PC Res 3477RESOLUTION NO. 3477
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERM1T (PLN2002-144) TO ALLOW A SECOND STORY
ADDITION ON AN EXISTING SINGLE-FAMILY RESIDENCE ON
PROPERTY OWNED BY VON AND JHAINE GOESLING LOCATED
AT 1384 WALNUT DRIVE IN AN R-l-10 (SINGLE FAMILY
RESIDENTIAL) ZONING DISTRICT. APPLICATION OF MR. LOUIS
DORCICH, ON BEHALF OF VON AND JHAINE GOESLING. FILE
NO. PLN2002-144.
After notification and public heating, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2002-144:
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.)
The proposed project is consistent with the R-l-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.
The project consists of a 4,223 square foot two-story residence, a 397 square foot attached
garage, and a 64 square foot covered porch with a building coverage of 32% and Floor Area
Ratio of 0.44.
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.
A ten-foot setback is provided from the northern side property line and an existing seven-foot
six-inch setback is provided from the southern side property line. A twenty-five foot setback
is provided from the front property line and a twenty-nine foot setback from the rear property
line.
Planning Commission Resolution No. 3477
PLN2002-144 - 1384 Walnut Drive - Site and Architectural Review Permit
Page 2
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. Additional elements include the
decorative porch, divided window treatments, and stone treatment on the chimney and entry.
9. The proposed project is surrounded by single-family residential uses to the north, south, and
west and a commercial use to the east.
10. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA) pertaining to the construction of a single-family
residential addition.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
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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.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a Site and
Architectural Review Permit (PLN2002-148) to allow the construction of a second story addition
on an existing single-family residence on property owned by Von and Jhaine Goesling located at
1384 Walnut Drive, 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
Planning Commission Resolution No. 3477
PLN2002-144 - 1384 Walnut Drive - Site and Architectural Review Permit
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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:
Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a second story addition on 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:
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1. Project plans prepared by Louis Dorcich and received by the Planning Division on
January 8, 2003, including a site plan, floor plans, elevations, and landscape plan.
2. Color/material board received by the Planning Division on November 15, 2003.
3. Colored Elevation received by the Planning Division on January 8, 2003.
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.
Fences: Any existing or new fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a six-foot high
"good neighbor" wood fence at the expense of the applicant, unless it is determined to be in
good condition by the Community Development Director.
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.)
Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code.
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
Planning Commission Resolution No. 3477
PLN2002-144 - 1384 Walnut Drive - Site and Architectural Review Permit
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decorative design to be compatible with the residential development and shall incorporate
energy saving features.
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 final inspection.
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Tree Protection Plan: Prior to issuance of building permits, the applicant shall submit a tree
protection plan in accordance with the City's Water Efficient Landscape Guidelines (WELS)
and the Tree Preservation Ordinance to indicate how the existing trees to be retained on site
will be protected during construction.
BUILDING DIVISION
10. Permits Required: A building permit application shall be required for the proposed new
dwelling unit. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit.
11. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
12. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
13. 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.
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 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
IR shall be blue-lined on the construction plans. 81/2 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.
Planning Commission Resolution No. 3477
PLN2002-144 - 1384 Walnut Drive - Site and Architectural Review Permit
Page 5
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 plan
submittal. The specification sheet (size 24" by 36") is available at the Building Division
service counter.
18. Approvals Required:
of the building permit:
a.
b.
C.
d.
The project requires the following agency approvals prior to issuance
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
Bay Area Air Quality Management District (Demolitions Only)
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.
19. PG&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.
PUBLIC WORKS DEPARTMENT
20. Work in the Public Right-of-Way: 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.
21. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
22. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 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.
23. 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. Streets, which have been resurfaced within
the previous five years, will require boring and jacking for all new utility installations.
Planning Commission Resolution No. 3477
PLN2002-144 - 1384 Walnut Drive - Site and Architectural Review Permit
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Applicant shall also prepare pavement restoration plans for approval by the City Engineer
prior to any utility installation or abandonment.
FIRE DEPARTMENT
24. Required Fire Flow: The fire flow for this project is 1,750 gpm at 20 psi residual pressure.
The required fire flow is available from area water mains and fire hydrant(s), which are
spaced at the required spacing.
PASSED AND ADOPTED this 28th day of January, 2003, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois, Gibbons and Rocha
None
Hemandez and Jones
None
APPROVED:F' ~q~'~~
~eo~ Doo[ley, Acting C~.~
ATTEST: ..~~k~''-~
Sharon Fierro, Secretary