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PC Res 3353RESOLUTION NO. 3353 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL APPROVAL (PLN2001-52) TO ALLOW AN OFFICE CONVERSION AND ADDITION TO A RESIDENTIAL STRUCTURE LOCATED AT 46 IN. SECOIND STREET IN A C-3-S (CENTRAL BUSINESS DISTRICT) ZONING DISTRICT. APPLICATION OF MR. PATRIC KELLY, ON BEHALF OF 46 N. SECOND STREET PARTNERS. FILE NO. PLN2001-52. 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 PLN2001-52: 1. The development of the proposed project will result in a use that is consistent with the General Plan land use of commercial uses for this area. 2. The proposed project involves the remodeling and expansion of an existing 1,811 square foot building located on a net lot area of 7,425 square feet. o The existing building consists of a fire-damaged residential structure that is estimated to have been built in 1930 with a Spanish Colonial Revival design, and is listed on the Campbell Historic Resource Inventory as a notable building in the community. 4. The proposed project would renovate the house, expand the footprint slightly, and add a second story so that the residence could be converted for office uses. 5. The completed project would consist of a 3,825 square foot building, covering 31.5% of the lot, with 42.8% covered by paving and 25.7% covered by landscaping. 6. The project would have a floor area ratio of.53. The proposed project would remodel the first story of the existing structure, add a second story addition to the existing residence, and establish a parking area to the rear of the building that would take access from Civic Center Drive. o The proposed project would retain a majority of the existing windows and building siding. Where portions of the building are modified, new siding, trim and architectural elements will match the existing. The new roof will match the same Spanish tile as the existing roof. As such, the proposed project would retain the residential and historic character of the existing building. Planning Commission Resolution No. 3353 PLN2001-52-46 N. Second Street- Site & Architectural Approval - Office Conversion/Remodel Page 2 o The proposed project is consistent with the Downtown Neighborhood Development Policies by renovating a historically significant structure and maintaining the scale and character of the surrounding neighborhood. 10. The proposed project is surrounded by buildings of mixed architectural styles, with commercial developments to the south and west, residential structures to the north, and a pending public parking garage to the east. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 11. The applicant is providing a total of seven (7) parking spaces for the project. The seven spaces parking result in a parking ratio of 1:564. Nine (9) parking spaces, a parking ratio of 1:425, are required for office uses in the area of downtown where the project is located. Typically, a public parking facility costs approximately $15,000 per space to create. This deficiency will create a greater demand for public parking facilities in the area. The impact of the parking deficiency would be reasonably mitigated by payment of a fee of $15,000 for each space by which the project is deficient in parking. 12. The proposed parking lot for the project will be accessed via a new driveway from Civic Center Drive. The location of the existing driveway for the house is off Second Street. The new driveway location will result in the removal of five on-street parking spaces, and a source of potential disruption to traffic flow along Civic Center Drive, but this driveway location was determined to be the best alternative, being the safest and most feasible. The potential disruption loss of public parking can be significantly mitigated by the following conditions: ao Requiring the new on-site parking lot to be open after working hours to the public; Requiring re-striping of spaces along Second Street and/or Civic Center Drive if it can be determined by the City Traffic Engineer that additional on-street spaces can be accommodated; 13. The proposed project is consistent with other developments in the surrounding area and is consistent with the development standards for commercial uses. 14. The project is not located in a particularly sensitive environment; and no substantial evidence has been presented to suggest that there is a reasonably possibility that significant environmental impacts would result from the project due to unusual circumstances or fi.om the cumulative impacts of successive projects of the same type in the same place. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Planning Commission Resomtion No. 3353 PLN2001-52-46 N. Second Street- Site & Architectural Approval - Office Conversion/Remodel Page 3 The proposed development and use is compatible with the General Plan of the City and will aid in the harmonious development of the immediate area and allows for the adaptive reuse of an older residential structure. 2. The proposed development is consistent with the City's Zoning Ordinance. 3. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 4. There is a reasonable relationship between the need for the public facilities for which fees are being imposed and the type of development project. 5. There is a reasonable relationship between the amount of the fees being imposed and the cost of the public facilities attributable to the project. 6. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. The lead department with which the applicant will work is identified on each condition where necessary. 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 1. Project Approval: Approval is granted for a Site and Architectural Permit (PLN2001-52) allowing development on property located at 46 N. Second St. consisting of the conversion of an existing 1,811 square foot residence to offices and a second-story addition to the building and related parking and landscape areas. The building designs and site design shall substantially conform to the project exhibits listed below for the 3,825 square foot building, except as may be modified by the Conditions of Approval herein: a. Set of plans received by Bruno Marcelic, Architect, on April 27, 2001, including building elevations, site plan, and a conceptual landscape plan. b. Color and material boards submitted by Bruno Marcelic, Architect, on June 7, 2001. 2. Site and Architectural Permit Approval: Within this one-year from final approval, a building permit must be obtained. Construction must be completed one year thereafter. If either of these time periods is exceeded, the Site and Architectural Permit shall be void. 3. Building Elevations, Details and Colors: The applicant shall submit detailed building elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall Planning Commission Reso,ution No. 3353 PLN2001-52-46 N. Second Street- Site & Architectural Approval - Office Conversion/Remodel Page 4 o be reviewed by and approved by the Community Development Director prior to the issuance of building permits for compliance with all applicable conditions, laws, regulations and policies. Project details include, but are not limited to, the following: a. Details of materials to be used on the renovation of the existing historic dwelling. Materials are to be consistent with materials used on historic buildings of the same type, age, and style and shall be of historic quality or appear to be historic quality 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 or 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. e. Providing architectural details that are carried throughout all building elevations. f. Providing roof equipment screening to obscure visibility and to preserve the architectural integrity of the buildings. g. Providing high quality materials throughout the project. 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 for compliance with all applicable conditions, laws, regulations and policies. Additionally, the following requirements shall be met: a. An in-lieu parking fee of $15,000 per space to be used for parking facilities in the upcoming downtown parking structure shall be paid prior to the issuance of building permits. b. The property owners are required to allow the public usage of the parking lot in the weekday evenings after 6:00 p.m. and all day on the weekends. Before the issuance of building permits, the applicant shall execute a deed restriction to this effect. c. The applicant shall enter an agreement with the City prior to issuance of building permits to bear the cost of re-striping spaces along Second Street and/or Civic Center Drive if it can be determined by the City Traffic Engineer that additional on-street spaces can be accommodated. Landscaping: 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" box size. All other trees shall be a minimum 15- gallon size and shrubs shall be a minimum of 5-gallon size. Planning Commission Resomtion No. 3353 PLN2001-52-46 N. Second Street- Site & Architectural Approval - Office Conversion/Remodel Page 5 b. Removal of any trees shall require replacement of trees on site in accordance with replacement standards of the City's Water Efficient Landscape Standards (WELS) and the Tree Protection Ordinance. c. All landscaping installed as required per the approved landscape plan shall be maintained in good health. d. All landscaping shall be installed prior to building occupancy. e. All hardscape items (i.e. disabled sidewalk, 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. Signage Program: No signage is approved as part of the development applications approved herein. The applicant shall submit a sign program indicating all signs for the site. Signing shall be architectural in style and indicative of the historic age 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. The design of the enclosure shall be compatible with the building and shall meet the requirements of Section 6.04.080 of the Campbell Municipal Code. Building Division 8. Building Division Submittals - The applicant shall provide a copy of the Conditions of Approval for the project to be printed on the cover sheet(s) of the plans submitted for any building permits for the project. 9. Permits Required: A building permit application shall be required for the proposed conversion of the structure from residential to commercial use. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 10. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 11. Size of Plans: The size of construction plans submitted for building permits shall be 24 in. x 36 in. 12. 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. 13. 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. Planning Commission Resomtion No. 3353 PLN2001-52-46 N. Second Street- Site & Architectural Approval - Office Conversion/Remodel Page 6 14. Conversion of Use: This project is subject to all the requirements incumbent on the proposed new occupancy type. Project architect shall review the application for these requirements and demonstrate that the building is in full compliance with these requirements. 15. 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. 16. 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. 17. 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. 18. 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. 19. 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. 20. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department PUBLIC WORKS Department 21. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. 22. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along the Civic Center Drive frontage to accommodate a 10-foot sidewalk. The grant of right-of-way shall include a property line return to the Second Street right-of- way line with a 20-foot radius. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 23. 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 fees, 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 in accordance with all applicable Planning Commission Resomtion No. 3353 PLN2001-52-46 N. Second Street- Site & Architectural Approval - Office Conversion/Remodel Page 7 conditions, laws, regulations and policies. The fee for a non-utility encroachment permit is $245.00. The plans shall include the following: CIVIC CENTER DRIVE a. Remove the existing curb and gutter as generally depicted on the site plan, b. Construct new curb, gutter, and sidewalk as generally depicted on preliminary site plan along the property northerly property line, c. Reconfigure street drainage system as needed and approved by the City Engineer, d. Remove and replace pavement between the existing curb and the proposed curb. Also, remove and replace additional pavement as necessary for drainage and other purposes, as determined by the City Engineer, e. Removal of parking spaces on Civic Center Drive per the City Traffic Engineer in order to accommodate the new driveway approach and allow for visibility of oncoming traffic. Before a Certificate of Occupancy is issued, the applicant shall have examined to the satisfaction of the City Traffic Engineer the feasibility of restriping the on-street spaces along Civic Center Drive to accommodate additional spaces. f. Installation and relocation of traffic control signs, sthpes, posts, and related facilities, as necessary, g. Protection, relocation, and/or installation of underground utilities including traffic signal, traffic communication control box, signal interconnect conduits, street lighting conduits, PG&E, Pac Bell, AT&T and other facilities as appropriate, h. Installation of additional street trees, irrigation, and tree wells, as necessary, to provide street trees at approximately 40 feet on center, i. Construction of ADA compliant pedestrian ramp at the comer, j. Installation and relocation of streetlights as necessary in accordance with the City's Street Lighting Policy, k. Construction of conforms to existing public and private improvements as necessary. SECOND STREET a. Before a Certificate of Occupancy is issued, the applicant shall have examined to the satisfaction of the City Traffic Engineer the feasibility of re-striping the on-street spaces along Second Street to accommodate additional spaces. b. Removal of the existing curb and gutter as generally depicted on the site plan, c. Construction of new curb, gutter, and sidewalk as generally depicted on the site plan along the property frontage, d. Reconfiguration of the street drainage system as needed and approved by the City Engineer, Planning Commission Reso..,tion No. 3353 PLN2001-52-46 N. Second Street- Site & Architectural Approval - Office Conversion/Remodel Page 8 e. Remove and replace pavement between the existing curb and the proposed curb. Also, remove and replace additional pavement as necessary for drainage and other purposes as determined by the City Engineer, f. Installation and relocation of traffic control signs, stripes, posts, and related facilities, as necessary, g. Protection, relocation, and/or installation of underground utilities including traffic signal, traffic communication control box, signal interconnect conduits, street lighting conduits, PG&E, Pac Bell, AT&T and other facilities as appropriate, h. Installation of additional street trees, irrigation, and tree wells, as necessary, to provide street trees at approximately 40 feet on center, i. Installation and relocation of streetlights as necessary in accordance with the City's Street Lighting Policy, j. Construction of conforms to existing public and private improvements as necessary. 24. 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 fight-of-way line. 25. 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. 26. 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. 27. 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. 28. 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 that is $2,500 per acre. 29. 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. Planning Commission Resomtion No. 3353 PLN2001-52-46 N. Second Street- Site & Architectural Approval - Office Conversion/Remodel Page 9 PASSED AND ADOPTED this 12th day of June, 2001, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Doorley, Francois, Hemandez, Jones Lindstrom and Lowe None Gibbons None ATTEST: e owo: Mel Li~6.1~, Chair Sharon Fierro, Secretary