PC Res 2889RESOLUTION NO. 2889
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL APPROVING A
CONDITIONAL USE PERMIT ALLOWING A SECONDARY
LIVING UN1T IN AN EXISTING BUILDING ON PROPERTY
LOCATED AT 1205 LOVELL AVENUE IN AN R-l-6 (SINGLE
FAMILY RESIDENTIAL/LOW DENSITY LESS THAN 6
UNITS PER GROSS ACRE) ZONING DISTRICT.
APPLICATION OF MR. GUIDO ZVIGZNE ON BEHALF OF
MR. RANDY BOWYER. FILE NO. UP 93-15.
After notification and Public Hearing as specified by law on the application of
the Mr. Guido Zvigzne, on behalf of Mr. Randy Bowyer, to allow a secondary
living unit in an existing building on property located at 1205 Lovell Avenue,
as per the application filed in the Planning Department on October 19, 1993;
and, after presentation by the Planning 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 File No. UP 93-15:
1. The subject lot contains a net area of 14,280 square feet.
The proposed granny unit (with the elimination of the tool shed)
complies with the development standards set forth in the Zoning
Ordinance allowing secondary living units.
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The proposed secondary unit with recommended modifications is
architecturally compatible with the main dwelling.
Based upon the foregoing findings of fact, the Planning Commission further
finds and concludes that:
1. The subject lot has an area of 12,000 square feet or more.
The unit as modified complies with all yard, building height, distance
between buildings, setbacks and lot coverage standards of the zone in
which the property is located.
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The total gross floor area of the additional living unit is no more than
six hundred and forty (640) square feet and the unit contains no more
than one bedroom.
4. The unit is no more than fourteen feet in height, and only one story.
Resolution No. 2889
UP 93-15 --1205 Lovell Avenue
Adopted on December 14, 1993
Page 2
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The unit is so situated that the appearance of the building remains that
of a single-family residence, and no entrances are visible from any public
street.
6. The property provides four on-site parking spaces.
No more than one dwelling unit on the property is to be rented or
leased.
The proposed project, subject to the conditions imposed, will be
consistent with the General Plan, and will aid in the harmonious
development of the immediate area.
The establishment, maintenance, or operation of the use applied for will
not be detrimental to the public health, safety, peace, morals, comfort or
general welfare of persons residing or working in the neighborhood of
such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City.
10.
The proposed site is adequate in size and shape to accommodate the
yards, wall, fences, parking and loading facilities, landscaping and other
development features required in order to integrate said use with uses in
the surrounding area.
11. The proposed site is adequately served by streets of sufficient capadty to
carry the kind and quantity of traffic such use would generate.
12. The proposed use is compatible with the uses in the area.
Approval is effective ten days after decision of approval of the Planning
Commission, unless an appeal is filed.
Further, the applicant is notified as part of this application that he is required
to comply, as part of this application, that he/she is required to meet the
following conditions in accordance with the Ordinances of the City of
Campbell and the State of California. The lead department with which the
applicant will work is identified on each condition. 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.
Resolution No. 2889
UP 93-15 --1205 Lovell Avenue
Adopted on December 14, 1993
Page 3
SITE AND BUILDING DESIGN
1.
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Revised Plans and Elevations: Revised elevations and site plan
indicating elimination of tool shed addition to be submitted to the
Planning Department and approved by the Planning Director upon
recommendation of the Architectural Advisor prior to application for a
building permit. (Planning)
Permitted Use: Applicant to submit a letter to the Planning Department,
satisfactory to the City Attorney, prior to application for building permit,
limiting the use of the property as follows: (Planning)
a. Not more than one dwelling unit on the property shall be rented or
leased. One dwelling unit on the property shall be owner occupied.
Approved Project: This approval is for a second dwelling unit located at
1205 Lovell Avenue identified as Assessor's Parcel Number 406-06-042.
Development shall be substantially as shown on the project materials
listed below, except as may be modified by conditions contained herein:
(Planning)
a. Project drawings for prepared by Guido Zvigzne consisting of two
(2) sheets, dated July 18, 1993.
STREET/SITE IMPROVEMENTS
4. Parking and Driveways: All parking and driveway areas to be developed
in compliance with Chapter 21.50 of the Campbell Municipal code.
(Planning)
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Fences: Fencing plan indicating location and height of fencing to be
submitted to be indicated on the revised site plan in conjunction with
the building permit submittal. (Planning)
PROPERTY MANAGEMENT/UTILITIES
6. 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 & 11.414, 1985 Ed. Uniform
Fire Code). (Fire)
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Retaining Walls: Retaining walls at property lines are limited to a
height of 15 inches if constructed of wood. (Building)
Resolution No. 2889
UP 93-15 --1205 Lovell Avenue
Adopted on December 14, 1993
Page4
8. Garbage Collection: Ordinance No. 782 of the Campbell Municipal Code
stipulates that any contract for the collection and disposal of refuse,
garbage, wet garbage and rubbish produced within the limits of the City
of Campbell shall be made with Green Valley Disposal Company. This
requirement applies to all single-family dwellings, multiple family
dwellings, and all commercial, business, industrial, manufacturing, and
construction establishments. (Fire)
PUBLIC SAFETY/WELFARE
9. Noise Levels: Noise levels for the interior of residential units shall
comply with minimum State (Title 25) and local standards as indicated
in the Noise element of the Campbell General Plan. (Building)
10. Park Impact Fee: Pay a Park Impact Fee of $10,990 prior to final of
building occupancy.
PUBLIC WORKS DEPARTMENT
11. Storm Area Drain Fee: Pay storm area drain fee of $615.
BUILDING DEPARTMENT
12. Provide Title 24 report on energy consumption prior to issuance of
building permits. (Building)
13. Provide approved stove hood and smoke detectors. (Building)
14. Provide heating system per current code requirement in effect at the
time of building permits. (Building)
15. Provide fire wall between dwelling and garage.
16. All existing electrical, mechanical, plumbing and structural systems will
need to be exposed for inspection.
17. Dwelling units will have to be connected to sanitary sewers and the
septic tank abandoned.
18. Provide GFCI receptacles.
Resolution No. 2889
UP 93-15 --1205 Lovell Avenue
Adopted on December 14, 1993
Page 5
PASSED AND ADOPTED this 14th day of December, 1993, by the following
roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
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Stev"d Piasecki, Secretary
Akridge, Alne, Kearns, Lindstrom, Lowe,
Meyer-Kennedy, Perrine
None
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