PC Res 4436RESOLUTION NO. 4436
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING THAT THE CITY
COUNCIL APPROVE A MODIFICATION (PLN2017-390) OF A
PREVIOUSLY-APPROVED PLANNED DEVELOPMENT
PERMIT (PLN2012-135) TO ALLOW AN ADDITION AND
REMODEL TO AN EXISTING SECOND HOME AND THE
CONSTRUCTION OF AN ATTACHED TWO-CAR CARPORT ON
PROPERTY LOCATED AT 115 S. THIRD STREET IN THE P-D
(PLANNED DEVELOPMENT) ZONING DISTRICT.
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 the recommended approval of file number PLN2017-390:
1. The project site is located .on the western side of S. Third Street, south of Orchard
City Drive and north of Rincon Drive.
2. The project site is zoned P-D (Planned Development) as shown on the Campbell
Zoning Map.
3. The project site is designated Low-Medium Density Residential (6-13 units per gross
acre) as shown on the Campbell General Plan Map.
4. The project site consists of a 7,800 sq. ft. parcel, currently developed with two (2)
single-family residences.
5. The proposed project is an application for a Planned Development Permit to allow an
approximately 288 square foot addition to an existing single-family residence,
conversion of an existing 456 square foot attached two-car garage into living space,
and construction of an attached two-car carport.
6. The proposed project, as conditioned, would be consistent with the following General
Plan policies:
Policy LUT-3.1: Variety of Residential Densities: Provide land use
categories for and maintenance of a variety of
residential densities to offer existing and future
residents of all income levels, age groups and special
needs sufficient opportunities and choices for locating
in Campbell.
Strategy LUT-5.2a: Neighborhood Compatibilit rL: Promote new residential
development and substantial additions that are
designed to maintain and support the existing
character and development pattern of the surrounding
Planning Commission Resolution No. 4436 Page 2 of 3
PLN2017-390 ~ 115 S. Third St. -Modification to Planned Development Permit
neighborhood, especially in historic neighborhoods and
neighborhoods with consistent design characteristics.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting,
high quality building materials on all buildings to
ensure the long-term quality of the built environment.
Strategy LUT-20.1 b: Building Patterns: Ensure that new development is
designed to blend in with the existing building patterns
of the neighborhood. For example, if the majority of the
garages on the street are at the rear of the site, the
new building should be designed to accommodate a
rear garage. In' review of the proposed project, the
Planning Commission considered traffic safety, traffic
congestion, site circulation, landscaping, structure
design, and site layout.
7. No substantial evidence has been presented which shows that the project, as
currently presented and subject to the required Conditions of Approval, will have a
significant adverse impact on the environment.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
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.
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 than would
be allowed by other residential zoning districts which are consistent with the general
plan designation of the property.
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. The project qualifies as a Categorically Exempt project under Section 15301 Class 1 of
the California Environmental Quality Act (CEQA) pertaining to minor alterations to an
existing private structure, involving negligible or no expansion of use beyond that
existing at the time of the lead agency's determination.
THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the
City. Council approve a Modification (PLN2017-390) of apreviously-approved Planned
Development Permit (PLN2012-135) to allow an addition and remodel to an existing
second home and the construction of an attached two-car carport on property located at
115 S. Third Street, subject to the attached Conditions of Approval (attached Exhibit A).
Planning Commission Resolution No. 4436 Page 3 of 3
PLN2017-390 ~ 115 S. Third St. -Modification to Planned Development Permit
PASSED AND ADOPTED this 10th day of April, 2018, by the following roll call vote:
AYES: Commissioners: Rich, Hernandez, Ching, Krey, Ostrowski, Rivlin
NOES: Commissioners:
ABSENT: Commissioners: Dodd
ABSTAIN: Commissioners:
APPROVED: `~'~ ~~~~
Michael Rich, Chair
ATTEST:
Paul Kermoyan, Secretary
EXHIBIT A
RECOMMENDED CONDITIONS OF APPROVAL
Modification (PLN2017-390) to Planned Development Permit (PLN2012-135)
115 S. Third Street
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 (PLN2017-390) of a
previously-approved Planned Development Permit (PLN2012-125) allowing an
approximately 288 square foot addition to an existing. single-family residence,
conversion of an existing 456 square foot a#tached two-car garage into living space,
and construction of an attached two-car carport on property located at 115 S. Third St.
The project shall substantially conform to the Project Plans presented as a Desk Item
at the Planning Commission meeting of April 11, 2018, except as may be modified by
the Conditions of Approval specified herein.
2. Permit Expiration: The Planned Development Permit is valid for a period of two years
from the date of final City Council approval. A building permit must be obtained within
this two-year period or the Planned Development Permit shall be void.
3. 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.
4. Parking and Driveways: All parking and driveway areas shall be maintained in
compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell
Municipal Code:
5. Tree Protection: The applicant shall submit an Arborist Report and Tree Protection
Plan for all protected trees to be retained on site or on adjacent lots that are impacted
by the project, and shall contain specific information. about the preservation of the trees
during any grading or building on site. Such tree protection measures shall be installed
prior to any demolition, grading, or building on the project site. No construction or
trenching shall take place within the drip line of trees and a fence constructed of
temporary cyclone fencing or wire mesh securely attached to poles driven into the
ground shall be installed around the drip line of the tree. All trimming or branch removal
from protected trees shall be completed by a certified arborist. The tree protection plan
Exhibit A -Conditions of Approval Page 2 of 4
PLN2017-175 ~ 999 W. Hamilton Ave. -Modification to Planned Development Permit
shall be submitted to the Planning Division for review and approval by the Community
Development Director prior to the issuance of building permits.
6. 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 for historic appropriateness and compliance with the
Campbell Lighting Design Standards (CMC Sec. 21.18.090).
7. 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.
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:
8. Permits Required: A building permit application shall be required for the proposed
addition to and remodel of the existing structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
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. 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.
Exhibit A -Conditions of Approval ~ Page 3 of 4
PLN2017-175 ~ 999 W. Hamilton Ave. -Modification to Planned Development Permit
12. 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.
13. 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.
14. 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 Chapter 1, Section 106. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
15. 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.
16. 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. San Jose Water Company (279-7900)
d. Bay Area Air Quality Management District (Demolitions Only)
e. 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.
17. 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.
1.8. California Green Building Code: This project is subject to the mandatory requirements
for residential structures (Chapter 4) under the California Green Building Code, 2016
edition.
19. Intent To Occupy During Construction: Owners shall declare their intent to occupy the
dwelling during construction. The Building Inspection Division may require the premises
Exhibit A -Conditions of Approval Page 4 of 4
PLN2017-175 ~ 999 W. Hamilton Ave. -Modification to Planned Development Permit
to be vacated during portions of construction because of substandard and unsafe living
conditions created by construction.
20. Build It Green: Applicant shall complete and submit a "Build it Green" inventory of the
proposed new single family project prior to issuance of building permit.
21. Storm Water Reuirements: 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.