PC Res 3456RESOLUTION NO. 3456
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT (PLN2002-86) TO ALLOW A 776 SQUARE FOOT
ADDITION TO A SINGLE-FAMILY RESIDENCE THAT IS A
DESIGNATED HISTORIC LANDMARK (THE MRS. BULL
HOUSE) ON PROPERTY OWNED BY TODD AND TANYA
LOCAC AT 81 N. FIRST STREET IN A P-D-H (PLANNED
DEVELOPMENT-HISTORIC) ZONING DISTRICT. APPLICATION
OF TODD AND TANYA LONAC. FILE NO. PLN2002-86.
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 PLN2002-86:
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 and/or Professional Office 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 661 square foot addition to the back of the residence,
creating a master bedroom and bathroom and a breakfast/family room off the kitchen. The
kitchen will be remodeled and interior stairs to the unfinished basement will be added. The
project also includes remodeling the storage portion of the existing detached secondary
dwelling unit and adding on 115 square feet in order to create a single car garage.
The site plan illustrates the location of the addition at the rear of the house, reducing its
visibility from the street. The new garage will be visible from the street but will be designed
to be consistent with the main house and include a carriage style wood door.
o
The proposed addition is consistent with the architectural design and historic character of the
structure. The addition has been designed to be compatible with the existing structure. The
new wood siding, windows, window trim, and roof will match the main residence.
6. The proposed project is consistent with the Secretary of the Interior's Standards for
Rehabilitation and Guidelines for Rehabilitating Historic Structures.
An Initial Study has been prepared for this project, which provides documentation for the
factual basis for concluding that a Negative Declaration may be prepared since no substantial
evidence exists, in light of the whole record, that the project may have a significant effect on
the environment.
Planning Commission Resolution No. 3456
PLN2002-86 - 81 N. First Street
Use Permit-Addition to Historic Landmark Residence (Mrs. Bull House)
Page 2
A Negative Declaration that describes the reasons that the project will not have a significant
effect on the environment and therefore does not require the preparation of an Environmental
Impact Report was prepared pursuant to Section 15071 of the California Environmental
Quality Act Guidelines.
9. The City of Campbell provided a notice of intent to adopt a Negative Declaration to the
public via the Campbell Express and the County Clerk.
10. The City of Campbell provided a 20-day public review period of the Negative Declaration
pursuant to Section 15073 of the California Environmental Quality Act Guidelines.
11. The Planning Commission hereby finds and determines that the Negative Declaration reflects
the independent judgment of the Planning Commission.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
o
The proposed use 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.
4. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
6. No substantial evidence has been presented which shows that the project as currently
presented would have a significant effect on the environment.
7. The Custodian of the Record for this Negative Declaration and Initial Study is the City Clerk
of the City of Campbell, located at 70 North First Street, Campbell, California.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Permit (PLN2002-86) to allow a 776 square foot addition to a single-family residence that is
Planning Commission Resomtion No. 3456
PLN2002-86 - 81 N. First Street
Use Permit-Addition to Historic Landmark Residence (Mrs. Bull House)
Page 3
a designated Historic Landmark (the Mrs. Bull House) on property owned by Todd and Tanya
Lonac at 81 N. First 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 (PLN2002-89) allowing
a 661 square foot addition to the back of the residence, creating a master bedroom and
bathroom and a breakfast/family room off the kitchen. The project also includes remodeling
the storage portion of the existing detached secondary dwelling unit and adding on 115
square feet in order to create a single car garage. The building and site design shall
substantially conform to the set of plans submitted by Bruno Marcelic, Architect, and dated
July 1, 2002, 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.
o
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:
a. 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.
Planning Commission Resomdon No. 3456
PLN2002-86 - 81 N. First Street
Use Permit-Addition to Historic Landmark Residence (Mrs. Bull House)
Page 4
d. 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.
4. 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.
5. 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.
6. 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.
Building Division:
7. 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.
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. 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.
11. 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.
12. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-iR and MF-
1R shall be blue-lined on the construction plans. 8~ by 11 calculations shall be submitted as
well.
13. 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 Resomtion No. 3456
PLN2002-86 - 81 N. First Street
Use Permit-Addition to Historic Landmark Residence (Mrs. Bull House)
Page 5
14. 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.
15. 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)
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 24th day of September, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Francois, Gibbons, Hemandez, Jones and Rocha
None
Doorley
None
APPROV~t~/f/~~
{,~_ To'm Franco~/s, Chair [
ATTEST:
Sharon Fierro, Secretary