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PC Res 3439RESOLUTION NO. 3439 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT (PLN2002-37) TO AIJDW THE CONVERSTION OF A SINGIJE-FAMH.Y RESIDENCE INTO A MEDICAL OFFICE AND AN ADDITION OF 874 SQUARE FEET ON PROPERTY OWNED BY DR. MARY MARGARET O'NEIIJ. LOCATED AT 200 W. CAMPBELL AVENUE IN A P-O (PROFESSIONAL OFFICE) ZONING DISTRICT AND FOUND THIS PROJECT TO BE CATEGORICALLY EXEMPT. APPLICATION OF DR. MARY MARGARET O'NEILL. FILE NO. PLN2002-37. 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 PLN2002-37: o o The development of the proposed project will result in a 2,132 square foot professional office building that is consistent with the General Plan designation of Professional Office for this property. The development of the proposed project will result in a use that is consistent with the P-O (Professional Office) Zoning District. The proposed residence meets the front and side setbacks, height and lot coverage requirements for the P-O Zoning District. The proposed project is architecturally compatible with the historic character of the existing structure and surrounding neighborhood. The development of the proposed project will result in a floor area ratio and building coverage of 15%, which falls below the maximum permitted floor area ratio and building coverage for this site. The 874 square foot addition would be located to the west of the existing structure and would consist of a new waiting area and exam rooms. This addition would provide a 14 foot 6 inch setback to the western property line and a 52-foot setback from the front property line. The new driveway would consist of a 20 foot driveway for a portion of the driveway but the width would be reduced to ten feet for a 20 foot long section in order to preserve a large Deodar Cedar tree. This variation to the driveway width is necessary to preserve the tree, which is a substantial asset to the site and the surrounding neighborhood. The proposed addition has been designed to be compatible with the historic character of the structure and would match the existing design, materials and colors. The structure has a stucco exterior, cedar shake roof, divided windows and decorative corbel braces. Planning Commission Resolution No. 3439 PLN2002-37 - 200 W. Campbell Avenue Conditional Use Permit - Conversion of Single Family Residence into Medical Office Page 2 o o The proposed project provides a total of nine parking spaces, which meets the parking standard for a medical office with one physician or other professional office uses. The project qualifies as a Categorically Exempt project per Section 15303, Class 1, pertaining to minor additions to existing 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. o 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. 8. 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 Conditional Use Permit (PLN2002-37) to allow the conversion of a single-family residence into a medical office and an addition of 874 square feet on property owned by Dr. Mary Margaret O'Neill at 200 W. Campbell 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 Planning Commission Resolution No. 3439 PLN2002-37 - 200 W. Campbell Avenue Conditional Use Permit - Conversion of Single Family Residence into Medical Office Page 3 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 Plannim, Division: Approved Proiect: Approval is granted for a Conditional Use Permit (PLN2002-37) allowing the conversion of a single-family residence into an office and an addition of 874 square feet on property located at 200 W. Campbell Avenue. The building and site design shall substantially comply with project plans received by the Community Development Department dated May 30, 2002, and prepared by Bruce Johnson, 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. Building Elevations, Details and Colors: The applicant shall submit detailed building elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall be reviewed by and approved by the Community Development Director prior to the issuance of building permits. Project details include, but are not limited to, the following: a. Details of materials to be used on the addition. Materials are to be consistent with materials of the existing structure so that the contrast between the materials is not obvious. b. Providing a color/material sample board specifying color palette, textures and materials. c. Providing roof samples or brochures of the color and material of the proposed roofing. d. Providing window schedules for high quality of window treatments and styles reflecting the high quality historic windows depicted on the elevations. All windows shall be consistent with the architectural style of the existing structure. 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). Planning Commission Resolution No. 3439 PLN2002-37 - 200 W. Campbell Avenue Conditional Use Permit - Conversion of Single Family Residence into Medical Office Page 4 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. The rear parking area shall utilized decorative and colored concrete or interlocking pavers, subject to review and approval by the Community Development Director prior to issuance of building permits. On-site lighting: The applicant shall submit a lighting plan, light fixture details and illustrated brochures indicating the location and design of light fixtures and parking lot lighting to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. All lighting shall be arranged and shielded so that light is reflected away from adjacent residential uses and so that there is no glare which will cause unreasonable annoyance to occupants of residential properties or otherwise interfere with the public health, safety or welfare. Lighting fixtures shall be of a decorative design to be compatible with the office building and shall incorporate energy saving features. Signage Program: No signage is approved as part of the development applications approved herein. The applicant shall submit a sign application for all signs for the site. Signing shall be architectural in style and indicative of the character of the building. No sign shall be installed until such application is approved and a permit issued by the Community Development Director as specified in the Sign Ordinance. Trash and Recycling Enclosure,: The applicant shall submit details regarding the design and location of a trash and recycling enclosure(s) to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits for the project. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by a six-foot high solid wall and have decorative self-closing doors. The enclosure shall be constructed at grade level and have a level area adjacent to the trash enclosure area to service the containers. 10. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with the City's Water Efficient Landscape Standards (WELS) for all protected trees to be retained on site, and shall contain specific information about the preservation of the trees during any grading or building on site. Per the arborist's recommendation, a chain link fence shall be erected 10 feet from the trunk in a circular fashion to provide a protection zone of undisturbed original grade. The tree protection plan shall be submitted to the Planning Division for review and approval by the Community Development Director and all required fencing or protective measures shall be installed prior to the issuance of building permits. 11. Landscape and Irrigation Plans: The applicant shall submit a detailed landscape and irrigation plan to be reviewed and approved by the Community Development Director prior to issuance of any building permits for the site. a. All street trees shall be a minimum 24-inch box size. All other trees shall be a minimum 15-gallon size and shrubs shall be a minimum of 5-gallon size. Planning Commission Resolution No. 3439 PLN2002-37 - 200 W. Campbell Avenue Conditional Use Permit - Conversion of Single Family Residence into Medical Office Page 5 b. All landscaping installed as required per the approved landscape plan shall be maintained in good health. c. All landscaping shall be installed prior to building occupancy. d. All landscaping shall be consistent with the City's Water Efficient Landscaping Standards. e. All hardscape items (i.e. disabled access route, walkway to front entrance) shall utilized decorative and colored concrete or interlocking pavers, subject to review and approval by the Community Development Director prior to issuance of building permits. 12. 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. 13. Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened with architecturally compatible materials, subject to approval by the Community Development Director, prior to the issuance of building permits. Building Division: 14. 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. 15. 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. 16. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 17. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. by 36 in. 18. 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. Site address and parcel numbers shall also be clearly called out. Site parking and path of travel to public sidewalks shall be detailed. 19. Structural Considerations: This proposed project is subject to structural upgrades predicated on the change in use from residential to commercial use. Project Architect/Engineer shall verify the existing structure's ability to support commercial loading values, and where necessary, shall call for structural improvements. Planning Commission Resolution No. 3439 PLN2002-37 - 200 W. Campbell Avenue Conditional Use Permit - Conversion of Single Family Residence into Medical Office Page 6 20. Exterior Wall Construction: Project Architect/Engineer shall examine the existing structure for locations of exterior walls in relationship to property lines. Wall construction requirements for commercial uses are typically more restrictive that for residential uses. (Refer to Table 5-A, of the Current Uniform Building Code) 21. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall be blue-lined on the construction plans. Compliance with the Standards shall be demonstrated for conditioning of the building envelope and lighting of the building. 22. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to building entrances from parking facilities and sidewalks. 23. Title 24 Accessibility - Commercial' Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "20%" exemption form on submitted construction plans. Form is available at Building Division service counter. 24. 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. 25. 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. 26. 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. Santa Clara County Department of Environmental Health d. 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) 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. Planning Commission Resolution No. 3439 PLN2002-37 - 200 W. Campbell Avenue Conditional Use Permit - Conversion of Single Family Residence into Medical Office Page 7 PUBLIC WORKS DEPARTMENT 27. Preliminary_ Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. 28. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a street improvement agreement and shall cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The fee for a non-utility encroachment permit application is currently $255.00. The plans shall include the following: a. Removal of existing sidewalk; b. Removal of the two existing non-ADA compliant driveway approaches and related curb and gutter, as necessary; c. Construction of new 8 foot sidewalk (face of curb to back of sidewalk); d. Construction of new ADA compliant driveway approach; e. Construction of street trees, landscape, and irrigation at approximately 40 feet on center; f. Construction of conforms to existing public and private improvements, as necessary. 29. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 30. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. 31. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility installation coordination plan and schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets, which have been resurfaced within the previous 5 years, will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 32. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33. 33. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the applicant shall pay the required Storm Drain Area fee which is $651.00. Planning Commission Resolution No. 3439 PLN2002-37 - 200 W. Campbell Avenue Conditional Use Permit - Conversion of Single Family Residence into Medical Office Page 8 34. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding storm water pollution prevention. The City will provide the applicant with information to assist in complying with this condition of approval. The primary objective is to improve the quality and reduce the quantity of storm water runoff to the Bay. PASSED AND ADOPTED this 25th day of June, 2002, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Doorley, Francois and Jones None Gibbons and Hernandez None APPROVED: · . ~ Tor~ Franco-'is,'Chair ~ ATTEST: Sharon Fierro, Secretary