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PC Res 3727 RESOLUTION NO. 3727 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL DENYING AN APPEAL AND UPHOLDING THE COMMUNITY DEVELOPMENT DIRECTOR'S ADMINISTRATIVE DECISION APPROVING A SECOND STORY ADDITION TO AN EXISTING SINGLE-FAMILY HOME ON PROPERTY OWNED BY MIRSAD JUSAFAGIC LOCATED AT 240 MICHELLE DRIVE IN AN R-1-6 (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT. FILE NO. PLN2006-57. 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 PLN2006-57: 1. The proposed residential addition would be consistent with the current General Plan land use designation of Low Density Residential (less than 6 units per gross acre). 2. The proposed project is consistent with the R-1-6 (Single-Family Residential) zoning district and meets the minimum setbacks, height restriction, building coverage, floor area ratio, and parking requirements of the R-1-6 Zoning District. 3. The property is currently developed with a single-story, single-family residence and attached garage that was constructed in approximately 1960. 4. The subject property is located on the east side of Michelle Drive, between West Latimer Avenue and Paula Drive, and is surrounded on all sides by single-family residences. 5. Construction of the proposed project would result in a 4,152 square foot, two-story single-family residence with a building coverage of 34% and Floor Area Ratio of 0.448. 6. The proposed height of the home is 24 feet where the maximum height limit is 35 feet. 7. The proposed project provides three covered and three uncovered parking spaces where a minimum of one covered and one uncovered parking space are required. 8. The project qualifies as a Categorically Exempt project per Section 15301, Class 1, (e) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Planning Commission Resolution No. 3727 PLN2006-57 -- 240 Michelle Drive Denying an Appeal and Upholding the Administrative Decision Allowing a Second Story Addition to an Existing Single-Family Residence Page 2 1. The proposed project is consistent with the City of Campbell General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. 3. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 4. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. 5. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. 6. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. THEREFORE, BE IT RESOLVED that the Planning Commission denies an appeal and upholds the Community Development Director's administrative decision approving a second story addition to an existing single-family home on property owned by Mirsad Jusafagic located at 240 Michelle Drive in an R-1-6 (Single Family Residential) Zoning District, subject to the following conditions: 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 Proiect: Approval is granted for the Community Development Director's Administrative Decision approving a second story addition to an existing single- family home on property located at 240 Michelle Drive. The building design and site design shall substantially conform to the project exhibits stamped as received by the Planning Commission Resolution No. 3727 PLN2006-57 -- 240 Michelle Drive Denying an Appeal and Upholding the Administrative Decision Allowing a Second Story Addition to an Existing Single-Family Residence Page 3 Planning Division on May 16, 2006, except as may be modified by the conditions of approval herein. 2. Fences: Any existing or new fencing shall comply with Section 21.18.060 (Fences, Walls, Lattice, and Screens) of the Campbell Municipal Code. 3. 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 demolished or removed from the property (Section 11.201 and 11.414,1985 Ed. Uniform Fire Code). 4. Parkinq and Drivewavs: All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. 5. Trees: No protected trees are approved to be removed as part of this project. Any trees proposed for removal as part of future site improvements are subject to the provisions of Chapter 21.32 (Tree Protection Regulations) of the Campbell Municipal Code. 6. On-Site Liqhtinq: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with Section 21.18.090 (Lighting Design Standards) of the Campbell Municipal Code. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 7. Construction Hours: Construction activities shall be limited to the hours of 8:00 a.m. to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays unless an exception is granted by the Building Official. 8. Roof Vents: The applicant shall coordinate mechanical and equipment improvement plans to minimize the number of roof vents that are visible from the street frontage. The applicant shall submit mechanical plans demonstrating the clustering of mechanical venting and the routing of ventilation systems within the building when possible to the satisfaction of the Community Development Director, prior to the issuance of building permits. 9. Contractor Contact Information Postinq: Prior to the issuance of building permits, the project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street. Planning Commission Resolution No. 3727 PLN2006-57 -- 240 Michelle Drive Denying an Appeal and Upholding the Administrative Decision Allowing a Second Story Addition to an Existing Single-Family Residence Page 4 Building Division: 10. Permits Required: A building permit application shall be required for the proposed remodeling and addition to the existing structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 11. Plan Preparation: Portions of this project require 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. 12. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 13. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 14. 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. 15. Title 24 Enerqv Compliance: California Title 24 Energy Compliance forms CF-1 R and MF-1 R shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted as well. 16. 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. 17. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of the plan submittal. The specification sheet (size 24" by 36") is available at the Building Division service counter. 18. Approvals Required: The project requires the following agency approvals 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:* Planning Commission Resolution No. 3727 PLN2006-57 -- 240 Michelle Drive Denying an Appeal and Upholding the Administrative Decision Allowing a Second Story Addition to an Existing Single-Family Residence Page 5 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) *To determine your district, contact the offices identified above. Obtain the School District payment form from the City's Building Division, after the Division has approved the building permit application. 19. 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 PG&E concerning utility easements, distribution pole locations, and required conductor clearances. 20. Intent To OCCUpy Durin!:! Construction: Owners shall declare in writing 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. 21. Construction Fencinq: This project shall be properly enclosed with construction fencing to prevent unauthorized access to the site during construction. The construction site shall be secured to prevent vandalism and/or theft during hours when no work is being done. AYES: Commissioners: Alderete, Doorley, Ebner, Francois, Gibbons, Rocha and Roseberry None None None APPROVEDLc G ~ --- Bob Alderete, Chair NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: I ......._w.. ..~...... I ATTEST: