PC Res 3497RESOLUTION NO. 3497
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2003-41) TO ALLOW THE CONVERSION OF
645 SQUARE FEET OF ATTIC SPACE TO LIVING SPACE AND THE
ADDITION OF A 74 SQUARE FOOT STAIRWAY AT THE REAR OF
AN EXISTING SINGLE-FAMILY RESIDENCE ON PROPERTY
OWNED BY MICHAEL AND CINDY OLIVIER LOCATED AT 540
BUDD AVENUE IN AN R-l-8 (SINGLE FAMILY RESIDENTIAL)
ZONING DISTRICT. FILE NO. PLN2003-41.
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 Planning Commission did find as follows
with respect to application PLN2003-41:
The density of the proposed project site is 3.2 units per gross acre, which is consistent with
the General Plan land use designation of Low Density Residential (less than 4.5 units per
gross acre.)
The proposed project is consistent with the R-l-8 (Single-Family Residential, 8,000 square
foot minimum lot size) Zoning District and meets the height limitation, building coverage,
floor area ratio, side and front setbacks, and parking requirements of the R-l-8 Zoning
District. The existing residence is currently legal non-conforming with respect to the rear
yard setback, which is 18 feet instead of the required 20 feet.
3. The project is consistent with the development standards and design guidelines of the San
Tomas Area Neighborhood Plan.
The project consists of the conversion of 645 square feet of attic space to living space and the
addition of a 74 square foot stairway at the rear of an existing single-family residence. The
subject property is currently developed with a 1,901 square foot single-story residence with
an attached 1,048 square foot garage and workshop. The project would result in a building
coverage of 27% and Floor Area Ratio of 0.33.
5. The project provides four parking spaces where a minimum of two parking spaces are
required.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
The proposed two-story residence incorporates representative architectural features of homes
in the San Tomas Neighborhood including gabled roof forms, dormers, stucco siding and a
composition shingle roof.
Planning Commission Resolution No. 3497
PLN2003-41 -- 540 Budd Avenue- Site and Architectural Review Permit
Page 2
8. The proposed project is surrounded by single-family residential uses to the north, south, east
and west.
The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of a single-family
residential addition.
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 Code.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
o
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.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2003-41) to allow the conversion of 645 square feet of attic
space to living space and the addition of a 74 square foot stairway at the rear of an existing single
family residence on property owned by Michael and Cindy Olivier located at 540 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. 3497
PLN2003-41 -- 540 Budd Avenue- Site and Architectural Review Permit
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Plannin~ Division:
Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the conversion of 645 square feet of attic space to living space and the addition of a 74
square foot stairway at the rear of an existing single-family residence located at 540 Budd
Avenue. The building design and site design shall substantially conform to the project
plans including a site plan, floor plans and elevations, except as may be modified by the
Conditions of Approval herein:
Approval Expiration: The Site and Architectural Review Permit approval shall be valid for
a period of 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 or the Site
and Architectural Review Permit shall be void.
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Fences: Any existing or new fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a six-foot high
"good neighbor" wood fence at the expense of the applicant, unless it is determined to be in
good condition by the Community Development Director.
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.)
Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code.
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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.
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.
Planning Commission Resolution No. 3497
PLN2003-41 -- 540 Budd Avenue- Site and Architectural Review Permit
Page 4
Building Division
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Permits Required: A building permit application shall be required for the proposed
addition. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit.
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 inches by 36 inches.
11.
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. (Structural design related
to second story addition)
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.
Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and
MF-1R shall be blue-lined on the construction plans. 81/2 by 11 calculations shall be
submitted as well.
14.
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.
15.
Non-Point Source Pollution Control: 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" by 36") is available at the Building Division
service counter.
16.
Approvals Required: The project requires the following agency approvals 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)
Planning Commission Resolution No. 3497
PLN2003-41 -- 540 Budd Avenue- Site and Architectural Review Permit
Page 5
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.
17.
PG&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 PG&E concerning utility easements,
distribution pole locations and required conductor clearances.
PASSED AND ADOPTED this 27th day of May, 2003, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners: Alderete, Doorley, Francois, Gibbons, Hemandez, Jones
and Rocha
Commissioners: None
Commissioners: None
Commissioners: None
APPROVED:
Sharon Fierro, Secretary