PC Res 3430RESOLUTION NO. 3430
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL 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 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR.
CAMRAN FARAHANI. FII.E 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-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.
Planning Commission Resolution 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.
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
o
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:
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-
IR 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 Resotution 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:
ATTEST:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Sharon Fierro, Secretary
Alderete, Doorley, Francois, Gibbons, Hemandez, Jones
and Leonard
None
None
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