PC Res 3235RESOLUTION NO. 3235
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT (UP 99-03) TO ALLOW A 640 SQUARE FOOT
SECONDARY LIVING UNIT ON PROPERTY LOCATED AT 780
ALMARIDA DRIVE IN AN R- 1-6 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. FILE NO. UP 99-03.
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 City Council finds as follows with respect
to application UP 99-03:
1. The subject lot of 13,423 exceeds the minimum net lot area of 12,000 square feet required for
secondary living units.
2. The proposed unit complies with all of the development standards for secondary living units
in an R-l-6 zoning district.
3. The total gross floor area of the proposed unit is not more than six hundred and forty square
feet and contains not more than one bedroom.
4. The proposed project is compatible with the surrounding neighborhood.
5. The proposed project will contribute to the housing stock in the City of Campbell and serve
the housing needs of the community.
Based on 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 will aid in the harmonious development of the immediate area.
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The establishment, maintenance or operation of the use applied for will not be detrimental to
the health, safety, peace, morals, comfort or general welfare of persons residing or working in
the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City.
4. The proposed residential use is compatible with uses in the area.
Planning Commission Resolution 3235
UP 99-03 ---780 Almarida Drive - Secondary Living Unit
Page 2
Further, the applicant is notified as part of this application that they are required to comply with
all applicable Codes and Ordinances of the City of Campbell and the State of California which
pertain to this application and are not herein specified. And, that this approval is granted subject
to the following Conditions of Approval.
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Use Permit to allow a 640 square foot secondary
living unit on property located at 780 Almarida Drive. Project approval shall substantially
comply with project plans dated as received by the Community Development Department on
June 1, 1999, and prepared by Janet Adams, except as modified herein in the Conditions of
Approval.
2. Park Impact Fee: The applicant shall pay a Park Impact Fee of $5,635 for the new secondary
living unit prior to issuance of a certificate of building occupancy.
Deed Restriction: The applicant shall record a deed restriction, satisfactory to the City
Attorney, setting forth occupancy restrictions stating that not more than one (1) dwelling unit
on the property shall be rented or leased. The deed restriction shall be recorded with the
Santa Clara County Recorders Office and a copy submitted to the Community Development
Department prior to issuance of building permits.
4. Building Division:
a. The applicant shall be required to obtain a West Valley Sanitation permit for
connection to the sewer system, prior to issuance of building permits.
b. The approved project must comply with all applicable building codes as determined
by the Campbell Building Official.
5. Driveway Improvements: Prior to building occupancy the applicant shall provide a minimum
8' driveway surface as required by section 21.50. 030 of the Campbell Municipal Code.
Landscape Plan/Tree Protection: Prior to the issuance of demolition or building permits the
applicant shall submit a landscaping and tree protection plan for review and approval by the
Community Development Director. Tree protection and replacement shall be consistent with
the Tree Preservation Ordinance.
CENTRAL FIRE DISTRICT
7. Development Review: Review of this developmental proposal is limited to acceptability of
site access and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes.
Planning Commission Resolution 3235
UP 99-03 ---780 Almarida Drive - Secondary Living Unit
Page 3
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Required Fire Flow: Required fire flow for this project is 1000 GPM at 20 psi residual
pressure. The required fire flow is available from area water mains and fire hydrant(s) which
are spaced at the required spacing.
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Required Fire Sprinkler System to Building: Portions of the structure are greater than 150
feet of travel distance from the centerline of the roadway containing public fire hydrants. The
applicant shall provide an approved type residential fire sprinkler system throughout all
portions of the building.
PUBLIC WORKS DEPARTMENT
10. Tentative Parcel Map: Prior to issuance of any grading or building permits for the site, the
applicant shall submit a Tentative Parcel Map, which includes all existing easements and
existing utilities, for review by the City. The current application processing fee is $2,150.
11.
Parcel Map: Prior to issuance of any building permits for the site, the applicant shall
submit a Parcel Map for recordation upon approval by the City. The map shall include the
preliminary grading and drainage concept. The current plan check fee is $1,060 plus $25
per parcel.
12.
Preliminary Title Report: Prior to recordation of the Parcel Map, the applicant shall
provide a current Preliminary Title Report which includes the parcel quitclaimed by the
City.
13.
Monuments: Prior to recording Parcel Map, applicant shall provide security guaranteeing
the cost of setting all Monuments shown on the record map, as determined by the City
Engineer.
14. Water Meter(s) and Sewer Cleanout(s): Proposed Water Meter(s) and Sewer Cleanout(s)
shall be installed on private property behind the public right-of-way line.
15.
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.
16.
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. The applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
17. Grading and Drainage Plan: The plans shall comply with the 1994 edition of the UBC
Planning Commission Resolution 3235
UP 99-03 ---780 Almarida Drive - Secondary Living Unit
Page 4
18.
19.
including Chapters 18, 33, and Appendix Chapter 33.
Storm Drain Area Fee: Prior to recordation of the Parcel Map, the applicant shall pay the
required Storm Drain Area fee which is $2,000.00 per acre unless previously paid.
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.
COMMUNITY DEVELOPMENT
20. Development Approval Expiration: The Use Permit approval (UP 99-03) for this project is
valid for a period of one year from the Planning Commission approval. All conditions of
approval specified herein must be completed within one year from the date of approval or
the Use Permit shall be void.
PASSED AND ADOPTED this l0th day of August, 1999, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Hernandez, Kearns, Lindstrom, Lowe
None
Jones
None
,// ~ APPROVED'
~x~ ;J '-'~bet~Gibbons,' Acting Chair
ATTE~~~ .
Steve Piasecki, Secret~