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PC Res 3366RESOLUTION NO. 3366 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL PERMIT (PLN2001-65) TO ALLOW THE CONVERSION OF AN EXISTING DUPLEX TO A FOURPLEX ON PROPERTY LOCATED AT 920-922 MICHAEL DRIVE IN AN R-3 (MULTIPLE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. SCOTT CUNNINGHAM, ON BEHALF OF RICHARD AND DEBBIE FULLER. FILE NO. PLN2001-65. 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 PLN2001-65: 1. The development of the proposed project will result in a use that is consistent with the General Plan land use of multiple-family residential uses for this area. 2. The proposed project involves the remodeling and expansion of an existing duplex located on a net lot area of 8,864 square feet. 3. The proposed project proposes converting the existing duplex into a fourplex by raising the duplex and building a new first floor and full basement underneath. 4. The completed project would consist of a 4,013 square foot building, covering 32% of the lot, with 42% covered by paving and 26% covered by landscaping. 5. The project would have a floor area ratio of .54. 6. The proposed project would remodel the first story of the existing structure, add a new first floor and full basement, and establish a parking area in the front of the lot with two carports. 7. The proposed project is consistent with the scale and character of the surrounding neighborhood. 8. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 9. The applicant is providing a total of eight (8) parking spaces for the project. 10. The project is not located in a particularly sensitive environment; and no substantial evidence has been presented to suggest that there is a reasonable possibility that significant environmental impacts would result from the project due to unusual circumstances or from the cumulative impacts of successive projects of the same type in the same place. Planning Commission Resolution No. 3366 PLN2001-65 - 920-922 Michael Drive - Site and Architectural Approval (Fourplex) Page 2 Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 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. 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 1. Project Approval: Approval is granted for a Site and Architectural Permit (PLN2001-65) allowing development on property located at 920-922 Michael Drive consisting of the conversion of an existing duplex to a four-plex, except as may be modified by the Conditions of Approval herein: a. Set of plans submitted by Scott Cunningham on May 21, 2001, including building elevations, site plan, and a conceptual landscape plan. b. Color and material boards submitted by Scott Cunningham on May 21, 2001. c. Revised stairway detail submitted by Scott Cunningham on June 20, 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 Resolution No. 3366 PLN2001-65 - 920-922 Michael Drive - Site and Architectural Approval (Fourplex) Page 3 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. 4. Deed restriction: The applicant shall provide evidence of a recorded deed restriction, which states that no portion of the building, including the basement, will be converted to an additional living unit. This Permit is for four (4) units only as shown on the plans. This shall be provided prior to issuance of building permits. 5. 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. Additionally, the following design elements shall be incorporated: a. The driveway apron shall be constructed with a stamped concrete approach. b. The driveway shall be concrete with brick accents. 6. Landscaping: The applicant shall submit landscape and irrigation plans to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director for compliance with all applicable conditions of approval, ordinances, laws and regulations. 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 mixture of 1 and 5 gallons. 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. 7. Trash and Recycling Enclosure: The design of the trash enclosure shall be compatible with the building and shall meet the requirements of Section 6.04.080 of the Campbell Municipal Code. 8. Park Impact Fee: A park impact fee of $26,460 (4 units x $6,615) is due upon development of the site. Credit in the amount of $14,070 (2 units x $7,035) will be given for the existing duplex developed at a lower density, for a total park impact fee due of $12,390. The fee is due prior to issuance of a certificate of building occupancy. 9. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. 10. 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). 11. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division. Planning Commission Resolution No. 3366 PLN2001-65 - 920-922 Michael Drive - Site and Architectural Approval (Fourplex) Page 4 12. 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. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. Building Division: 13. Permits Required: A building permit application shall be required for each proposed new structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. A grading permit shall be required for the subdivision. 14. 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. 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. 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 corner locations 19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF- 1R shall be blue-lined on the construction plans. 8V2 X 11 calculations shall be submitted as well. 20. 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. 21. 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. Planning Commission Resolution No. 3366 PLN2001-65 - 920-922 Michael Drive - Site and Architectural Approval (Fourplex) Page 5 22. 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) 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. d. Bay Area Air Quality Management District (Demolitions Only) PUBLIC WORKS DEPARTMENT 23. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. 24. 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 Michael Drive as necessary to accommodate a 30-foot half street right-of-way for a total of 60 feet. 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. 25. 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 $245.00. The plans shall include the following: a. Removal of existing concrete sidewalk, driveway approaches, and pavement, as necessary. b. Reconstruction of existing pavement section to centerline, as determined by the City Engineer, based on field tests provided by the applicant. c. Construction of new concrete curb, gutter, sidewalk, street trees, irrigation, streetlights, and ADA compliant driveway approaches along the project frontage in the public right- of-way. d. Prior to issuance of any grading or building permits for the site, the applicant shall cause Easements to be recorded to accommodate utilities and sidewalk, as necessary. Planning Commission Resolution No. 3366 PLN2001-65 - 920-922 Michael Drive - Site and Architectural Approval (Fourplex) Page 6 e. Installation and relocation of traffic control signs, stripes, posts, and related facilities, as necessary. f. Construction of conforms to existing public and private improvements, as necessary. 26. Easements: Prior to issuance of any grading or building permits for the site, the applicant shall cause Easement to be recorded for construction of a conform sidewalk from public to private sidewalk at the northeasterly property comer. 27. 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. 28. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 29. 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. 30. 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. 31. 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. 32. 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 $2,250 per acre. 33. 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. 34. Site Plan: Upon submittal of a formal application, the developer shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist. Planning Commission Resolution No. 3366 PLN2001-65 - 920-922 Michael Drive - Site and Architectural Approval (Fourplex) Page 7 PASSED AND ADOPTED this 26th day of June, 2001, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Francois, Gibbons, Jones and Lindstrom None Doorley, Hemandez & Lowe None ATTEST: APPROVED. , _ Sharon Fierro, Secretary