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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.