PC Res 3117RESOLUTION NO. 3117
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (S 97-19) TO ALLOW THE
RENOVATION OF A 252-UNIT APARTMENT COMPLEX
(CARDIFF GARDENS) ON PROPERTY LOCATED AT 215-225
UNION AVENUE IN AN R-3-S (MULTI-FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR.
DAN KATZENBERGER, ON BEHALF OF BAY APARTMENT
COMMUNITIES. FILE NO. S 97-19.
After notification and public heating, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application S 97-19.
The existing apartment development of 252 units and the number of parking space
provided represent a legal non-conforming use of the property.
The proposed renovation is well designed and is an architectural enhancement to the
existing apartment complex.
o
The proposed project does not represent an expansion in the number of units or building
area previously approved on this property.
The conversion of carports to garports and the provision of 10 additional parking spaces
will improve the number and quality of parking facilities provided for this site.
The proposed landscaping and architectural improvements will contribute to the quality
of the development and enhance this use of this property for residence uses.
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, and
2. The proposed project will aid in the harmonious development of the immediate area.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions is in accordance with the ordinance of the City of Campbell and the State of
California. 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. 3117
S 97-19 - 215-225 Union Avenue - Cardiff Gardens Apartments
Page 2
Approved Project: Approval is granted for a Site and Architectural Review Permit
allowing the renovation of a existing 252 unit apartment complex on property located at
215-225 Union Avenue. Project approval shall substantially comply with project plans
prepared by James Guthrie & Associated consisting of 16 sheets, dated August 8, 1997,
except as modified by the Conditions of Approval herein.
Landscaping: Submit four copies of a landscaping plan indicating type and size of
plant materials, tree protection provisions and irrigation details for approval of the
Community Development Director, prior to issuance of building permits. Landscaping
to be installed, prior to building occupancy after renovation of each phase.
Revised Site Plan: Applicant to submit a revised site plan for approval of the
Community Development Director addressing the following modifications:
· Provision of fire access roads and tumarounds as required by Central Fire District.
· Provision of fire hydrants as required by Central Fire District.
· Provision of pedestrian connections between buildings including landscaping
enhancements and pavement treatment.
Revised site plan to be approved prior to the issuance of building permits.
PUBLIC WORKS
4. Preliminary Grading and Drainage Plan: Prior to issuance of any building permits for
the site, the applicant shall provide an engineered drainage plan to refurbish, remodel
and reconstruct the on-site drainage system as necessary to insure that flows from the
public storm drain system in Union Avenue will not flow out of drainage inlets in new
garports.(Public Works)
Underground 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 provide evidence from all utility companies that the
application as proposed can be served. Applicant shall comply with all plan submittals,
permitting and fee requirements of the serving utility company.(Public Works)
o
Utility Coordination Plan: Applicant shall submit a Utility Coordination plan and
schedule for approval of the City Engineer for the installation of all utilities. The Plan
shall minimize the damage to the public streets and all public facilities.(Public Works)
Caltrans Permit: Applicant should obtain a Caltrans Permit for any work in the Highway
17 right-of-way.(Public Works)
Planning Commission Resolution No. 3117
S 97-19 - 215-225 Union Avenue -- Cardiff Gardens Apartments
Page 3
BUILDING DIVISION
8. Disabled Parking: Provide disabled accessible parking per UBC T A1 IA. Some newly
enclosed carports may be required to comply with handicapped requirements for 8'2"
height clearance. UBC 1130B.
PG&E Easement: No permanent construction is permitted within established PG&E
easement.
10.
Horizontal and Vertical Occupancy Separation: Maintain or provide a one (1) hour
horizontal and vertical occupancy separation between living (R-l) and garage (U-l)
areas. One hour protection extends to structural support of living areas above. UBC
302.1.
11.
Maximum Garage/Carport Area: The maximum total allowable area within garages or
carports is 3,000 square feet. Areas in excess of 3,000 square feet must be separated by
a two (2)hour separation wall. UBC 312.2.2, 504.6.
12.
Area Separation Walls: Basic allowable area per floor is 6,000 square feet times .50
which equals 9,000 square feet divided by 750 square feet to equal 12 apartments.
13.
Total Occupant Load: Applicant to comply with UBC 1103.1 regarding apartment
occupancy load.
14.
Required Separation: The required separation between carports is 6 feet. The required
separation between carports and apartments is 8 feet. UBC T5A.
FIRE DEPARTMENT
15.
Required Fire Flow:
pressure.
Required fire flow for this project is 1500 GPM at 20 psi residual
16.
Public Fire Hydrant(s) Required: Provide four (4) public fire hydrant(s) at location(s) to
be determined jointly by the Fire Department and the San Jose Water Company.
Maximum hydrant spacing shall be 250 feet and the minimum single flow hydrant shall
be 1500 GPM at 20 psi. residual pressure. If fire hydrants are already in place, include
civil drawings showing location of all hydrants with the building permit submittal.
17.
Private On Site Fire Service Mains and Hydrants: Installations shall conform to
National Fire Protection Association Standard #24 and Fire Department Standard
Details and Specification W-2.
Planning Commission Resolution No. 3117
S 97-19 - 215-225 Union Avenue -- Cardiff Gardens Apartments
Page 4
18.
Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a
paved all weather surface and a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet 6 inches, maximum circulation turning radius of 36 feet outside and
23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire
Department Standard Details and Specifications A-1.
19.
Fire Department (Engine) Roadway Tm-Around Required: Provide an approved fire
department engine roadway with a minimum radius of 36 feet outside and 23 feet inside.
Installations shall conform with Fire Department Standard Details and Specifications A-
l. Cul-de-sac diameters shall be no less than 72 feet. Note: New garport area at
southwest corner of property. Roadway depth greater than 150 feet.
20.
Parking Along Roadways: The required width of fire access roadways shall not be
obstructed in any manner. A minimum 20' driveway shall be maintained for all
driveways with a 13'6" vertical clearance. Parking shall not encroach into the required
roadway widths.
21.
Parking Contingency Plan: Provide a parking contingency plan to account for displaced
parking by tenants during the remodel state. There shall be no parking or storage of
construction materials permitted along or within the access roadways in other than
currently marked stalls.
PASSED AND ADOPTED this 9t~ day of September, 1997, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
Gibbons, Jones, Keams, Lindstrom, Lowe, Meyer-Kennedy
APPROVED: