Residential Addition - 2003
City of Campbell -- Community Development Department
70 N. First Street, Carn bell, CA 95008
MEMORA DUM
To:
Historic Preservation Board Date: June 19,2003
Geoff I. Bradley, Senior PlanneØl E/
From:
Subject:
Proposed Addition to a Historic Landmark- 76 Alice A venue
S ecial HPB Meetin - Thursda , June 19th, 4:30 m, Council Chambers Alcove
Pro'ect Pro osal: The applicant is proposing to construct an approximately 800 square foot addition to
an existing ity Landmark in the City's Alice Avenue Historic District. The addition would enlarge the
kitchen, fa ily room, and master bedroom and add a laundry room, A wood bay window is proposed
to be adde to the side of the house off the kitchen. The board and batten on the second floor shed
dormer add tion would be replaced with stucco siding to match the rest of the house,
The project was reviewed by the HPB at a Study Session on May 19,2003, The applicant has made the
following c anges in response to the Board's input:
Revised the window style on the east elevation to be consistent with the window style
on the street elevation,
Provided a modified bay window/projection element on the east elevation including a
curved roof as found in some researched examples,
Revised the roof design to provide a more balanced composition,
Provided a trim line to differentiate the master bedroom addition from the original
house.
Review of ro"ect: The Historic Preservation Ordinance stipulates that the Community Development
Director m y approve additions to Landmarks when it is determined that the addition is consistent with
the architec ural style and character of the structure, If she does not make this finding, approval of a
Conditional Use Permit by the Planning Commission is required. The Board's role is to provide
technical a d practical guidance on the application and provide a recommendation to the Community
Developme t Director as to whether the project is consistent with the architectural style and character
of the struc ure.
Staff Reco mendation: Staff is supportive of the revised project and has worked with the applicant
and project architect extensively to revise the plans in order to substantially comply with both the
Secretary 0 the Interior's Standards and Guidelines as well as the Board's input. Staff finds that the
addition is onsistent with the architectural style and character of the structure while also being clearly
differentiat d from the historic structure.
Attachments:
Revise Exhibits (site plan, floor plan, elevations)
Letter from Property Owner
Research on bay/projecting windows
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HISTORIC PRESERVATION BOARD
AGENDA
City of Campbell, 70 North First Street, Campbell, California
Special Meetine: of the Historic Preservation Board
Monday. May 19.2003.5:30 p.m.. City Council Chambers
CALL 1 0 ORDER
Chairper on Sandoval
ROLL ( ALL
NEW B SINESS
1. Revi w of plans for a proposed 776 square foot addition to a Historic Landmark located at 76
AlicE Avenue, This residence is an existing City Landmark in the City's Alice Avenue
Histcric District. The addition would enlarge the kitchen, family room and master bedroom
and <1 dd a laundry room.
ADJOU >NMENT
Adjourn to the Regular Meeting of Wednesday, May 28, 2003, at 5:30 p.m., City Council
Chambel s, 70 North First Street, Campbell, California.
In compli nce with the Americans With Disabilities Act, listening assistance devices are available for
meetings) eld in the Council Chambers. If you require accommodation to participate in the meeting, please
contact Ge iff I. Bradley, Senior Planner, at the Community Development Department at (408) 866-2140.
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City of Campbell -- Community Development Department
70 N. First Street Carn bell CA 95008
MEMORA DUM
To:
From:
Subject:
Historic Preservation Board
Date: May 13, 2003
Darcy Smith, Planner n~~.
Pro'ect Pro osal: The applicant is proposing to construct a 776 square foot addition to an existing City
Landmark i the City's Alice Avenue Historic District. The addition would enlarge the ki!chen, family
room, and aster bedroom and add a laundry room, A wood bay window is proposed to be added to
the side of he house off the kitchen. The board and batten on the second floor shed dormer addition
would be re laced with stucco siding to match the rest of the house.
The propos d addition consists of extending the left side of the front of the house by ten feet to enlarge
the kitchen nd extending the family room by 10 feet six inches to enlarge the family room and add a
new laundr room. This would total 500 square feet. The addition has been setback two feet from the
front buildi g wall and the new roofline has been lowered two feet from the existing roofline to clearly
differentiat it from the existing structure.
The master edroom would be extended another 20 feet to the rear of the house with a new master bath
and closet. his portion of the addition consists of 276 square feet. In order to provide a break in the
wall plane t the master bedroom addition to set it apart from the original building, a one-foot six inch
inset was a ded.
Back roun : The residence at 76 Alice Avenue was constructed in approximately 1922 and owned by
Mr. George E, Hyde, owner of a canning and fruit dehydration plant. The property was later owned by
Mr. Lee Sunders, who was an early weight master and receiving foreman for the J,C. Ainsley
Company. I 1958, the property was acquired by Mr. George Maxwell, the first full-time fire chief for
the City, In 1990, the Maxwell's' application for the City Landmark designation was approved. Mrs.
Maxwell re ently sold the house to the new owner and project applicant, Mr. Keith Balch.
The archite tural style of the residence can be categorized as Provincial Period Revival. It is two stories
with a stucc exterior, gabled roof forms, and provincial design accents. A second floor constructed by
the Maxwel s added a shed dormer on the rear elevation.
Review of ro'ect: The Historic Preservation Ordinance stipulates that the Community Development
Director ma approve additions to Landmarks when it is determined that the addition is consistent with
the architec ural style and character of the structure. If she does not make this finding, approval of a
Conditional Use Permit by the Planning Commission is required. The Board's role is to provide
technical an practical guidance on the application and provide a recommendation to the Community
Developme t Director as to whether the project is consistent with the architectural style and character
of the struct reo
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Proposed Ada 'tion to a Historic Landmark- 76 Alice Avenue
May 12, 2003
Page 2 of 2
SecretarY 0 the Interior's Standards and Guidelines: Because this project is subject to the California
Environmer tal Quality Act, it must be consistent with the Secretary of the Interior's Standards for the
Treatment ( f Historic Properties with Guidelines for Rehabilitating Historic Buildings (1995 Weeks
and Grimm r). The most relevant standards to this project are:
No. :).
New additions, exterior alterations, or related new construction will not
destroy historic materials, features, and spatial relationships that characterize
the property. The new work shall be differentiated from the old and will be
compatible with the historic materials, features, size, scale and proportion,
and massing to protect the integrity of the property and its environment.
No. O. New additions and adjacent or related new construction will be undertaken
in such a manner that, if removed in the future, the essential form and
integrity of the historic property and its environment would be unimpaired.
Architectur I Advisor Review: The City's Architectural Advisor, Larry Cannon, reviewed the plans for
their confo mance with the Secretary of the Interior's Standards and Guidelines and prepared a
comment Ie ter which is attached. While he recommended some dramatic changes to the floor plans
and elevatic ns, staff did not agree that all of these changes were necessary for substantial compliance
with the See retary of the Interior's Standards and Guidelines.
Staff Recon mendation: Staff is supportive of the proposed project and has worked with the applicant
and project rchitect extensively to revise the plans in order to substantially comply with the Secretary
of the Inte ior' s Standards and Guidelines. Staff finds that the addition is consistent with the
architectura style and character of the structure while also being clearly differentiated from the historic
structure.
Attachment: Exhibits (site plan, floor plan, elevations)
Architectural Advisor Comment Letter
Historic Resources Inventory Form
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ARCHITECTURE PLAf\NING URBAf\ DESIGN
Ms. Darc Smith
Commun ty Development Department
City of C mpbell
70 North First Street
Campbel, CA 95008-1436
RE:
7 Alice Avenue
Dear Da cy:
I visi ed the site and reviewed the design draw-
ings that you forwarded. Integrating a new addition ~
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to the ho se within the Secretary of Interior's Stan- ~1" '
dards fo Rehabilitation and Guidelines for Reha- fírtK.
bilitatin Historic Buildings is not an easy design ~:'.'
problem 0 resolve. The existing historic house on ~~j';;'
the parc 1 is of excellent quality. It is a relatively .';"r~,
small ho se, and the proposed addition is signifi- ;
cant in t rms of its size, I would say that the appli- ";
cant has made a major effort to integrate the addi-
tion into he overall design in a quality manner. How-
ever, th Secretary of Interior's Standards and
Guidelin s provide rather specific direction on ac-
ceptable ays of adding to or changing structures of
historic 'mportance,
Rele ant recommendations in the guidelines for
new add tions to historic buildings include the fol-
lowing:
. Co structing the new addition so that there is .
the least possible loss of historic materials and
so hat character-defining features are not ob-
scu ed, damaged, or destroyed.
. £0 ating the attached exterior addition at the
re r or an inconspicuous side of a historic
bui ding; and limiting its size and scale in relationship to the historic building.
. De ign new additions in a manner that makes clear what is historic and what is new,
e addition] should always be clearly differentiated from the historic building and be com-
pa 'ble in terms of mass, materials, relationship of solids to voids and color.
TEL: 415,331.3795 FAX: 415,331.3797
180 HARBOR DRIVE , SUITE 219, SAUSAIITO,CA94965
IQrtll"e.l1.veuue
Design Review Comments
April 25, 2003 Page 2
The uidelines also state that the following is clearly not recommended:
. D plicating the exact form, material, style, and detailing of the historic building in the new
ition so that the work appears to be part of the historic building.
. U. ing the Same wall plane, roof line, cornice height, materials, siding lap, or window type to
m ke additions appear a part of the historic building.
Alth ugh there are other recommendations contained in the standards and guidelines, the
above ex erpts seem to me to be the most significant ones to address for this project. Since I have
not been 'nside the home or seen existing floor plans, it is a bit hard to make specific recommenda-
tions, H wever, the attached diagrams are suggestions as to a direction that might be taken to
better m et the Secretary's guidelines. I should note that, to some degree, these changes would
affect th way the house interior functions (e,g., relationship between the kitchen and the family
room.) T e applicant will need to rethink the floor plan and functions, and work with their architect
to achie e the goals of the Secretary's Standard and Guidelines within the context of their own
needs.
Sugg stions include the following:
1. Make the kitchen addition narrower than the existing end of the house to better distinquish the addi-
tion f om the existing, Keeping the roof slope the same will also result in a lower roof ridge to further
distin uish the new from the old.
2. Retai the openness of the existing rear porch by glazing it and using it as a link between the
kitch n and the family room. And, move the family room away from the main house to retain a
visua identification of the existing historic building separate from the addition. An important
aspec of the guideline's intent is to retain the sense of the original and to not allow it to be
absor ed into a larger form that would obscure the original form,
3. Provi e some break in wall plane at the master bedroom addition to set it apal.t from the
origi al building. An offset in wall plane would be advisable too, if it could be achieved.
4, Remo al of the proposed bay window at the new kitchen addition, It would be out of place in the
conte t of the overall design, Use windows with similar proportions and the same frame mate-
rial a the existing home. Another note on windows - in some historic districts, there would be a
push to remove aluminum framed windows (e.g., those in the second floor shed dormer) that
have een added over time, and replace them with window frames to match the original.
5. I do t know whether the second floor shed dormer is a part of the original home or a later
addit on. In either case, it might be a good idea to leave the vertical board and batten siding
rathe than replacing it with stucco to match the existing building. If it is original, the original
sidin should remain, and if it's a later addition, it should remain to set it apart from the original
hous design.
CANNON ESIGN GROUP
180 HARBOR DRIVE, SUITE 219, SAUSAlIfO. CA94965
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Design Review Comments
April25,2003 Page 3
Ther is no one sure way to address additions to historic structures. I have based the sugges-
tions ab e on my experience as a former commissioner of the City of San Francisco Landmarks
Advisory Board, as a former commissioner of the Sausalito Historic Landmarks Board, and from
my work in preparing historic conservation plans and design guidelines for the City of Benicia
Downto n and Arsenal Historic Districts, I think the key objective is to preserve the sense of the
original ouse scale, outlines and design, and to treat the addition as a high quality piece of design
which is omplemental"y to the original, but not a copy of the original.
uggested approach to changes is attached,
let me know if you have any questions, or if there are specific issues of concern that I
ddress
Sinc rely,
CAN ON DESIGN GROUP
CANNON ESIGN GROUP
180 HARBOR DRIVE. SUITE 219. SAUSAUTO. CA94965
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CITY OF CAMPBELL
Community Development Department
April 14, 2003
Mr. arry Cannon
Cann n Design Group
180 arbor Drive, Suite 219
Saus ito, CA 94965
RE:
Addition to City Historic Landmark
File No.: PRE2003-14
76 Alice Avenue
Dear
. Cannon:
Pleas find enclosed the following submittal items for the above referenced project:
.
Full Size Plans
Reduced Plans
Photos and Photo Key
Assessor's Parcel Map
Authorization to Proceed
Copy of the Relevant Secretary of the Interior Standards for Rehabilitation.
.
.
.
.
.
The a plicant is proposing to construct an addition to an existing City Landmark in the
City' Alice A venue Historic District. The Community Development Director may
appro e alterations to Landmarks when she determines that the addition is consistent with
the ar hitectural design and character of the structure. If she does not make this finding,
appro al by the Planning Commission is required. The Historic Preservation Board will
be re iewing this project at an upcoming meeting.
The ity has recently started applying the Secretary of the Interior's Standards for
Reha ilitation and Guidelines for Rehabilitating Historic Buildings. The proposed
additi n has been designed to be compatible with the historic materials and features but
has n t been differentiated from the historic structure. There have also been some
inco patible additions at the rear of the residence, including a shed dormer and covered
porch (see photos). Staff is primarily concerned with whether the addition meets the
Stand ds and Guidelines. Specific Standards that staff is struggling with includes:
9. Ne additions, exterior alterations, or related new construction will not destroy
histo . c materials, features, and spatial relationships that characterize the property. The
new ork shall be differentiated from the old and will be compatible with the historic
70 North Fi st Street. Campbell, California 95008-1436
TEL408.866.2140. FAx408.871.5140. TDD408,866,2790
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PRE2 03-14-76 Alice Avenue
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mate als, features, size, scale and proportion, and massing to protect the integrity of the
prope y and its environment.
10. N w additions and adjacent or related new construction will be undertaken in such a
mann r that, if removed in the future, the essential form and integrity of the historic
prope y and its environment would be unimpaired.
The roposed addition consists of a lO-foot addition to the left side of the front of the
house and additions to the rear of the house on two wings. Staff is concerned primarily
with e addition to the front because is will be very visible from the street. Recently staff
appro ed an addition to a contributing structure in the Alice A venue Historic District
after he plans were revised to set the addition back two feet from the front building line
and sightly lower the roofline of the addition. For this project, staff is concerned that if
the a dition were setback, the roofline might be awkward. The applicant proposed
bring' g the addition forward from the front building line about 18 inched. Staff is not
sure hat the best approach would be for this project.
Lastl , Sharon has asked for a brief description of your expertise in historic
prese ationlunderstanding of the secretary of interior's guidelines. I look forward to your
com ents on this unique project. Please contact me at (408) 866-2193 or via email at
dare @cit ofcam bell. com if you have any questions.
D Uj~
Dare Smith
Plann r n
cc:
Geoff Bradley, Senior Planner
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April 14,2003
Cann n Design Group
180 arbor Drive, Suite 219
Saus lito, CA 94965
ARCHITECTURAL REVIEW
AUTHORIZATION TO PROCEED
Cann n Design Group is hereby authorized to proceed in the review of the architecture
for th following project:
Addr ss:
76 Alice Avenue
PRE2003-14
Addition to a City Historic Landmark
Darcy Smith, Planner n
(408) 866-2193 or darcys@cityofcampbell.com
Cost or architectural review shall not exceed $150.00. Any work required to complete
the chitectural review in excess of this amount shall be authorized by the City prior to
its co pletion.
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By:
S aron Fierro, Community Development Director
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April 14,2003
The pplicant is proposing to construct an addition to an existing City Landmark in
the ¡tv's Alice Avenue Historic District. The Community Development Director may
appr ve alterations to Landmarks when she determines that the addition is
cons stent with the architectural design and character of the structure. If she does
not ake this finding, approval by the Planning Commission is required. The Historic
Pres rvation Board will be reviewing this project at an upcoming meeting.
The City has recently started applying the Secretary of the Interior's Standards for
Reh bilitation and Guidelines for Rehabilitating Historic Buildings. The proposed
addi ion has been designed to be compatible with the historic materials and features
but as not been differentiated from the historic structure. There has also been
som incompatible additions at the rear of the residence, including a shed dormer
and overed porch. Staff is primarily concerned with whether the addition meets the
Stan ards and Guidelines. Specific Standards that staff is struggling with includes:
9.
New additions, exterior alterations, or related new construction will not destroy
historic materials, features, and spatial relationships that characterize the
property. The new work shall be differentiated from the old and will be
compatible with the historic materials, features, size, scale and proportion, and
massing to protect the integrity of the property and its environment.
10. New additions and adjacent or related new construction will be undertaken in a
such a manner that, if removed in the future, the essential form and integrity of
the historic property and its environment would be unimpaired.
The proposed addition consists of a 10-foot addition to the left: side of the front of
the ouse and additions to the rear of the house on two wings. Staff is concerned
pri arily with the addition to the front because is will be very visible from the street.
I wi I be sending you a complete packet with photos and plans. Please feel free to
con ct me if you have any questions about this at (408) 866-2193.
Tha ks,
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Oar Smith
Plan er II
City of Campbell
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JAMES SCOTT
Certified Arborist #971/3130
Contractors Ucense #667786
Bonded & Insured
April, 2003
To: ruce Johnson
Pone (408) 379-8930
Regar ing: 76 Alice Street, Campbell, California,
Subje t: Cedar Deodora Tree
As vi wed this Cedar Tree has an asymmetrical crown and consequent lean due to all the foliage being
locate on one side of the tree.
Regar less of proposed construction it would be a reasonable idea to prune the end weight on the longest
branc es on the heavy side.
This ill improve balance and wind loading characteristics during shock loads experienced during storm
condi ions,
The p oposed addition to this structure will not affect the tree provided care is taken to preserve the root
zone, This would mean no grade changes and protective fence approximately 7 feet fTom the trunk.
If you have any questions please feel fTee to contact me,
143 5 Mulberry Drive, Los Galos, CA 95030 . Phone: (408) 370-2089 Fax: (408) 364-1283
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