2002-14 Conditional Use Permit for a Secondary Dwelling Unit Date: April 16, 2002 Proposal The applicant is requesting approval of a Conditional Use Permit to allow the construction of a one- bedroom 638 square foot secondary dwelling unit. The unit would be attached to an existing detached garage located on the rear of the parcel. A Tentative Parcel Map to subdivide the property into two parcels was approved by the Community Development Director on November 13, 2001. With the subdivision the front lot would be 16,734 square feet. The minimum lot size required for approval of a secondary dwelling unit on a parcel zoned R-1 (single family residential) is currently 12,000 square feet. The proposed dwelling unit meets the setback, lot coverage, parking and open space requirements of the Zoning Code and is compatible in design with the existing residence and detached garage. The additional living unit is designed so that the entrance is not visible from the street in order to maintain the appearance of a single-family residence. Outstanding Issues Staff does not have any issues with the proposed project and finds it will provide the opportunity for the development of small housing unit while preserving the integrity of the single-family neighborhood. Attachment: Reduced site and floor plans and elevations ©~ · CA?~ CITY o[ CAMPBELL Gommunitv Development Department - Current P!annin~ IMm'ch 15, 2002 Camran Farahani 301 Budd Avenue Campbell, CA 95008 Re~ PLN 2002-14 Conditional Use Permit for a Secondary Dwelling Unit 301 Budd Avenue Dear Mr. Farahani: The Planning Division has reviewed above referenced application for a Conditional Use Permit to allow the development of a secondary living unit on a single-family residential parcel at 301 Budd Avenue. Your application was distributed to the Building Division, Public Works Department, and County Fire Department. The comments or preliminary conditions of approval from the Building Division and Fire Department are attached. The Public Works Department will not be imposing any Conditions of Approval. Additional comments or conditions may be forthcoming. At this time, the application is deemed incomplete. Prior to scheduling this application for a Planning Commission hearing the following information needs to be provided: 1. Written Statement- Describing the proposed project in detail and giving the reasons why the application should be approved. 2. Site Plan. The site plan must show: a. Setbacks- indicate all proposed setbacks from the property line. The rear and side yard setbacks for the proposed unit are not indicated on the site plan. The distance between the main residence and the existing storage room should also be indicated. b. The site plan indicates a 29" overhang on the rear (northern property line) and front of the house and a 24" overhang on the sides of the house. Eaves may not project more than ,, into a required side yard or rear yard per Section 21.59.080 of the Campbell Zoning Code. Please revise the site plan to incorporate this requirement. Camran Farahani PLN 2002-14 -- Conditional Use Permit for a Secondary Dwelling Unit 301 Budd Avenue c. Location and uses of buildings on adjacent properties. 3. Open Space Area- Each unit requires an area of at least seven hundred fifty square feet for recreational purposes per Section 21.55.060 of the Campbell Zoning Code. Such area shall be in addition to the required front yard setback between the building and the street property line. The recreational area may be occupied by facilities such as a swimming pool, playground equipment, and a patio, porch, or deck provided it is open on at least two sides and not covered by a roof or canopy. Please show on the site plan the areas on the parcel that provide the required 1,500 square feet of open space. 4. Fencing. The site plan indicated the presence of a seven-foot high chain link fence along the western property line. Chain link fencing is not permitted in the Citv. The maximum height of fencing is six feet per Section 21.50.090 of the Campbell Municipal Code. Your plans must be revised to include the removal of the chain link fencing and the replacement with a six-foot high wood fence. The site plan also indicates the presence of a seven-foot high wood fence on the rear and east side property lines. Since this fencing exceeds the maximum height and there are no permits on record approving this height, you must obtain approval of a Fence Exception. An application is enclosed. Fencing along the front property line and side property line within 15 feet of the front must meet the maximum height restriction of 42-inches. All non-conforming fencing must be removed or renovated to meet this requirement. 5. Electrical Utility. Indicate how the existing electrical utility line will be routed to the new unit. It must be undergrounded per Section 20.36.150 of the Campbell Municipal Code. 6.Elevations. a. The height of the buildings included on the elevation plans are erroneous. The plans must indicate the plate and peak height of all elevations measured in feet from the finished grade (e.g. 12'- 4"). It appears from the photographs that you submitted with the application that the property is not being maintained to current standards. It appears that there are disabled vehicles being stored on the property, the garage is being used for storage and could not be utilized for the parking of two vehicles (a 20 sq.ft, by 20 sq. ft. area), and the amount of storage of supplies, materials, lumber, metal and junk, exceeding the permitted one hundred square foot area. You should also be aware that no more than six total animals, including rabbits, guinea pigs, cats, chickens, doves, pigeons, game birds, or other fowl are permitted on the property. The property must meet the following standards: 1. No disabled vehicles may be stored on the property. (Chapter 10.44 of the Campbell Municipal Code). 2. The garage must be free and clear for the parking of two vehicles (a 20 sq.ft, by 20 sq. ft. area) per Section 21.50.030 of the Campbell Zoning Code. 3. The amount of storage of supplies, materials, lumber, metal and junk must not exceed a one hundred square foot area per Section 21.08.050 of the Campbell Zoning Code. Camran Farahani PLN 2002-14 -- Conditional Use Permit for a Secondary Dwelling Unit 301 Budd Avenue No more than six total animals, including rabbits, guinea pigs, cats, chickens, doves, pigeons, game birds, or other fowl may be on the property per Section 7.05.010 of the Campbell Municipal Code. Please do not hesitate to contact me at (408) 866-2193, if you wish to discuss these items or need any clarification regarding the requested information. Sincerely, Darcy Smith Planner 1I cc. Geoff Bradley, Senior Planner