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PC Res 4206RESOLUTION NO. 4206 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING THAT THE CITY COUNCIL APPROVE A MODIFICATION (PLN2015-21) TO A PREVIOUSLY-APPROVED PLANNED DEVELOPMENT PERMIT (ZC 85-03) TO ALLOW A GARAGE ADDITION TO AN EXISTING SINGLE-FAMILY RESIDENCE AND CONVERSION OF AN EXISTING GARAGE TO LIVING AREA, ON PROPERTY LOCATED AT 1206 W. LATIMER AVENUE. FILE NO: PLN2015-21 After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to file number PLN2015-21: 1. The project site is zoned P-D (Planned Development) on the City of Campbell Zoning Map. 2. The project site is designated Low Density Residential (Less than 6 units/gr. acre) on the City of Campbell General Plan Land Use diagram. 3. The project site is located at the end of a private street known as West Latimer Avenue. 4. The project site is a part of a subdivision that was approved pursuant to City Council's approval of a Planned Development Rezoning (ZC 85-03) by Ordinance No. 1568 and associated Subdivision Map (TS 85-03). 5. The Planned Development Rezoning allowed development of a six-lot single-family residential subdivision largely conforming to the "R-1" residential zoning requirements, consistent with the property's Low-Density Residential General Plan Land Use designation. The approved residences included two one-story floor plans, ranging between 1,900 to 2,200 square-feet. 6. The proposed project is a request to convert the existing two-car garage into living area and construct an attached two-car garage, on asingle-family residence located on Lot 5 of the subdivision. The project would increase the overall square-footage to 2,550 square-feet from 1,975 square-feet. 7. The proposed project requires approval of a Modification to the Planned Development rezoning approval (ZC 85-03) pursuant to Campbell Municipal Code Sec. 21.12.030.H.3.b as a "major modification," since the project proposes to add additional square footage beyond what was originally approved. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed development or uses clearly would result in a more desirable environment and use of land than would be possible under any other zoning district classification; Planning Commission Resolution No. 4206 1206 W. Latimer Way Recommending Approval of a Planned Development Modification (PLN2015-21) Paae 2 2. The proposed development would be compatible with the general plan and will aid in the harmonious development of the immediate area; 3. The proposed development will not result in allowing more residential units that would be allowed by other residential zoning districts which are consistent with the general plan designation of the property; and 4. The proposed development would not be detrimental to the health, safety or welfare of the neighborhood or of the city as a whole. 5. This project is Categorically Exempt under Section 15301, Class 1 of the California Environmental Quality Act (CEQA), pertaining to additions to existing structures. THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City Council approve a Modification (PLN2015-21) to apreviously-approved Planned Development Permit (ZC 85-03) to allow a garage addition to an existing single-family residence and conversion of an existing garage to living area, on property located at 1206 W. Latimer Avenue, subject to the attached Recommended Conditions of Approval (attached Exhibit "A"). PASSED AND ADOPTED this 12th day of May, 2015, by the following roll call vote: AYES: Commissioners: Finch, Reynolds, Young, Bonhagen, Rich and Kendall NOES: Commissioners: None ABSENT: Commissioners Dodd ABSTAIN: Commissioners: None APPROVED: ~ ~ ` l~ Pamela Finch, Chair ATTEST: Paul KerMSyan, Secretary RECOMMENDED CONDITIONS OF APPROVAL Planned Development Permit Modification (PLN2015-21) 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. Approved Project: Approval is granted for a Modification (PLN2015-21) to a previously- approved Planned Development Permit (ZC 85-03) to allow a garage addition to an existing single-family residence and conversion of an existing garage to living area, on property located at 1206 W. Latimer Avenue (Lot 5). The project shall substantially conform to the revised project plans stamped as received by the Planning Division on April 10, 2015, except as may be modified by the Conditions of Approval herein. 2. Approval Expiration: The Modification approved herein is valid for one year from the date of final approval (expiring May 22, 2016). Within this one-year period, an application for a building permit must be submitted. Failure to meet this deadline will result in the entitlement approval being rendered void. 3. Previous Conditions of Approval: The conditions of approval contained herein shall be considered additional to those provided by City Council Ordinance No. 1568 and shall only be applicable to Lot 5 (1206 W. Latimer Ave.). 4. Planning Final Required: Planning Division clearance is required prior to Building Permit final. Construction not in substantial compliance with the approved project plans shall not be approved without prior authorization of the necessary approving body. 5. 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 for compliance with all applicable Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 6. Construction Activities: The applicant shall abide by the following requirements during construction: a. 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. Recommended Conditions of Approval ~ 1206 W. Latimer Ave. Planned Development Permit Modification - PLN2015-21 Page 2 b. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. c. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. d. Unnecessary idling of internal combustion engines shall be strictly prohibited. e. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise- sensitive receptors such as existing residences and businesses. f. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell. Building Division 7. Permits Required: A building permit application shall be required for the proposed addition to and remodeling of the existing structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 8. Plan Preparation: This addition may require plan prepared under the direction and oversight of a California licensed Engineer or Architect. When applicable, plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 9. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 10. Size of Plans,: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 11. 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. 12. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue-lined on the construction plans. 8'/2 X 11 calculations shall be submitted as well. 13.Special Inspections: When a special inspection is required by C.B.C. Chapter 17, 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 C.B.C Appendix Chapter 1, Section 106. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 14. Non-point Pollution Control Program: 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. Recommended Conditions of Approval ~ 1206 W. Latimer Ave. Planned Development Permit Modification - PLN2015-21 Page 3 15.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. Bay Area Air Quality Management District (Demolitions Only) 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 school district, contact the offices identified above or visit: http://www.sccoe.k12.ca.us/resourcesfamilies/districtlocator. Obtain the School District payment form from the City Building Division, after the Division has approved the building permit application. 16. P.G.&E: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. 17. Intent to Occupy During Construction: Owners shall declare their intent to occupy the dwelling during construction. The Building Inspection Division may require the premises to be vacated during portions of construction because of substandard and unsafe living conditions created by construction. 18. Build it Green: Applicant shall complete and submit a "Build it Green" inventory of the proposed new single family project prior to the issuance of a building permit. 19. CA Green Building Code: This project is subject to the mandatory requirements for new residential structures (Chapter 4) under the California Green Building Code, 2013 edition. 20. Stormwater Requirements: Storm water run-off from impervious surface created by this permitted project shall be directed to vegetated areas on the project parcel. Storm water shall not drain onto neighboring parcels.