HomeMy WebLinkAboutPC Reso05-23 04-064 Bryceson Garage Conversion CUP
RESOLUTION NO. 05 - 23
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT TO ALLOW THE CONVERSION OF A
GARAGE TO RESIDENTIAL LIVING SPACE FOR THE PROPERTY AT 7052 AMADOR
VALLEY BOULEVARD, P A 04-064
(APN 941-0204-004)
WHEREAS, Robert and Tonia Bryceson, Property Owners and Applicants, have requested
approval of a Conditional Use Permit to allow the partial conversion of a garage to residential living space
for a new 121-square-foot bedroom for property at 7052 Amador Valley Boulevard in an Single Family
Residential (R-I) Zoning District; and
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Community Development Department; and
WHEREAS, the Project is Categorically Exempt from the provIsIOns of the California
Environmental Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental
Guidelines, under Section 15303 (e), Class 3, as the project is a conversion of an existing small structure
from a residential garage to a living space and a minor modification to the exterior of the structure in the
form of a new 47-inch by 47-inch window will be made; and
WHEREAS, the Planning Commission did hold a public hearing on said project application on
March 22,2005; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff report was submitted recommending Planning Commission approval of the
project; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations,
and testimony hereinabove set forth and used their independent judgment.
NOW, THEREFORE, BE IT FURTHER RESOL VED THAT THE Planning Commission of
the City of Dublin does hereby make the following findings and determinations:
I. The proposed use and related structures is compatible with other land uses,
transportation and service facilities in the vicinity, because the proposed conversion of
garage space to living space would not change the primary use of the structure as a
single-family home, which is in a traditional residential neighborhood consisting of
other single-family homes.
2. The proposed use will not adversely affect the health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety and welfare and
will not be injurious to property or improvements in the neighborhood because two
full-size parking spaces will be provided and because Conditions of Approval have
been added to the project as recommended by City Staff to ensure that the project
meets all health and safety standards.
3. There are adequate provisions for public access, water, sanitation, and public utilities
and services to ensure that the proposed use and related structures would not be
detrimental to the public health, safety, and welfare because the provision of public
utilities and services to the site would not be impacted by the small scope ofthe
project.
4. The subject site is physically suitable for the type, density and intensity ofthe use and
the addition to the structure being proposed because a minimum oftwo (2) full-size
parking spaces will be available in the existing driveway consistent with Zoning
Ordinance Chapter 8.76, Off-Street Parking and Loading Regulation, and an additional
enclosed parking space will remain in the garage.
5. The proposed use will not be contrary to the specific intent clauses, development
regulations, or performance standards established for the zoning district or General
Plan designation in which it is located because the property is zoned Single-Family
Residential (R-I) District consistent with the General Plan designation of Single-
Family Residential (0.9 to 6.0 units per acre) and the property will continue to be used
as one, single-family home that is compatible with a quiet, family-living environment.
6. Architectural considerations, including the character, scale, and quality of the design,
the architectural relationship with the site and other buildings, building materials and
colors, screening of exterior appurtenances, exterior lighting, and similar elements have
been incorporated into the project in order to ensure compatibility of the development
with the development's design concept or theme and the character of adjacent
buildings, neighborhoods, and uses, because the Applicants have minimized the scope
of exterior changes to the home. The only exterior change consists of a new 47-inch by
47-inch window to be added to the west elevation ofthe home. The window will be
consistent with existing windows and will not impact privacy of adjacent homes. The
existing garage door will remain intact and functioning.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said
application, P A 04-064, a request for a Conditional Use Permit to allow the partial conversion of a garage
to residential living space for property at 7052 Amador Valley Boulevard, as generally depicted on the
plans, labeled Exhibit A, consisting ofthree (3) sheets, dated received March 1,2005, stamped approved,
and on file with the Community Development Department, subject to the following conditions:
2
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
Permit Expiration. Construction or use shall commence within PL
one (1) year of Permit approval or the Permit shall lapse and
become null and void. Commencement of construction or use
means the actual construction or use pursuant to the Permit
approval or, demonstrating substantial progress toward
commencing such construction or use. If there is a dispute as to
whether the Permit has expired, the City may hold a noticed public
hearing to determine the matter. Such a determination may be
processed concurrently with revocation proceedings in appropriate
circumstances. If a Permit expires, a new application must be made
and processed according to the requirements of the Zoning
Ordinance.
Time Extension. The original approving decision-maker may, PL
upon the Applicant's written request for an extension of approval
prior to expiration, and upon the determination that any Conditions
of Approval remain adequate to assure that applicable findings of
approval will continue to be met, grant a time extension of approval
for a period not to exceed six (6) months. All time extension
requests shall be noticed and a public hearing or public meeting
shall be held as re uired b the articular Permit.
Permit Validity. This Conditional Use Permit shall be valid for PL
the remaining life of the approved structure so long as the operators
of the subject property comply with the conditions of approval for
P A 04-064.
Parking. Two, full-size (9' x 20') parking spaces shall remain PL
available and accessible on the existing driveway for the parking of
vehicles. Drivewa width shall maintained at 18 feet.
Property Maintenance. The property shall be maintained in PL
accordance with Section 5.64, Property Maintenance of the Dublin
Munici al Code.
Permit Revocation. This Conditional Use Permit will be PL
revocable for cause in accordance with Section 8.96.020.1 of the
Dublin Zonin Ordinance.
Building Codes and Ordinances. All project construction shall B
conform to all building codes and ordinances in effect at the time of
building pennit issuance.
Building Permits. To apply for building permits, the Applicant B
shall submit eight (8) sets of construction plans to the Building
Division for plan check. Construction plans shall be fully
dimensioned (including building elevations) and accurately drawn
de ictin all existin and ro osed conditions on site .
Addressing. A backlit address shall be installed on the front of the P
residence, and addressing shall be visible fTom the Amador Valley
Boulevard public right-of-way.
Residential Security Ordinance. The Applicant shall comply P
with all applicable City of Dublin Residential Security Ordinance
Requirements.
3
On-going
On-going
On-going
On-going
On-going
On-going
Building
Permit and
On-going
Building
Permit and
On-going
Building
Permit and
On-going
Building
Permit and
On-going
Z.O.
Z.O.
PL
Z.O.
Z.O.
Z.O.
B
B
Residential
Security
Ordinance!
DMC
Residential
Security
Ordinance/
DMC
11. Minimum Dimension. The Applicant/Developer must provide a B Building CBC
minimum 7 -foot clear dimension in any direction in the new room Permit and
(CBC Section 310.6.3). On-going
12. Source of Heat. The Applicant/Developer must provide an B Building CBC
operating source of heat to the new room (CBC Section 310.11). Permit and
On-~oing
13. Wall Construction. The Applicant/Developer must construct the B Building CBC
wall between the new room (R-3 occupancy) and garage (U-l Permit and
occupancy) with 5/8-inch, Type X drywall material on the garage On-going
side (CBC Section 302.4 Exc.3)
14. Electrical. The Applicant/Developer shall ensure that electrical B Building CBC
receptacles are arc fault protected per CEC Section 21O.l2(b), and Permit and
electrical outlet receptacles are spaced per CEC Section 210-52 On-going
(a)(1)(2), and no more than 12 feet apart.
15. Access to New Living Area. The Applicant/Deve1oper shall B Building CBC
provide access to the new room fTom the existing living area of the Permit and
home. No access to the room will be allowed directly fTom the On-going
garage area (CBC 312.4).
16. Smoke Detectors. The Applicant/Developer shall provide B Building CBC
interlocking and hardwired smoke detectors throughout the home Permit and
(CBC Section 310.9). On-going
17. Fire Code. The project shall comply with Uniform Building and Fire F Building F
Codes as adopted by the City of Dublin. Permit and
On-going
PASSED, APPROVED AND ADOPTED this 22nd day of March, 2005.
AYES:
Chair Schaub, Cm. Biddle, Fasulkey, King, and Machtmes
NOES:
ABSENT:
ABSTAIN:
~/¿;¡e --
Planning Commission Chairperson
ATTEST:
Pl~!.;;~ I AclMj
G: \P A#\2004 \04-064 \garage conversion \PC Reso.doc
4