Admin PD - SLU - 2004August 26, 2004
Kevin Thurston
110 S. Second Street
Campbell, CA 95008
Re: Administrative Planned Development Permit
File No.: PLN2004-00101
110 S. Second Street
Dear Mr. Thurston:
The Community Development Director has conditionally approved your Administrative Planned
Development Permit application to allow the construction of a 623 square foot second dwelling
unit located at 110 S. Second Street in a P-D (Planned Development) Zoning District.
Thank you for the opportunity to review these plans. If you should have any questions regarding
this approval, please feel free to contact me at (408) 866-2142 or by email at
melindad@citvofcampbell.com.
Sincerely,
Melinda M. Denis
Planner I
Ene!: Administrative Planned Development Permit Approval, August 26, 2004
Stamped Approved Plans (I - 24" x 36")
cc: GeoffBradley, Senior Planner
AUGUST 26, 2004
PLN2004-101
Thurston, K.
Application ofMr. Kevin Thurston for approval of an Administrative Planned
Development Permit to allow construction of a 623 square foot second
dwelling unit on property owned by Mr. Kevin Thurston located at 110 S.
Second Street in a P-D (Planned Development) Zoning District.
PROJECT DESCRIPTION
The project consists of the construction of a 623 square foot second dwelling unit located at 110
S. Second Street.
DISCUSSION
The subject property is currently developed with a two-story single-family residence constructed
in approximately 1904. The existing residence was approved to the Historic Resources
Inventory in 1984. The existing residence consists of 1,391 square feet on the first floor, 736
square feet on the second floor, 388 square foot in the basement, and a 736 square foot detached
garage. A potion of the existing detached garage will be converted to living space for the second
dwelling unit.
The project site is located on South Second Street just south of its intersection with Everett
Avenue. The project site is surrounded by single-family residential uses to the north, south, east,
and west.
The General Plan land use designation for the project site is Low-Medium Density Residential
and the project is compatible with this land use designation. The proposed project complies with
the following General Plan Land Use Element Strategies:
Strategy LUT-5.2a: Neighborhood Comoatibilitv: Promote new residential
development and substantial additions that are designed to maintain and support
the existing character and development pattern of the surrounding neighborhood,
especially in historic neighborhoods and neighborhoods with consistent design
characteristics.
PLN2004-101-110 S. Secuud Street
Administrative Planned Development Permit
Page 2 of2
Strategy LUT-7.2n: Consistencv With Plans: Ensure that new development and
substantial remodeling projects are consistent with Specific Plans, Area Plans,
City Standard Details and adopted Streetscape Standards to create a cohesive
design. .
Strategy LUT-17.lb: Landscaping: Ensure that new developments provide new tree
plantings, shrubs, greenery and other landscaping materials, and preserve existing trees
and shrubs.
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.
The zoning designation for the project site is P-D (Planned Development). An Administrative
Planned Development Permit is required for an addition to a single-family residence within the
P-D (Planned Development) zoning district.
The proposed second residence would be attached to the side of the existing detached garage,
and would not be visible from the public street. Access to the proposed second residence would
be via an entrance on the west side of the building. The proposed second residence utilizes a
gable roof design, wood siding, wood trim, and composition shingle roofing that will match the
existing residence in terms of style, material, and color.
Attachments:
1. Findings for Approval ofPLN2004-00101
2. Conditions of Approval for PLN2004-00101
3. Location Map
Prepared bY:'~/L/1tI&fl1ika~~
Melinda M. Denis, Planner I
APPro'''''bY>.&f~ y~
Sharon Fierro, Community Development Director
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN2004-00101
SITE ADDRESS:
APPLICANT:
DATE:
11 0 S. Second Street
Kevin Thurston
August 26, 2004
Findings for approval of an Administrative Plauned Development Permit to allow the
construction of a 623 square foot second dwelling unit located at 110 S Second Street.
The Community Development Director finds as follows with regard to File No. PLN2004-1 01:
I. The proposed project consists of the construction of a 623 square foot second dwelling unit.
2. The development of the proposed project will result in a use that is consistent with the
General Plan land use designation of Low-Medium Density Residential for the area.
3. The proposed project is consistent with the P-D (Planned Development) Zoning District.
4. The proposed project will contribute to the housing stock in the City of Campbell and serve
the housing needs of the community.
5. The proposed project is well designed and is architecturally compatible with the existing
house and surrounding neighborhood.
6. The subject property is surrounded by residential uses to the north, south, east, and west.
7. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (a) of the
California Environmental Quality Act (CEQA) pertaining to new construction.
Based upon the foregoing findings of fact, the Community Development Director further finds and
concludes that:
1. The proposed project is consistent with the General Plan and the Zoning Code.
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. The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
Attachment # I
Page 2 of2
6. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
8. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2004-00101
SITE ADDRESS:
APPLICANT:
DATE:
110 S. Second Street
Kevin Thurston
August 26, 2004
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. Where approval by the Community Development Director, 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:
I. Approved Project: Approval is granted for an Administrative Planned Development Permit
(PLN2004-00101) for the construction of a 623 square foot second dwelling unit located at
110 S. Second Street. The site design shall substantially comply with the project exhibits
listed below, except as may be modified by the Conditions of Approval herein.
a. Project plans prepared by Kevin Thurston and dated as received by the Planning Division
on August 5, 2004, including a site plan, floor plan, and building elevations.
2. Administrative Planned Development Permit Approval Expiration: The Administrative
Planned Development Permit approval shall be valid for one year from the date of final
approval. Within this one-year period a building permit must be obtained and construction
completed one year thereafter or the use must be established on the property (if no building
permit is required). Failure to meet these deadlines will result in the Administrative Planned
Development Permit being void.
3. Park Impact Fee: The applicant shall pay a park impact fee of $5,635 prior to the issuance of
a certificate of building occupancy.
4. Deed Restriction: The applicant shall record a deed restriction that stipulates that no more
than one dwelling unit on the property shall be rented or leased. Proof of the recorded
document shall be submitted to the Planning Division prior to the issuance of building
permits.
5. Fences: Any newly proposed fencing shall comply with Section 21.18.060 of the Campbell
Municipal Code and shall be reviewed and approved by the Community Development
Director prior to issuance of any building permits for the project.
Attachment #2
Page 2 on
6. Building Elevations. Details and Colors: The applicant shall submit detailed building
elevations depicting architectural details. Detailed elevations shall be reviewed by and
approved by the Community Development Director prior to the issuance of building permits
for compliance with all applicable conditions, laws, regulations, and policies.
7. Propertv 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 be demolished or removed
from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.)
8. Parking 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.
9. 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.
10. Construction Hours: Construction activities will 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.
11. Contractor Contact Information Posting: 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.
12. Utilities: All new on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions.
Building Division:
13. Permits Required: A building permit application shall be required for the proposed new
second dwelling unit. The building permit shall include Electrical/PlumbinglMechanical fees
when such work is part of the permit.
14. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
15. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches by 36 inches.
16. Slab Construction: Current State Code requires that concrete slabs supporting habitable
living area must have moisture barrier as part of the slab design. Slabs constructed for
Attachment #2
Page 3 of3
garage use typically do not incorporate moisture barriers in their construction. Please
provide information on how you intend to moisture proof (e) garage slab proposed to be used
as living space.
17. 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. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
18. Title 24 Energv 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.
19. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer ofrecord 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.
20. Water Pollution: 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.
21. Other Agencv Approvals: 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. 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.
22. 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 P.G and E. concerning utility easements, distribution pole
locations and required conductor clearances.
June 7, 2004
Mr. Kevin Thurston
110 S. Second Street
Campbell, CA 95008
Re: Preliminary Application Comments
File No.: PRE2004-00032
11 0 S. Second Street
Dear Mr. Thurston:
Thank you for your submittal of a preliminary application for the construction of a new
secondary residential dwelling unit located at 110 S. Second Street. The subject property
is presently zoned P.D (Planned Development) and is designated as Low-Medium
Density Residential (6-13 units per gross acre) on the City's General Plan Land Use Map.
The construction of a new secondary residential dwelling unit would require the
following application approval:
Administrative Planned Development Permit
In order to construct a new secondary residential dwelling unit, the project will require
the approval of an Administrative Planned Development Permit by the Community
Development Director. Division fees associated with this application include the Planned
Development Permit application fee, which is currently $235 and the Park In Lieu fee,
which is currently $7,035. Fees from the other departments will be required for this
project and each department should be contacted for the specific amounts.
The Planning Division completed the review of your pre-application and has the
following comments regarding your proposal:
Site Design
The site is currently developed with a two-story single-family residence and detached
garage. The site plan indicates that you would like to add a new residence in the rear
portion of the property, attached to the existing garage. The development standards for
the R-1-6 Zoning District should be followed when looking at the site design for this
project. The side and rear setbacks should be the greater of five feet or half the height of
the building wall adjacent to the property line. The lot coverage for the subject property
should not exceed 40 percent and the floor area ratio should not exceed 0.55.
Please include all existing and proposed fencing, rear alley, and alley ingress/egress to
the existing garage on the site plan with your formal submittal. Staff was unable to
PLN2004-00032 -110 u. .)'econd Street
Paf!e 2 0(2
comment on the architecture and design of the proposed unit since elevations were not
submitted with the preliminary application. Elements to consider when designing the
proposed unit are building materials, window type and style, and placement of the entry.
Parking
The proposed project will require a total of four parking spaces, a minimum of two
covered and two uncovered. The minimum dimensions for each parking space is 10 feet
by 20 feet.
Your application was distributed to the Public Works Department, Building Division,
Planning Division, and the County Fire Department. In addition to the Planning
Division's comments contained in this letter, please find enclosed comments from the
Building Division. Please note that these comments are meant to be preliminary.
Conditions of approval from each department will be developed when the formal
application is submitted.
Thank you for the opportunity to review these plans. Please do not hesitate to contact me
at (408) 866-2142 or by email at melindad{a),citvofcampbell.com to schedule a meeting to
discuss these comments and the application process.
Sincerely,
\f11elf1~C'c-j1J1f:c~
Melinda M. Denis
Planner I
encl: Planned Development Permit Application
Building Division's Comments, 5/19/04
cc: GeoffBradley, Senior Planner