Site and Arch - Res Add - 2005October 13, 2005
Von and Jhaine Goesling
1384 Walnut Drive
Campbell, CA 95008
Re: PLN2005-108 - 1384 Walnut Drive -- Site and Architectural Review Permit
Dear Applicant:
Please be advised that at its meeting of October 11, 2005, the Planning Commission
adopted Resolution No. 3677 approving a Site and Architectural Review Permit
(PLN2005-108) to allow the a remodel and second story addition to an existing single
family residence on the above referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk
by 5 p.m. on Friday, October 21, 2005. The time within which judicial review of this
action must be sought is governed by Section 1094.6 of the California Code of Civil
Procedure, unless another statute (such as California Government Code Section 65009
or some other applicable provision) sets forth a more specific time period.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
C~~~~`,`.~ ~' I ~
Stephanie Willsey
Planner I
cc: Frank Mills, Building
Chris Veargason, Fire
Ed Arango, Public Works
70 North First Street ~ Campbell, California 95008-! 436 ~ Tr.L 408.866.2140 ~ rn>; 408.86ti.8381 Tnr~ 408.866.2790
RESOLUTION NO. 3677
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2005-108) TO ALLOW A REMODEL AND
SECOND STORY ADDITION TO AN EXISTING SINGLE-FAMILY
RESIDENCE ON PROPERTY OWNED BY VON & JHAINE
GOESLING LOCATED AT 1384 WALNUT DRIVE IN AN R-1-10
(SINGE FAMILY RESIDENTIAL) ZONING DISTRICT. APPLICATION
OF VON &JHAINE GOESLING. FILE NO. PLN2005-108.
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 PLN2005-108:
1. The density of the proposed project site is 3.4 units per gross acre, which is
consistent with the General Plan land use designation of Low Density Residential
(less than 3.5 units per gross acre).
2. The proposed project is consistent with the R-1-10 (Single-Family Residential,
10,000 square foot minimum lot size) Zoning District and meets the minimum
setbacks, height restriction, building coverage, floor area ratio, and parking
requirements of the R-1-10 Zoning District.
3. The project is consistent with the development standards and design guidelines of
the San Tomas Area Neighborhood Plan.
4. The project consists of a 4,620 square foot two-story residence, with a building
coverage of 33% and Floor Area Ratio of 0.44 where the maximum lot coverage is
35% and the maximum floor area ratio is 0.45.
5. The project provides four parking spaces where a minimum of two parking spaces
are required.
6. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
7. The proposed project does not include the removal of any protected trees.
8. The proposed two-story residence incorporates representative architectural features
of homes in the San Tomas Neighborhood including hipped and gabled roof forms, a
two-car garage door, composition shingle roofing, and stucco siding.
9. The proposed project is surrounded by single-family residential uses to the north,
south, and west and a commercial use to the east.
Planning Commission r.,:solution No. 3677
PLN2005-108 -- 1384 Walnut Drive -- Site and Architectural Review Permit
Page 2
10. The project qualifies as Categorically Exempt under Section 15301, Class 1 of the
California Environmental Quality Act (CEQA) pertaining to an addition to an existing
structure provided that the addition will not result in an increase of more than 10,000
square feet.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The development will be compatible with the General Plan of the City and will aid in
the harmonious development of the immediate area.
2. The development will be compatible with the Zoning Code of the City.
3. 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.
4. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
5. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
6. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2005-108) to allow a remodel and second story
addition to an existing single-family residence on property owned by Von and Jhaine
Goesling located at 1384 Walnut Drive in an R-1-10 (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.
Planning Commission hcsolution No. 3677
PLN2005-108 -- 1384 Walnut Drive -- Site and Architectural Review Permit
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
Approved Proiect: Approval is granted for a Site and Architectural Review Permit to
allow a remodel and second story addition to an existing single-family residence
located at 1384 Walnut Drive. The building design and site design shall substantially
conform to the project exhibits listed below, except as may be modified by the
conditions of approval herein:
a. Project plans prepared by Louis Dorcich and received by the Planning Division
on September 1, 2005, including a site plan, floor plans, and elevations.
b. Color/material board and colored elevation received by the Planning Division on
September 1, 2005.
2. Approval Expiration: The Site and Architectural Review Permit approval shall be
valid for a period of 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 Site and Architectural Review Permit shall be void.
3. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the
Campbell Municipal Code. Fencing along the property lines shall be replaced with a
new fence at the expense of the applicant, unless it is determined to be in good
condition by the Community Development Director.
4. 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 be demolished or removed from the property (Section 11.201 and
11.414, 1985 Ed. Uniform Fire Code.)
5. Parking and Driveways: 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.
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 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.
Planning Commission .:,solution No. 3677
PLN2005-108 -- 1384 Walnut Drive -- Site and Architectural Review Permit
Page 4
7. 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.
8. Accessory Building: The accessory building shall be removed prior to a final building
inspection for the home.
9. 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.
10. Tree Protection Plan: The applicant shall submit a tree protection plan for all
protected trees to be retained on site and shall contain specific information about the
preservation of the trees during any grading or building on site. The tree protection
plan shall be included in the building permit set and reviewed and approved by the
Community Development Director prior to the issuance of building or grading
permits. The tree protection measures shall be installed prior to any demolition,
grading, or building on the project site. Documentation of the installation of the tree
protection measures shall be submitted to the Planning Division (i.e. photos). 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 dripline of the tree.
11. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to
minimize the number of roof vents that are visible from the street frontage. The
applicant shall provide the location of such vents on the building plan elevations and
roof plans, to the satisfaction of the Community Development Director, prior to
issuance of a building permit.
Building Division:
12. Permits Required: A building permit application shall be required for the proposed
complete remodeling and addition to the existing structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
13. Project Description: This project is proposed as a "remodel and addition to an
existing dwelling." The scope of work proposed under this project reflects a scope of
work similar to the construction of a new single-family dwelling. The Building
Inspection Division will consider much of this project as new construction, and
building fees will be calculated based on the comparative similarities to new
construction.
Planning Commission r.~solution No. 3677
PLN2005-108 -- 1384 Walnut Drive -- Site and Architectural Review Permit
Page 5
14. 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.
15. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
16. Size of Plans: The size of construction plans submitted for building permits shall be
24 inches by 36 inches.
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.
18. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue-lined on the construction plans. 8'/z by 11 calculations
shall be submitted as well.
19. 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.
20. 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 plan submittal. The specification sheet (size 24" by 36") is available at the
Building Division service counter.
21. 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:*
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 Building Division, after the
Division has approved the building permit application.
Planning Commission l,esolution No. 3677
PLN2005-108 -- 1384 Walnut Drive -- Site and Architectural Review Permit
Page 6
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 with PG&E concerning utility
easements, distribution pole locations, and required conductor clearances.
23. Intent To Occupy During 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.
24. Construction Fencing: 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.
PUBLIC WORKS DEPARTMENT
25. Work in the Public Right-of-Wa rL: Prior to doing any work in the public right-of-way,
the applicant shall obtain an encroachment permit, provide plans, pay fees and
deposits, post security, and provide insurance.
26. Water Meter(s) and Sewer Cleanout(s):
sewer cleanout(s) shall be installed on
way line.
Existing and proposed water meter(s) and
private property behind the public right-of-
27. 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. Applicant shall comply with all plan submittals, permitting, and fee
requirements of the serving utility companies.
28. Utility Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned; and where new utilities and services will be installed. Joint
trenches for new utilities shall be used wherever possible.
29. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Walnut Drive was overlaid with a Rubber Cap Seal in 2003. The
Planning Commission Resolution No. 3677
PLN2005-108 -- 1384 Walnut Drive -- Site and Architectural Review Permit
Page 7
pavement restoration plan shall indicate how the street pavement will be restored
following the installation or abandonment of all utilities necessary for the project.
30. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. The primary objectives are to improve the quality and reduce the
quantity of stormwater runoff to the bay. Resources to achieve these objectives
include Stormwater Best Management Practices Handbook for New Development
and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality
Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for
Stormwater Quality Protection ("Start at the Source") by the Bay Area Stormwater
Management Agencies Association (BASMAA), 1999; and Using Site Design
Techniques to Meet Development Standarc/s for Stormwater Quality.• A Companion
Document fo Start at the Source ("Using Site Design Techniques") by BASMAA,
2003.
31. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the
site, the applicant shall pay the required Storm Drain Area fee of $2,120 per net
acre, which is $487.
PASSED AND ADOPTED this 11~' day of October, 2005, by the following roll call vote:
AYES: Commissioners: Alderete, Doorley, Ebner, Francois, Gibbons, Rocha
and Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
~
APPROVED. J
liza h Gibbons, Chair
i
/
ATTEST:
G
~
Sharon Fierro, Secretary