PC Res 3478RESOLUTION NO. 3478
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
(PLN2002-153) TO ALLOW THE CONSTRUCTION OF A NEW
DETACHED GARAGE AND AN ADDITION TO AN EXISTING
SINGLE-FAMILY RESIDENCE ON PROPERTY OWNED BY MR.
KEVING THURSTON LOCATED AT 110 S. SECOND STREET IN A
PD (PLANNED DEVELOPMENT) ZONING DISTRICT.
APPLICATION OF MR. KEVIN THURSTON. FILE NO. PLN2002-153.
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 PLN2002-153:
1. The development of the proposed project will result in a use that is consistent with the
General Plan land use of Low-Medium Density Residential for this area.
2. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
o
The proposed project consists of a 66 square foot addition on the first floor at the back of the
residence, a seven square foot addition on the second floor at the back of the residence and
construction of a new 736 square foot detached garage at the rear of the property. The project
also includes relocating the porch entry from the left side to the front, replacing the
aluminum windows with wood sash windows, removing all the existing siding and replacing
with new siding and a new fifty-year composition shingle roof. The applicant is proposing an
entire remodel on the interior including the basement, first and second floor.
The site plan illustrates the location of the addition at the rear of the house, minor demolition
on the right side of the house, demolition of the existing garage and construction of a new
detached garage. The demolition on the right side of the house is necessary for access to the
new detached garage. The new garage will be visible from the street but will be designed to
be consistent with the main house. The garage will provide two covered parking spaces
which meets the requirements of the Zoning Code.
o
The proposed addition and detached garage are consistent with the architectural design and
historic character of the structure. The addition and detached garage have been designed to
be compatible with the existing structure. The new wood siding, windows, window trim, and
roof will match the architecture of the existing residence.
6. The proposed project is consistent with the Secretary of the Interior's Standards for
Rehabilitation and Guidelines for Rehabilitating Historic Structures.
Planning Commission Resolution No. 3478
PLN2002-153 - 110 S. Second Street - Conditional Use Permit - Residential Addition
Page 2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that, as conditioned:
The establishment, maintenance, or operation of the use applied for will not be detrimental to
the health, safety, peace, morals, comfort or general welfare of persons residing or working
in the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the city;
The proposed 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;
3. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate;
4. The proposed use is compatible with the uses in the area;
o
The project qualifies as Categorically Exempt under section 15331, Class 31 of
the guidelines propounded under the California Environmental Quality Act (CEQA)
pertaining to the rehabilitation of a historical resource;
6. There is a reasonable relationship and a rough proportionality between the conditions of the
project and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a Conditional
Use Permit (PLN2002-153) to allow the construction of a new detached garage and an addition
to an existing single-family residence on property owned by Mr. Kevin Thurston located at 110
S. Second Street, 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:
Project Approval: Approval is granted for a Conditional Use Permit (PLN2002-153)
allowing a 66 square foot addition on the first floor at the back of the residence, a seven
square foot addition on the second floor at the back of the residence and construction of a
Planning Commission Resolution No. 3478
PLN2002-153 - 110 S. Second Street - Conditional Use Permit - Residential Addition
Page 3
o
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new 736 square foot detached garage at the rear of the property. The approval also includes
relocating the porch entry from the left side to the front, replacing the aluminum windows
with wood sash windows, removing all the existing siding and replacing with new siding and
a new fifty-year composition shingle roof. The approval includes the entire remodel on the
interior including the basement, first and second floor. The building and site design shall
substantially conform to the set of plans submitted to the Planning Division, and dated
January 7, 2003, including building elevations and site plan, except as may be modified by
the Conditions of Approval herein.
Conditional Use Permit Approval: The Conditional Use 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 Conditional
Use Permit shall be void.
Building Elevations, Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall
be reviewed by and approved by the Community Development Director prior to the issuance
of building permits. Project details include, but are not limited to, the following:
ao
Details of materials to be used on the addition to the historic structure. Materials are to
be consistent with materials used on historic buildings of the same type, age, and style
and shall be of historic quality or appear to be historic quality.
b. Providing a color/material sample board specifying color palette, textures and materials
to ensure that it matches the existing roof material.
c. Providing roof samples or brochures of the color and material of the proposed roofing to
ensure that it matches the existing roof material.
do
Providing window schedules for high quality of window treatments and styles reflecting
the high quality historic windows depicted on the elevations. All windows shall be
consistent with the architectural style of the existing structure.
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. All parking spaces and driveways shall be graded, drained and surfaced
with an asphaltic or concrete surface to provide a durable and dust-free surface and access
under all weather conditions.
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.
Planning Commission Resolution No. 3478
PLN2002-153 - 110 S. Second Street - Conditional Use Permit - Residential Addition
Page 4
Building Division:
Permits Required: A separate building permit application shall be required for each addition
proposed to the existing structures. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
Plan Preparation: This addition may require plans prepared under the direction and oversight
of a California licensed Engineer or Architect. When applicable, plans submitted for
building permits shall be "wet stamped" and signed by the qualifying professional person.
8. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
9. Size of Plans: The size of construction plans submitted for building permits shall be 24 in. x
36 in.
10. 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.
11. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
IR shall be blue-lined on the construction plans. 8~ by 11 calculations shall be submitted as
well.
12. 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.
13. 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.
14. Approvals Required: 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)
Planning Commission Resolution No. 3478
PLN2002-153 - 110 S. Second Street - Conditional Use Permit - Residential Addition
Page 5
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.
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: Gene Do~rley, Acting
ATTEST:
Sharon Fierro, Secretary