PC Res 4306RESOLUTION NO. 4306
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2016-143) TO ALLOW A
106 SQUARE FOOT SECOND-STORY ADDITION (CONVERTING
BALCONY SPACE TO LIVING SPACE) TO THE REAR OF TWO
UNITS OF AN EXISTING FIVEPLEX ON PROPERTY LOCATED AT
910 MICHAEL DRIVE.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to file number PLN2016-143:
Environmental Finding
1. The project qualifies as Categorically Exempt under Section 15301 Class 1 of the
California Environmental Quality Act (CEQA) pertaining to minor alterations to an
existing private structure, involving negligible or no expansion of use beyond that
existing at the time of the lead agency's determination.
Evidentiary Findings
1. The project site is zoned R-3 (Multiple Family Residential) on the City of Campbell
Zoning Map.
2. The project site is designated High Density Residential (21-27 units/gr. acre) on the
City of Campbell General Plan Land Use diagram.
3. The proposed project will be compatible with the R-M (Multiple Family Residential)
Zone District with approval of a Site and Architectural Review Permit.
4. The project site is located on the south side of Michael Drive, south of E. Campbell
Avenue, north of Apricot Avenue, east of Union Avenue, and west of S. Bascom
Avenue.
5. The applicant's proposal would allow fora 106 square foot second-story addition
(converting balcony space to living space) to the rear of two units of an existing
fiveplex. As conditioned, the proposal would also establish a new location for trash
storage which would be adequately screened.
6. The enclosed area will be fabricated to match the existing building walls (beige stucco)
and install windows which maintain the symmetry of the existing design of the second-
story, and improve the appearance of the building which had been damaged by fire.
7. The applicant's proposal would not disrupt any trees, or result in an appreciable impact
to landscaping, open space, traffic, circulation or result in an adverse aesthetic impact.
Planning Commission Resolution No. 4306
910 Michael Drive -Site and Architectural Review Permit
Page 2 of 3
8. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required Conditions of Approval, will have a significant
adverse impact on the environment.
9. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
10. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
Based upon the foregoing findings of fact and pursuant to Campbell Municipal Code Sec.
21.42.020 the Planning Commission further finds and concludes that:
1. The traffic generated from the development will not have adverse affects on traffic
conditions on abutting streets;
2. The layout of the site provides adequate vehicular and pedestrian entrances, exit
driveways, and walkways;
3. The arrangement of off-street parking facilities prevents traffic congestion and
adequately meet the demands of the users;
4. The location, height, and material of walls, fences, hedges and screen plantings will
ensure harmony with adjacent development and/or conceal storage areas, utility
installations, or other potentially unsightly elements of the project;
5. The project maximizes open space around structures, for access to and around
structures, and the establishment and maintenance of landscaping for aesthetic and
screening purposes;
6. The project maximizes areas of improved open space to protect access to natural light,
ventilation, and direct sunlight, to ensure the compatibility of land uses, to provide
space for privacy, landscaping, and recreation;
7. The project minimizes the unnecessary destruction of existing healthy trees;
8. The project enhances the overall appearance of the city by improving the appearance
of individual development projects within the city;
9. The project complements the surrounding neighborhoods and produce an environment
of stable and desirable character;
10. The project enhances the city's character and should not have an adverse aesthetic
impact upon existing adjoining properties, the environment, or the city in general;
Planning Commission Resolution No. 4306
910 Michael Drive -Site and Architectural Review Permit
Page 3 of 3
11. The project promotes the use of sound design principles that result in creative,
imaginative solutions and establish structures of quality design throughout the city and
which avoid monotony and mediocrity of development;
12. The project promotes maintenance of the public health, safety, general welfare, and
property throughout the city;
13. The project, as conditioned, is consistent with the city's general plan and all applicable
design guidelines and special plans;
14. This project is Categorically Exempt under Section 15301 Class 1 of the California
Environmental Quality Act (CEQA) pertaining to minor alterations to an existing private
structure, involving negligible or no expansion of use beyond that existing at the time of
the lead agency's determination.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2016-143) to allow a 106 square foot second-story
addition (converting balcony space to living space) to the rear of two units of an existing
fiveplex on property located at 910 Michael Drive, subject to the attached Conditions of
Approval (attached Exhibit "A").
PASSED AND ADOPTED tF
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners
ABSTAIN: Commissioners:
its 28th day of June, 2016, by the following roll call vote:
Dodd, Bonhagen, Finch, Kendall, Reynolds, Rich and
Young
None
None
None
' `, ~'
,~
APPROVED:
Cynthi~'Dodd, Chair
ATTEST: '
Paul Kerm yan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2016-143)
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance
with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws
and regulations and accepted engineering practices for the item under review. Additionally,
the applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
Approved Project: Approval is granted for a Site and Architectural Review Permit to
allow a 106 square foot second-story addition (converting balcony space to living space)
to the rear of two units of an existing fiveplex on property located at 910 Michael Drive
within the R-M (Multiple Family Residential) Zoning District. The project shall
substantially conform to the project plans stamped as received by the Planning Division
on April 28, 2016, except as may be modified by the conditions of approval herein.
2. Permit Expiration: The Site and Architectural Review Permit approval shall be valid for
one year from the date of final approval (July 8, 2017). Within this one-year period, an
application for a building permit must be submitted. Failure to meet this deadline will
result in the Site and Architectural Review Permit being rendered void.
3. Plan Revisions: Prior to building permit submittal, the applicant shall revise the project
plans to reflect the following changes and revisions:
a. Accessory Structures: The plans shall indicate the two sheds on the property. The
structure against the carport shall be noted as "to be removed" and that the shed at
the rear of the property (if it can comply with setbacks) shall be noted as "to be
repaired to original condition" if it is to be retained.
b. Wires: Several loose wires extend overhead between buildings providing cable and
other utility services. With the reconstruction of the rear unit, please note on the plans
that such wires shall be integrated into the structure (installed inside the walls), run
through conduit (painted to match the building walls) or placed underground, to
eliminate the need for overhead connections between units.
c. Landscaping: Please note on the plans that patches of landscaping throughout the
site, which were damaged by weeds, are to be replanted and irrigated pursuant to
the original "S"71-70 approval.
d. Trash Enclosure: The plans shall indicate the inclusion of the trash enclosure in the
location illustrated by the desk item presented on June 28, 2016 (west side of parking
stall 2 where noted on the project plans). The final design and placement of the trash
enclosure shall be subject to review and approval by the Community Development
Director.
Exhibit A -Conditions of Approval ~ 910 Michael Drive
File No. PLN2016-143 -Site and Architectural Review Permit -Residential Addition
Paae 2
4. Planning Final Required: Planning Division clearance is required prior to Building Permit
final. Construction not in substantial compliance with the approved project plans shall not
be approved without prior authorization of the necessary approving body. Please add a
note to the cover sheet of the project plans indicating this requirement (i.e. Planning
Final Required).
5. FencesNValls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be submitted for review and
approval by the Community Development Department.
6. Compliance with Other Regulations: The applicant shall comply with other state, county,
and city ordinances that pertain to the proposed project and where they are conducted.
7. Contractor Contact Information Posting: The project site shall be posted with the name
and contact number of the lead contractor in a location visible from the public street prior
to the issuance of building permits.
8. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director prior to installation of the lighting for compliance with
all applicable Conditions of Approval, ordinances, laws and regulations. Lighting fixtures
shall be of a decorative design to be compatible with the residential development and
shall incorporate energy saving features.
9. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to minimize
the number of roof vents that are visible from the street frontage. The applicant shall
provide the location of such vents on the building plan elevations and roof plans, to the
satisfaction of the Community Development Director, prior to issuance of a building
permit.
10. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m.
and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on
Sundays or holidays unless an exception is granted by the Building Official.
b. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
c. Unnecessary idling of internal combustion engines shall be strictly prohibited.
d. All stationary noise-generating construction equipment, such as air compressors and
portable power generators, shall be located as far as possible from noise-sensitive
receptors such as existing residences and businesses.
e. Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
11. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the required landscaping for the project.
Exhibit A - Conditions of Approval ~ 910 Michael Drive
File No. PLN2016-143 -Site and Architectural Review Permit -Residential Addition
Page 3
Building Division
12. Permits Required: A building permit application shall be required for the proposed
complete remodeling and addition to the existing structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
13. Project Description: The Building Inspection Division considers this project as new
construction, and fees will be calculated based on the comparative similarities to new
construction. This project has been reviewed under the provisions of Chapter 18.32 of
the City Campbell Municipal Code in determining how this project is defined.
14. Plan Preparation: Portions of this project require 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.
15. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
16. Size Of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
17. 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.
18. Seismic Requirements: Additions and Alterations to (e) residential structures shall
comply with Section 3404 of the 2013 California Building Code (CBC).
19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1 R and
MF-1 R shall be blue-lined on the construction plans. 8'/2 X 11 calculations shall be
submitted as well.
20.Special Inspections: When a special inspection is required by C.B.C. Chapter 17, 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 C.B.C Chapter 1, Section 106. Please obtain City of Campbell, Special
Inspection forms from the Building Inspection Division Counter.
21. Non-Point Source 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.
22.Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
Exhibit A -Conditions of Approval ~ 910 Michael Drive
File No. PLN2016-143 -Site and Architectural Review Permit -Residential Addition
Page 4
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
d. Campbell Union School District (378-3405)
e. Campbell Union High School District (371-0960)
f. Moreland School District (379-1370)
g. 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.
h. Bay Area Air Quality Management District (Demolitions Only)
i. San Jose Water Company (279-7900)
23. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval
process. Applicant should also consult with P.G. and E. concerning utility easements,
distribution pole locations and required conductor clearances.
24.Intent To Occupy During Construction: Owners shall declare their intent to occupy the
dwelling during construction. The Building Inspection Division may require the premises
to be vacated during portions of construction because of substandard and unsafe living
conditions created by construction.
25. Construction Fencing: This project shall be properly enclosed with construction fencing
to prevent unauthorized access to the site during construction. The construction site
shall be secured to prevent vandalism andlor theft during hours when no work is being
done. All protected trees shall be fenced to prevent damage to root systems.
26. Build It Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed new single family project prior to issuance of building permit.
27. Storm Water Requirements: Storm water run-off from impervious surface created by
this permitted project shall be directed to vegetated areas on the project parcel. Storm
water shall not drain onto neighboring parcels.
28. Residential Structures: This project shall comply with the mandatory requirements for
Residential Structures, Chapter 4 of the California Green Building Code 2013 ed.
29. Fire Sprinklers Required: This Structure, as a new Single Family Dwelling under Chapter
18.32 of the Campbell Municipal Code, shall be equipped with residential fire sprinklers
compliant with Section R313 of the California Residential Code 2013 ed.
Exhibit A -Conditions of Approval ~ 910 Michael Drive
File No. PLN2016-143 -Site and Architectural Review Permit -Residential Addition
Paae 5
FIRE DEPARTMENT
30. Formal Plan Review: Review of this development proposal is limited to accessibility 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 make application to, and
receive from, the Building Division all applicable construction permits.
31. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7.