The URL can be used to link to this page

04-28 2021 HPB Agenda Packet Historic Preservation Board REGULAR MEETING AGENDA Wednesday, April 28, 2021 | 5:00 PM Virtual Zoom Meeting CALL TO ORDER / ROLL CALL This Historic Preservation Board (HPB) meeting is conducted via telecommunication and is compliant with provisions of the Brown Act and Executive Order N-29-20 issued by the Governor. The following Board Members are listed to permit them to appear electronically or telephonically at the Regular Historic Preservation Board meeting of April 28, 2021: Chair Mike Foulkes, and Board Members Todd Walter, Susan Blake, and Laura Taylor Moore. While members of the public will not be able to attend the meeting of the Campbell Historic Preservation Board in person, the meeting will be live-streamed on YouTube at https://www.youtube.com/user/CityofCampbell. Interested persons may also register to electronically participate in the meeting via Zoom at https://us02web.zoom.us/j/82957683677?pwd=TW5LeXlyRm84YWE4R1dQOFJjQXpCQT09. After registering, you will receive a confirmation email. The complete agenda packet will be posted to the City's Agenda Center website (http://bit.ly/campbellhpbagenda) by the Friday before the Wednesday meeting. Please be advised that if you challenge the nature of the above project in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this Notice, or in written correspondence delivered to the City of Historic Preservation Board at, or prior to, the Public Hearing by email to planning@campbellca.gov. Questions may be addressed to Senior Planner Daniel Fama, Board Secretary, at (408) 866-2193 or danielf@campbellca.gov. AGENDA MODIFICATIONS OR POSTPONEMENTS Board Members or the Board Secretary may request that agenized items be considered in a different order than shown in the agenda or be postponed to a subsequent meeting. APPROVAL OF MINUTES 1. Approval of Minutes of March 24, 2021 (Roll Call Vote)  Meeting Minutes, 3/24/2021 Historic Preservation Board Agenda for April 28, 2021 Pg. 2 ORAL COMMUNICATIONS This portion of the meeting is reserved for individuals wishing to address the Board on matters of community interest that are not listed on the agenda. In the interest of time, the Chair may limit speakers to three minutes. Please be aware that State law prohibits the Board from acting on non-agendized items, however, the Chair may refer matters to staff for follow-up. BOARD/STAFF ANNOUNCEMENTS Board Members and/or staff may make announcements on matters related to historic preservation and promotion. PUBLIC HEARINGS 2. 99 Alice Avenue – Tier 1 Historic Resource Alteration Permit (Resolution/Roll Call Vote) Public Hearing to consider the application of Kohlsaat & Associates for a Tier 1 Historic Resource Alteration Permit (PLN-2021-58) to allow removal of two French doors and an exterior chimney to be replaced with a new sliding glass door and to infill one existing window, to an Alice Avenue Historic District property commonly known as the Claude and Jeanette Grizzle House, located at 99 Alice Avenue in the R-1-6-H (Single-family Residential / Historic Overlay) Combining Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA.  Staff Report 3. 136 Alice Avenue – Tier 1 Historic Resource Alteration Permit (Resolution/Roll Call Vote) Public Hearing to consider the application of Michael and Mary Ann Escobar for a Tier 1 Historic Resource Alteration Permit (PLN-2021-47) to allow modification and closure of existing side windows, installation of a rear patio door to replace an existing window, partial removal of an existing chimney, formalize previous installation of brick cladding and widening of an existing window in the space of a former garage door that was removed as part of an unpermitted "garage conversion," and to attach an existing rear trellis structure, to an Alice Avenue Historic District property commonly known as the Ira & Mabel Abbott House, located at 136 Alice Avenue in the R-1-6-H (Single-family Residential / Historic Overlay) Combining Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA.  Staff Report 4. 199 Alice Avenue – Tier 1 Historic Resource Alteration Permit (Resolution/Roll Call Vote) Public Hearing to consider the application of Beckstrom Architecture for a Tier 1 Historic Resource Alteration Permit (PLN-2020-116) to allow an approximately 670 square-foot rear addition and to formalize an existing unpermitted approximately 240 square-foot side enclosed patio addition, to an Alice Avenue Historic District property commonly known as the Walker and Ethel Curry Vaughn House, located at 199 Alice Avenue in the R-1-6-H (Single-family Residential / Historic Overlay) Combining Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA.  Staff Report Historic Preservation Board Agenda for April 28, 2021 Pg. 3 OLD BUSINESS 5. Mills Act ad hoc Subcommittee Report and Program Update Discussion The Subcommittee will provide a monthly update of its activities to the Board. ADJOURNMENT Adjourn to the next regularly scheduled Historic Preservation Board meeting of May 26, 2021, at 5:00 PM to be conducted via Zoom. Americans with Disabilities Act (ADA) In compliance with the Americans with Disabilities Act, listening assistance devices are available for meetings held in the Council Chambers. If you require accommodation to participate in the meeting, please contact Corinne Shinn at the Community Development Department, at corinnes@campbellca.gov or (408) 866-2140. Historic Preservation Board REGULAR MEETING MINUTES Tuesday, March 24, 2021 | 5:00 PM Zoom Meeting CALL TO ORDER The Regular Historic Preservation Board meeting of March 24, 2021, was called to order 5:00 p.m., via Zoom, by Chair Foulkes, and the following proceedings were had to wit. ROLL CALL HPB Members Present: HPB Members Absent Michael Foulkes, Chair None Todd Walter, Vice Chair Susan Blake Laura Taylor Moore Staff Members Present: Daniel Fama, Senior Planner Corinne Shinn, Recording Secretary AGENDA MODIFICATIONS OR POSTPONEMENTS None APPROVAL OF MINUTES 1. Approval of Minutes of February 24, 2021. Motion: Upon motion of Member Blake, seconded by Member Walter, the Historic Preservation Board approved the minutes of the meeting of February 24, 2021. (4-0) ORAL REQUESTS None Historic Preservation Board Minutes for March 24, 2021 (Regular Meeting) Page 2 BOARD AND STAFF ANNOUNCEMENTS Chair Foulkes asked if there were any Board or Staff Announcements. Member Blake: • Advised that the Campbell Historical Museum has asked her for copies of her stories on historic structures in Campbell to be digitized and archived. NEW BUSINESS 2. Certified Local Government Annual Report (Resolution/Roll Call Vote): Review and approve the 2019-2020 Certified Local Government Annual Report. Planner Daniel Fama: • Reported that the Board is asked to review the 2019-2020 Certified Local Government annual Report for approval and submission to the State to meet Campbell’s CLG reporting obligation. Member Blake asked if the HPB survey done on the 4C’s neighborhood is applicable to be reported as a survey. Planner Daniel Fama: • Advised that the time frame for this annual report is based on a federal calendar schedule. • Added that reporting the survey prepared by HPB on the 4C’s neighborhood was captured in a previous submittal. Motion: Upon motion of Vice Chair Walter, seconded by Member Blake, the Historic Preservation Board adopted Resolution 2021-03, authorizing the 2019-2020 Certified Local Government Annual Report to be submitted to the State, by the following roll call vote: AYES: Blake, Foulkes, Moore, and Walter NOES: None ABSENT: None Abstain: None *** PUBLIC HEARINGS 3. 119 Alice Avenue – Tier 1 Historic Resource Alteration Permit (Resolution/Roll Call Vote) Public Hearing to consider the application of Tony Rowe for a Tier 1 Historic Resource Alteration Permit (PLN-2020-17) to allow the construction of an approximately 989 square-foot addition, 884 square-foot basement expansion, and the removal of 254 square-feet from a detached accessory structure to an Alice Avenue Historic District property commonly known as the Robert/Holmes House, located at 119 Alice Avenue in the R-1-6-H (Single-family Residential / Historic Overlay) Combining Zoning District. Staff is recommending that this project be Historic Preservation Board Minutes for March 24, 2021 (Regular Meeting) Page 3 deemed Categorically Exempt under CEQA. Project Planner: Stephen Rose, Senior Planner Planner Stephen Rose provided the staff report as follows: • Advised that the subject property at 119 Alice Avenue is 13,275 square feet and zoned R-1-6. The home, known as the Robert Holmes House, is located within the Alice Avenue Historic District. • Said that the original house has had a few additions over the year including the addition of a kitchen and porch in the 1950’s and another addition/remodel in 2006. • Stated that the applicant’s request is for a 989 square foot addition, a new 884 square foot basement, and removal of 254 square feet from a detached structure on site. • Reported that a third-party historic assessment was prepared by Mark Sandoval. • Listed four points that staff suggests HPB consider in its review and decision for this property. 1. Should new lapboard siding be better differentiated from the historic siding? 2. Should an egress window be added to the side or rear of the new bedroom? 3. Should any windows be preserved and reused on site? 4. Should a third-party inspector be present on site during key construction activities? • Stated that staff’s recommendation is for the HPB to adopt a resolution recommending approval of a Tier 1 Historic Resource Alteration Permit (PLN-2020-17) for 119 Alice Avenue. Chair Foulkes asked if there were Board questions for staff. Vice Chair Walter: • Referenced the four points of discussion provided by staff, asking specifically if it is staff’s recommendation that siding on the new addition be allowed to directly match the original house in material and size. • Asked if there is any reason that matching is proposed. Planner Stephen Rose: • Clarified that staff’s recommendation is to differentiate siding material (wood versus composite) and size and/or installation pattern. • Stated that the applicant is aware of that requirement as well. • Said that staff is looking to HPB for guidance. For example, would it suffice to use the same paint but different boards? Would it be acceptable to use different paint but the same boards? Vice Chair Walter: • Said that the requirement for an egress window for emergency use is a Building Code requirement. • Asked staff what standard trumps. Is it the Building Code or the consideration of the historic status and standards for both this home and street? Planner Stephen Rose: Historic Preservation Board Minutes for March 24, 2021 (Regular Meeting) Page 4 • Said that while there may be some exceptions for a historic structure, Codes for life and safety cannot be overruled. • Stated that staff recommends a properly egress-sized window be placed at the front or rear elevations of the home to serve the second bedroom being created out of the previous single bedroom on the second floor. Vice Chair Walter: • Asked whether staff’s suggestion for a third-part inspector is intended to avoid over removal of historic materials from the home and to avoid changes being made during construction that are not consistent with the approved plan. • Said such an inspector could avoid any after-the-fact changes. Planner Stephen Rose: • Said that the City does its own construction oversight that primarily includes building inspections. • Added that the project planner does inspections at rough framing and prior to final occupancy sign off. • Stated that those inspections are intended to make sure that the project is done in a sensitive manner to its historic status. • Pointed out that there are often elements of a project that come up. Perhaps extensive termite damage is found. Without property supervision, perhaps a contractor is more likely to chose to simply repair and move forward without considering any other potential solutions. • Stressed that the City does not have sufficient staffing to serve as a third-party inspector overseeing the historical elements of the home. Vice Chair Walter asked if the 2003 addition was considered by the Board. Planner Stephen Rose: • Admitted he did not investigate that point but was happy to find that there was a permit for that work. Vice Chair Walter asked Member Blake and Member Moore if they recalled whether this home was discussed at the time the 2003 addition was reviewed and permitted. Planner Daniel Fama advised that at time, the HPB review of such applications was ore informal. He found that on February 26, 2003, the HPB did a preliminary building permit review. A brief report and plans were provided. Vice Chair Walter asked if the siding used in 2003 matched the original house. Planner Stephen Rose replied that the siding on the 2003 addition is distinct from the primary/original home. It is a different material. It is not wood. It is hardboard. Jason Lee, Applicant/Property Owner, clarified that it is cement board. Member Blake: Historic Preservation Board Minutes for March 24, 2021 (Regular Meeting) Page 5 • Asked about the property’s front (south facing) elevation and whether any of the original historic windows could be used instead of what is shown. Instead of new. Planner Stephen Rose: • Said the applicant is not removing the front façade. • Added that from the west side, there are larger existing windows. • Cautioned that the historic windows may not meet the needs of the rooms they will serve. • Pointed out that the whole addition is located far back from the street. • Deferred response about potential for original window use to the applicant when his turn to speak comes up. Vice Chair Walter asked about second floor windows. He also said he does not see any guard rails. Planner Stephen Rose advised that there is a guard rail depicted on the plan to serve the basement daylight window by preventing people from falling into that dugout area. Chair Foulkes asked if the windows installed with the 2003 addition were historic. Planner Stephen Rose replied no. Chair Foulkes asked staff to elaborate on the suggestion for a third-party inspector. Is it to ensure the protection of the original structure? Planner Stephen Rose: • Said it would be to monitor sensitive tasks such as historic window removal, areas in which there will be digging done, and proper use of shoring and bracing to protect the historic home. • Stated that the third-party inspector at those times would comment as necessary and protect the aspects that must be retained. • Added that usually during the building plan review, steps are outlined to outline processes to prevent damage. Chair Foulkes opened the Public Hearing for Item 3. Jason Lee, Applicant and Property Owner, 119 Alice Ave: • Said he is happy to provide answers to a lot of the HPB questions raised. • Discussed window removal. There are two windows on the west elevation to be removed. Those are new aluminum dual-paned windows. They are not original or historic. • Reported that just one very small original window, 12 inches by 12 inches, that is located in a small closed, will be removed. • Clarified that there are only four to five historic windows on the home, and they are keeping all but the one small one in the closet. • Described the windows from 2003 as being JenWeld. • Assured that he will be keeping anything historic. Historic Preservation Board Minutes for March 24, 2021 (Regular Meeting) Page 6 • Added that discussion on the best option for siding is open for further discussion. • Cautioned that there are already multiple types and installation styles for the siding on this home So many different siding types. • Asked what the HPB proposes he do. • Advised that he will have a geotechnical engineer on site obtaining soil samples. • Admitted he would be open to having a third-party inspector. • Informed that he would operate this project in a manner that is OSHA compliant. More towards commercial construction. • Stated that the third story windows will be replaced with retrofit windows. • Said that a couple of ideas have been offered including use of two windows instead of three. • Reported that at one time the upstairs consisted of two bedrooms. He turned that into one bedroom serving as the master bedroom. He proposes to use the same opening. • Said that he is removing square footage from a structure at the back of the property in order to added square footage to the main house. Chair Foulkes asked if there are Board questions for the applicant. Member Blake: • Suggested the inclusion of routinely used language in the approving resolution leaving final decisions on some details/aspects to the discretion of the Community Development Director. • Agreed that there are already so many types of siding on this home. It seems counterproductive. Vice Chair Walter: • Applauded the owner for his thoroughness. He is going above and beyond typical practices for a home addition. • Told the applicant that he, speaking as an architect, feels that the applicant will be protected by his proposed project standards. • Suggested the applicant speak with staff about the third-party inspector. It may well not be required. Especially with the documents that will be provided with the building permit submittal to both Building and Planning. Jason Lee, Applicant and Property Owner: • Said he would carefully engineer his basement. • Reported that he is in commercial construction himself. • Agreed that he can submit supporting materials as part of his building submittal. Vice Chair Walter: • Pointed out that cities often require a letter from a soils engineer. • Asked staff whether Campbell’s Building Department requires Geotech report and letter indicating that plans have been followed. Planner Stephen Rose said that they do require soils report. It is included in the Building permit package. Historic Preservation Board Minutes for March 24, 2021 (Regular Meeting) Page 7 Vice Chair Walter asked if the shoring package would need a third-party inspection. Planner Stephen Rose said that is part of the Building Permit plan check. Vice Chair Walter referenced the fact that there are three to four different types and sizes of siding used on this home. Jason Lee, Applicant and Property Owner: • Explained that there are two different spacing standards. • Added that the original siding was wood. The addition siding was composite. • Stated his proposal is to have this new addition tie into the composite. • Said that he prefers to match the spacing with the current matching materials. Chair Foulkes asked why the existing original small window is being removed from the closet. Jason Lee, Applicant and Property Owner: • Said that it is pushing out towards the west. • Pointed out that it is a 100-year-old casement window that was put in to light up a closet. Chair Foulkes: • Agreed that there are a whole lot of different materials. • Questioned the possibility of using the exact same siding spacing but using different materials. • Asked Mr. Lee what materials are on the first and second floor and which he is proposing to change. Jason Lee, Applicant and Property Owner: • Said he is proposing use of composite siding. Chair Foulkes asked, no wood siding? Jason Lee, Applicant and Property Owner: • Replied no. • Reiterated his desire to use composite to match the previous non-historic additions. • Assured that the existing original wood siding would remain. Chair Foulkes closed the Public Hearing for Item 3. Chair Foulkes: • Said he is still confused. • Asked what the architectural review guidance is on windows and doors. • Reminded that the applicant says those are not historic. Planner Stephen Rose: • Said that the applicant’s description is more accurate. Historic Preservation Board Minutes for March 24, 2021 (Regular Meeting) Page 8 • Added that a house begins to be considered possibly historic when it is 50 years old. • Stated that this home has additions from the 1950’s and 1980’s and then the one from 2003. The question can be raised, which might be considered historic? Which not? • Concluded that determination is up to the HPB. Chair Foulkes: • Said that it is important that it can be easily differentiated between what is historic and what is not. • Added that material changes between original and addition should be different such as wood versus composite (non-wood). Planner Stephen Rose: • Said that the provided pictures do it justice. • Stated that staff questions for the Board include: o Is use of composite siding enough of a difference? o Should the 2003 addition, which was done wrong, be repaired to match the original part of the home? Member Moore: • Stated that the purpose of the guidelines is to be able to differentiate between old and new. • Agreed that this home has undergone quite a few remodel projects. • Admitted that it is fine with her for the use between wood and composite. • Added that she takes confidence in the intentions of this owner. Chair Foulkes asked if that means the HPB might be willing to allow use of new wood? Member Moore replied no. It would not sufficiently differentiate between the addition and the original house. Vice Chair Walter: • Said you are not going to get that variation just with use of composite materials. • Stated that they also need some variation in their installation pattern. • Concluded that from a materials standpoint it is going to look the same. Member Moore: • Asked whether the intention to have old and new easily differentiated, is that as one drives by or more so to provide obvious understanding of a building and its history when standing near/beside that structure. Vice Chair Walter: • Replied both. • Added that he has no problem with use of composite siding material on the addition. Chair Foulkes: • Stressed the need for the HPB to be consistent. • Stated that when one drives by, he wants to see the difference between old and new. Historic Preservation Board Minutes for March 24, 2021 (Regular Meeting) Page 9 Vice Chair Walter: • Said he is fine with the proposed addition itself. • Added that the question remains, how best to handle the use of siding between old and new. • Stated to do differently would be contrary to what we have done over the last 10 years. Planner Stephen Rose: • Pointed out that the 2003 addition matches the original siding. • Said that the new addition will be mid-span between the original house and the 2003 addition. • Stated this is a large addition here detouring on new construction. • Suggested keeping the historic wood siding on the original house and requiring new siding on the rest of the home. Unfortunately, that would be an added cost to the project. Vice Chair Walter: • Stated that the 2003 approval of the addition was a mistake in how it was handled. • Supported composite siding for this newest addition to this historic home. • Stressed that the new addition needs to be a different material. Member Moore: • Agreed with the need to make this new addition’s siding clearly different. • Said that whether that requirement should be applied to the 2003 addition as well she is not so sure. • Admitted she can understand the conflict. Chair Foulkes: • Admitted that he still would like to see the small original window preserved rather than just thrown away. • Asked if the Board has any questions for the applicant. Vice Chair Walter suggested that Chair Foulkes invite the applicant to join us. Jason Lee, Applicant and Property Owner, 119 Alice Avenue: • Said he understands the concerns raised. • Stated he is okay with changing the spacing of the siding on this newest addition. • Asked for clarification on just how much difference would be acceptable. • Suggested that it not be obvious to someone just driving by but rather a middle ground given this addition is located 35 feet back on the house. I • Said that the difference should be obvious to a guest on the property and/or to the homeowner. A slight difference in spacing of the new siding. Kristine Lee, Applicant and Property Owner, 119 Alice Avenue: • Stated that she is so thankful to move forward on this project. • Thanked the HPB and told everyone to be safe. Historic Preservation Board Minutes for March 24, 2021 (Regular Meeting) Page 10 Chair Foulkes asked if there was any further discussion or a motion. Vice Chair Walter said it seems the requirements sought by HPB is the retention of the 12 by 12 original window for use elsewhere on the property and some differentiation in how the new composite siding is installed so as to appear obvious/different from the original house. Member Blake added that the question remains as to whether the HPB wants to require the use of a third-party inspector to oversee any demotion to ensure retention of all historic aspects of the home during construction. Vice Chair Walter: • Said he would defer to the City to determine if a third-party inspector is needed. • Admitted that he personally does not think that a third-party inspector is necessary. • Stated that he can see that this owner has put a lot in place to be sure his addition is built properly and safely. • Suggested that the specific siding material and installation be identified specifically and/or leave that decision up to the applicant working with the City. Member Blake said the simpler the better. She supported having this applicant work with staff. Planner Stephen Rose: • Said that the last of four issues to decide upon is the need for an egress window on the second floor to serve the new second bedroom being created from the original master bedroom that occupied that floor. • Suggested the requirement for a compliant egress window be stipulated for that second bedroom be stipulated in the conditions. Vice Chair Walter: • Said he is fine with requiring an egress window to serve the bedroom on the west side. • Added that the existing windows up there are not original or historic. Planner Stephen Rose: • Said it appears the HPB has reached a general consensus on the use of different material differently spaced. • Said that flexible language can be added to the resolution. • Suggested adding that the 2003 addition be allowed to be modified to match this new addition’s siding. They would not be so compelled to do so but would be allowed to do so should they choose to. Motion: Upon motion of Vice Chair Walter, seconded by Member Blake, the Historic Preservation Board adopted Resolution No. 2021-04, recommending approval of a Tier 1 Historic Resource Alteration Permit (PLN-2020-17) to allow the construction of an approximately 989 square-foot addition, 884 square-foot basement expansion, the removal of 254 square-feet from a detached accessory structure to an Historic Preservation Board Minutes for March 24, 2021 (Regular Meeting) Page 11 Alice Avenue Historic District Property commonly known as the Robert/Holmes House, on property located at 119 Alice Avenue, with the following changes: • That the 12 x 12 historic window be removed from the west elevation and reused elsewhere on the project. • That the siding on the new addition be of a differing style and shape than the original wood siding of the home. • That a third-party inspector was determined not to be required for this project. • That there be a conforming egress window in place to serve the new second bedroom on the second floor. • Granting the property owner, the flexibility to change the existing siding on the 2003 addition in the future to match the 2021 siding to be installed, if he so chooses to do so; by the following roll call vote: AYES: Blake, Foulkes, Moore, and Walter NOES: None ABSENT: None Abstain: None Chair Foulkes advised the applicants that their project has been approved. Jason Lee, Applicant and Property Owner: • Thanked the HPB and Planners Stephen Rose and Daniel Fama for their assistance with this project. • Stated that his family is looking forward to doing this house justice. *** OLD BUSINESS 4. Mills Act ad hoc Subcommittee Report and Program Update Discussion: The Subcommittee will provide a monthly update of its activities to the Board. Staff will also discuss the process for reviewing pending Mills Act applications. Vice Chair Walter: • Admitted that with a busy work schedule, he was unable to complete any updates and as such has nothing to report this meeting. Member Blake: • Stated she had nothing at this point. • Suggested that it would be most helpful to get the spreadsheet developed for use in comparing the proposed Mills Act applications. Vice Chair Foulkes said he would make a point of working to format that needed spreadsheet. Planner Daniel Fama: Historic Preservation Board Minutes for March 24, 2021 (Regular Meeting) Page 12 • Advised the HPB that there are currently three Mills Act applications submitted and in review. • Informed that the Planning Department has lost its Permit Tech so are down two planning positions which will impact workflow. • Suggested looking at the three applications collectively to develop a sense on how best to evaluate each for worthiness of one of the two available Mills Act Contracts. • Said that Director Kermoyan had suggested processing the applications in the order received. Chair Foulkes said that it is HPB’s preference to review all three applications at the same time. Planner Daniel Fama: • Stated that could be possible. • Cautioned that the HPB Ordinance update has not yet been codified. • Said that as Director Kermoyan is retiring effective on April 2nd, a new Director will be hired and will have input on how best to proceed. Chair Foulkes: • Said he hates the idea of saying no to the best project submitted. • Added he instead wants to see all three submittals to review at the same time to gat some sense of what we are comparing. Member Blake: • Advised that she and Vice Chair Walter were going to review the two that they were aware of. The third was not known. • Said that she went by the two, 73 S. First Street and 51 Alice Avenue. Planner Daniel Fama said that the third application is for 204 Alice Avenue. Member Blake asked when that third application was filed. Planner Daniel Fama replied nine days ago. Chair Foulkes asked if the review of the three could occur at the next HPG meeting. Planner Daniel Fama: • Said that there are three new applications for Tier 1 Historic Resource Alteration Permits. • Added he was planning to bring two of the three to the next HPB meeting. • Stated that further work on the Mills Act would not occur until the May meeting, at which time these three submittals can be looked at. Vice Chair Walter: • Said that it is imperative to get the priority consideration worksheet ready. • Added that first apply, first serve, is not a priority concept for evaluating and issuing Mills Act contracts. Historic Preservation Board Minutes for March 24, 2021 (Regular Meeting) Page 13 • Stated that if we get 50 applications, we will look at all 50 and rank them for the two contracts available. Planner Daniel Fama: • Said he would block off some time next week to get the submittal packages assembled and emailed to the two Mills Act Ad Hoc Subcommittee members. • Stressed the need to review each submittal for completeness. It is important to limit the consideration to the actual merits of each one rather than on discussing missing information and/or incomplete information. *** ADJOURNMENT Adjourned at 6:48 p.m. to the next Regular Historic Preservation Board meeting scheduled for April 28, 2021, at 5:00 PM, using Zoom. PREPARED BY: ______________________________________ Corinne Shinn, Recording Secretary APPROVED BY: ______________________________________ Michael Foulkes, Chair ATTEST: ______________________________________ Daniel Fama, HPB Staff Liaison RESOLUTION NO. 2021-03 BEING A RESOLUTION OF THE HISTORIC PRESERVATION BOARD OF THE CITY OF CAMPBELL APPROVING THE 2019- 2020 CERTIFIED LOCAL GOVERNMENT ANNUAL REPORT AND DIRECTING STAFF TO TRANSMIT IT TO THE CALIFORNIA OFFICE OF HISTORIC PRESERVATION. WHEREAS, the Congress under the National Historic Preservation Act of 1966 authorized the establishment of a Certified Local Government program; and WHEREAS, the State of California, represented by the State Historic Preservation Officer, is responsible for the administration of the program within the state and the establishment of necessary rules and procedures governing the application by local agencies under the program; and WHEREAS, on February 20, 2001, the City Council adopted Resolution No. 9808, allowing the City of Campbell to enter the Certified Local Government Program and appointing the Community Development Director to coordinate, process, and execute all contracts, agreements, amendments, and ancillary documents; and WHEREAS, as a requirement of the Certified Local Government Program the City must submit an annual report to the California Office of Historic Preservation; and WHEREAS, pursuant to Campbell Municipal Code Section 21.33.030 (Reviewing authority), the reviewing authority for matters of historic preservation shall be the Historic Preservation Board, the Planning Commission, and the City Council; and WHEREAS, the Historic Preservation Board has reviewed the draft Certified Local Government annual report and found it satisfactory. NOW, THEREFORE, BE IT RESOLVED THAT THE HISTORIC PRESERVATION BOARD hereby approves the 2019-2020 Certified Local Government Annual Report and directs staff to transmit it to the California Office of Historic Preservation. PASSED AND ADOPTED this 24th day of March 2021, by the following roll call vote: AYES: Board Members: NOES: Board Members: ABSENT: Board Members: ABSTAIN: Board Members: APPROVED: Michael Foulkes, Chair ATTEST: Daniel Fama, Secretary RESOLUTION NO. 2021-04 BEING A RESOLUTION OF THE HISTORIC PRESERVATION BOARD OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TIER 1 HISTORIC RESOURCE ALTERATION PERMIT (PLN-2020-17) TO ALLOW THE CONSTRUCTION OF AN APPROXIMATELY 989 SQUARE-FOOT ADDITION, 884 SQUARE- FOOT BASEMENT EXPANSION, AND THE REMOVAL OF 254 SQUARE-FEET FROM A DETACHED ACCESSORY STRUCTURE TO AN ALICE AVENUE HISTORIC DISTRICT PROPERTY COMMONLY KNOWN AS THE ROBERT/HOLMES HOUSE, LOCATED AT 119 ALICE AVENUE IN THE R-1-6-H (SINGLE- FAMILY RESIDENTIAL / HISTORIC OVERLAY) COMBINING ZONING DISTRICT. After notification and public hearing, as specified by law and after presentation by the Board Secretary, proponents and opponents, the hearing was closed. The Historic Preservation Board finds as follows with regards to file number PLN-2021-17: 1. The project site is a 13,275 square-foot single-family residential property located on the north side of Alice Avenue, between Winchester Boulevard and South Third Street within the Alice Avenue Historic District. 2. The project site is located within the R-1-6-H (Single-family Residential / Historic Overlay) Combining Zoning District as shown on the City of Campbell Zoning Map. 3. The project site is designated Low Density Residential on the City of Campbell General Plan Land Use diagram. 4. The project site is developed with a single-family residence, a non-landmark historic district resource, originally constructed in 1923, with Bungalow and Craftsman influences, commonly known as the Robert/Holmes House. 5. The proposed project is an application for a Tier 1 Historic Resource Alteration Permit (PLN-2020-17) to allow the construction of an approximately 989 square-foot addition, 884 square-foot basement expansion, and the removal of 254 square-feet from a detached accessory structure. 6. Campbell Municipal Code (CMC) Section 21.33.080 (Historic Resource Alteration Permit (Tier 1)) requires that any alteration to a landmark or historic district property be reviewed through "Tier 1" Historic Resource Alteration Permit. 7. Pursuant to CMC Section 21.33.080, a request for an Historic Resource Alteration Permit is considered by the Historic Preservation Board in a public hearing conducted in compliance with CMC Chapter 21.64. Upon conclusion of the public hearing, the Board shall provide a recommendation for approval or denial to the decision-making body. Historic Preservation Board Resolution No. 4 Page 2 of 5 PLN-2020-17 ~ 119 Alice Avenue 8. The Historic Preservation Board’s recommendation establishes standards which serve to satisfy the required findings to grant a Tier 1 Historic Alteration Permit in accordance with CMC Sec. 21.33.080. The Community Development Director applies these standards and requirements when issuing a zoning clearance on the permit request. 9. With regard to existing building materials, the Campbell Historic Design Guidelines provides the following guidance: a. The existing materials and the method in which they are applied substantially relate the period historical style and character of that building. It is important to identify, retain, and preserve these character defining materials whenever possible. Materials such as brick, stone, wood clapboard siding, stucco, shingle siding, along with design elements such as brackets, cornices, shutters, columns, and balustrades, collectively provide the fabric of that building and reveal a great deal about the local traditions and cultural values during that period of the community’s development. b. If it is necessary to remove significant materials and architectural features, it is important to remove them carefully and refurbish them so they can be reincorporated into the finished project. If the elements must be replaced it is recommended that similar methods and materials be used so the replacement elements closely match the original. 10. With regard to existing building materials, the Secretary of the Interior's Standards provides the following guidance: a. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. b. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. c. New additions and adjacent or related new construction shall 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. 11. The proposed project may be found consistent with the following General Plan policies: Policy CNR-1.1: Historic Resource Preservation: Ensure that the City and its citizens preserve historic resources as much as possible. Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing Historic Preservation Board Resolution No. 4 Page 3 of 5 PLN-2020-17 ~ 119 Alice Avenue character and development pattern of the surrounding neighborhood, especially in historic neighborhoods and neighborhoods with consistent design characteristics. Policy LUT-8.1: Historic Buildings, Landmarks and Districts and Cultural Resources: Preserve, rehabilitate or restore the City’s historic buildings, landmarks, districts and cultural resources and retain the architectural integrity of established building patterns within historic residential neighborhoods to preserve the cultural heritage of the community. Policy LUT-20.1b: Building Patterns: Ensure that new development is designed to blend in with the existing building patterns of the neighborhood. For example, if the majority of the garages on the street are at the rear of the site, the new building should be designed to accommodate a rear garage. 12. No substantial evidence has been presented which shows that the project, as currently presented will have a significant adverse impact on the environment. Based upon the foregoing findings of fact, the Historic Preservation Board further finds and concludes that: Historic Resource Alteration Permit – Tier 1 Findings (CMC Sec. 21.33.080): 1. The proposed action is consistent with the purposes of this chapter and the applicable requirements of the Municipal Code; 2. The proposed action is consistent with the applicable design guidelines, including, but not limited to, the Historic Design Guidelines for Residential Buildings; 3. The proposed action will not have a significant impact on the aesthetic, architectural, cultural, or engineering interest or historical value of the historic resource or district; 4. The proposed action is consistent with the Secretary of the Interior's Standards, as follows: a. The proposed action will preserve and retain the historic character of the historic resource and will be compatible with the existing historic features, size, massing, scale and proportion, and materials. b. The proposed action will, to the greatest extent possible, avoid removal or significant alteration of distinctive materials, features, finishes, and spatial relationships that characterize the historic resource. c. Deteriorated historic features will be repaired rather than replaced to the greatest extent possible. d. New additions will be differentiated from the historic resource and will be constructed such that the essential form and integrity of the historic resource shall be protected if the addition is removed in the future. Environmental Findings (CMC Sec. 21.38.050): Historic Preservation Board Resolution No. 4 Page 4 of 5 PLN-2020-17 ~ 119 Alice Avenue 5. This project is Categorically Exempt under Section 15301, Class 1, of the California Environmental Quality Act (CEQA), pertaining to minor alterations to existing structures. Based upon the foregoing findings of fact, the Historic Preservation Board further finds and concludes that: Historic Resource Alteration Permit – Tier 1 Findings (CMC Sec. 21.33.080): 6. The proposed action is consistent with the purposes of this chapter and the applicable requirements of the Municipal Code; 7. The proposed action is consistent with the applicable design guidelines, including, but not limited to, the Historic Design Guidelines for Residential Buildings; 8. The proposed action will not have a significant impact on the aesthetic, architectural, cultural, or engineering interest or historical value of the historic resource or district; 9. The proposed action is consistent with the Secretary of the Interior's Standards, as follows: a. The proposed action will preserve and retain the historic character of the historic resource and will be compatible with the existing historic features, size, massing, scale and proportion, and materials. b. The proposed action will avoid removal or significant alteration of distinctive materials, features, finishes, and spatial relationships that characterize the historic resource. c. Deteriorated historic features will be repaired rather than replaced to the greatest extent possible. d. New additions will be differentiated from the historic resource and will be constructed such that the essential form and integrity of the historic resource shall be protected if the addition is removed in the future. Environmental Findings (CMC Sec. 21.38.050): 10. This project is Categorically Exempt under Section 15301, Class 1, of the California Environmental Quality Act (CEQA), pertaining to minor alterations to existing structures. 11. There are no unusual circumstances that would prevent the project from qualifying as Categorically Exempt per Section 15300.2 of the CEQA Guidelines. THEREFORE, BE IT RESOLVED that the Historic Preservation Board adopts a resolution recommending approval of a Tier 1 Historic Resource Alteration Permit (PLN-2021-17) to allow the construction of an approximately 989 square-foot addition, 884 square-foot basement expansion, and the removal of 254 square-feet from a detached accessory structure to an Alice Avenue Historic District property commonly known as the Historic Preservation Board Resolution No. 4 Page 5 of 5 PLN-2020-17 ~ 119 Alice Avenue Robert/Holmes House, located at 119 Alice Avenue, subject to the attached Conditions of Approval (attached Exhibit “A”). PASSED AND ADOPTED this 24th day of March, 2021, by the following roll call vote: AYES: Board Members: Walter, Blake, Moore, and Foulkes NOES: Board Members: None ABSENT: Board Members: None ABSTAIN: Board Members: None APPROVED: Mike Foulkes, Chair ATTEST: Daniel Fama, Secretary Exhibit A RECOMMENDED CONDITIONS OF APPROVAL Historic Resource Alteration Permit (PLN-2020-17) 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 1. Approved Project: Approval is granted for a Tier 1 Historic Resource Alteration Permit (PLN-2020-17) to allow the construction of an approximately 989 square-foot addition, 884 square-foot basement expansion, and the removal of 254 square-feet from a detached accessory structure to an Alice Avenue Historic District property commonly known as the Robert/Holmes House, located at 119 Alice Avenue. The project shall substantially conform to the Project Plans included as Attachment 4 in the March 24, 2021 Historic Preservation Board Staff Report, except as may be modified by conditions of approval contained herein. 2. Permit Expiration: The Tier 1 Historic Resource Alteration Permit approval shall be valid for one year from the date of final approval (expiring April 3, 2021). Within this one-year period, the building permit must be approved (i.e. ready to issue). Failure to meet this deadline will result in the Historic Resource Alteration Permit being rendered void. 3. Siding Material: Prior to issuance of a building permit, the applicant shall provide a sample of the new siding for the Community Development Director’s review and approval. The new siding on the addition shall be a different style or shape of board siding than the original historic siding found on the front façade of the residence. Further, the owner shall have the flexibility to replace the siding that occurs on the 2003 addition (approximately 488-square feet; occurring at the northeast corner of the first floor) with new siding that matches the siding of the new addition proposed in association with this project. The final siding design and appearance shall be to the satisfaction of the Community Development Director. 4. Preservation and Reuse of Historic Window: The applicant shall be required to preserve and relocate the smaller, measuring approximately 12-inches x 12-inches, window on the west elevation of the primary residence to a new exterior location on the primary residence. Compliance with this requirement shall be to the satisfaction of the Community Development Director. 5. Egress Window: The existing windows on the second-story of the west elevation may be modified as to allow an egress window for the proposed bedroom (identified as Bedroom: 2 on Sheet A3.3). Historic Preservation Board Resolution No. 4 Page 2 of 8 PLN-2020-17 ~ 119 Alice Avenue 6. Rough Framing and Planning Final Required: Planning Division clearance is required prior to rough framing and final Building Permit clearance. Construction not in substantial compliance with the approved project plans shall not be approved without prior authorization of the necessary approving body. 7. Minor Modifications: Minor Modifications to the approved project plans are subject to review and approval by the Community Development Director. Minor modifications include alterations in floor area of no more than 50 square feet on the first floor, alterations to second story windows that are not oriented toward neighboring yards and result in an increase in window area of no more than one square foot and horizontal relocation of no more than one foot from the approved window location, and minor alterations to façade material. All other modifications are subject to review at a public hearing. 8. Plan Revisions: Upon prior approval by the Community Development Director, all Minor Modifications to the approved project plans shall be included in the construction drawings submitted for Building Permit. Any modifications to the Building plan set during construction shall require submittal of a Building Permit Revision and approval by the Building Official prior to Final Inspection. 9. Fences/Walls: Except as noted below, any newly proposed fencing and/or walls shall comply with Campbell Municipal Code Section 21.18.060 and shall be submitted for review and approval by the Community Development Department. 10. Water Efficient Landscape Standards: As a remodel/addition/rehabilitation project with a total project landscape area equal to or less than 2,500 square feet, this project is subject to the landscaping and irrigation standards in Chapter 21.26 of the Campbell Municipal Code. The building permit application submittal shall include compliant Planting and Irrigation Plans and shall include the following: a. A completed Landscape Information Form. b. A note on the Cover Sheet in minimum 1/2” high lettering stating “Planning Final Required. The new landscaping indicated on the plans must be installed prior to final inspection. Changes to the landscaping plan require Planning approval.” 11. 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. 12. 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. 13. Construction Activities: The applicant shall abide by the following requirements during construction: Historic Preservation Board Resolution No. 4 Page 3 of 8 PLN-2020-17 ~ 119 Alice Avenue a. 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. b. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. c. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. d. Unnecessary idling of internal combustion engines shall be strictly prohibited. e. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise-sensitive receptors such as existing residences and businesses. f. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell. Building Division: 11. Permits Required: A building permit application shall be required for the proposed addition to and remodeling of the existing structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 12. Plan Preparation: This addition may require plan 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. 13. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 14. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 15. 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. 16. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue-lined on the construction plans. Compliance with the Standards shall be demonstrated for conditioning of the building envelope and lighting of the building. 17. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, 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 C.B.C Chapter 1, Section 106. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. Historic Preservation Board Resolution No. 4 Page 4 of 8 PLN-2020-17 ~ 119 Alice Avenue 18. Non-Point Source: The 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. 19. 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. San Jose Water Company (279-7900) 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 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. 20. 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 P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. 21. Intent to Occupy During Construction: Owners shall declare their intent to occupy the (e) 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. 22. Storm Water Requirements: Storm water run-off from impervious surface created by this permitted project shall be directed to vegetated areas on the project parcel. Storm water shall not drain onto neighboring parcels. 23. Site Management: This project shall use the following Site Management policies: • Job Site Manager. Every permitted job must have an identified person to manage the work and be responsive to issues that come up during construction. It is important to identify this person and provide contact information to the Building Inspector at the beginning of the construction process. When a change is made concerning site manager, the inspector should be made aware of the new person and contact information. • Construction Debris. At the end of each construction day, attention should be made to collect and manage construction waste and debris. Trash must be covered and removed from the site as soon as reasonable. Respect the neighbors and keep a clean site! Sites that fail to manage trash can and will be cited. Historic Preservation Board Resolution No. 4 Page 5 of 8 PLN-2020-17 ~ 119 Alice Avenue • Construction Hours. Every Permitted job is required to observe the permitted hours of construction. Construction work is allowed from 8:00am to 5:00pm Monday thru Friday. Construction is allowed on Saturdays from 9:00am to 4:00pm. No work is allowed on Sundays or Legal U.S. Holidays. Workers showing up at job sites before the permitted times may create a problem and should be discouraged from arriving earlier than 15 minutes before permitted times. Material deliveries should never be scheduled before permitted hours. It is the responsibility of the Contractor to manage and coordinate deliveries. Citations and/or Stop Work Notices will be issued to Contractors violating the permitted hours. • Dust and Dirt. Many jobs will create dust and dirt on the street. When it rains, sites may have mud running into the sidewalk and street. All job sites must keep all rain runoff on the site and prevent water from running from the site into the gutter and street. Vehicles tracking mud and dirt into the street require cleanup and keeping the sidewalks and streets clean. If you fail to manage your dirt, dust and mud, your site may be issued a ‘Stop Work’ notice and/or a citation. • Music and Unnecessary Noise. Radios and loud music or other noise not related to construction is discouraged and will keep the neighbors from complaining. Earbuds are a good way to keep the music playing and not a problem for the neighbors. Job sites are not a good place for a worker’s dog. Animals should be left at home. • Construction Vehicles. Construction vehicles shall access the property only from S. Winchester Boulevard and shall not travel westbound on Alice Avenue except to leave the project site. Public Works Department: 24. Frontage Improvements Required: The scope of this project triggers the requirement for Frontage Improvements as required by Campbell Municipal Code 11.24.040. The applicant will be required to apply for an Encroachment permit to construct frontage improvements as listed below. The building permit and grading permit will not be issued until all Public Works Conditions of Approval have been satisfied. 25. Single Legal Parcel: The applicant shall provide documentation to demonstrate that this lot is a single legal parcel as it appears to be three legal parcels based on the Title Report: being Lot 35 and the West 15 feet of 34 and the East 25 feet of Lot 36 as shown on that certain Map entitled “Map of the Hyde Residence Park”. If the applicant cannot satisfactorily demonstrate that the property is a single legal parcel, they will need to process a lot line adjustment for lot merger as detailed below: a. Lot Merger: Prior to issuance of any building permits for the site, the applicant shall fully complete the lot line adjustment process for lot merger. The applicant shall submit an application for approval by the City Engineer, pay the current application processing fees, process the application with City staff’s comments and fully complete the lot line adjustment. Historic Preservation Board Resolution No. 4 Page 6 of 8 PLN-2020-17 ~ 119 Alice Avenue 26. Storm Drain Area Fee: Prior to building permits for the site, the applicant shall pay the required Storm Drain Area fee, currently set at $2,120.00 per net acre, which is $646.00 (set for R-1). 27. 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 Standards for Stormwater Quality: A Companion Document to Start at the Source (“Using Site Design Techniques”) by BASMAA, 2003. 28. Utility Services: The following conditions only apply if the applicant has a need to install / upgrade utility services (water, sewer, gas, etc.) in the street: a. Utility Encroachment Permit: Separate permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work. b. 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 whenever possible. c. Pavement Restoration: The applicant shall restore the pavement in compliance with City standard requirements. In the event that the roadway has recently received a pavement treatment or reconstruction, the project will be subject to the City’s Street Cut Moratorium. The applicant will be required to perform enhanced pavement restoration consistent with the restoration requirements associated with the Street Cut Moratorium. The City’s Pavement Maintenance Program website (https://www.ci.campbell.ca.us/219) has detailed information on the streets currently under moratorium and the enhanced restoration requirements. 29. Plans / Encroachment Permit / Fees / Deposits: Prior to issuance of any building permits for the site, the applicant shall cause plans for public street improvements to be prepared, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The plans shall include the Historic Preservation Board Resolution No. 4 Page 7 of 8 PLN-2020-17 ~ 119 Alice Avenue following, unless otherwise approved by the City Engineer: a. Removal and replacement of broken curb along Alice Avenue project frontage. b. Construction of conforms to existing public and private improvements, as necessary. c. The project is not proposing any changes to the alley project frontage. 30. Street Improvements Completed for Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 31. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the landscaped park strip in the public right of way. This includes, but is not limited to: lawn, plantings, irrigation, etc. Street trees shall not be pruned by the property owner. Fire Department: 32. Limited Review: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 33. Fire Sprinklers Required: (As Noted on Sheet A0.1 & F1.1) An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: 1) In all new one- and two-family dwellings and in existing one- and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Exception: One or more additions made to a building after January 1, 2011 that do not total more than 1,000 square feet of building area. 2) In all new basements and in existing basements that are expanded by more than 50%. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. CRC Sec. 313.2 as adopted and amended by CBLMC. 34. Water Supply Requirements: (As Noted on Sheet F1.1) Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this Historic Preservation Board Resolution No. 4 Page 8 of 8 PLN-2020-17 ~ 119 Alice Avenue office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 35. Address Identification: (As Noted on Sheet F1.1) New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1. 36. Construction Site Fire Safety: (As Noted on Sheet F1.1) All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 37. Limited Review: This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6] Item No. 2 CITY OF CAMPBELL ∙ HISTORIC PRESERVATION BOARD Staff Report ∙ April 28, 2021 PLN-2021-58 Kohlsaat Public Hearing to consider the application of Kohlsaat & Associates for a Tier 1 Historic Resource Alteration Permit (PLN-2021-58) to allow removal of two French doors and an exterior chimney to be replaced with a new sliding glass door and to infill one existing window, to an Alice Avenue Historic District property commonly known as the Claude and Jeanette Grizzle House, located at 99 Alice Avenue in the R-1-6-H (Single-family Residential / Historic Overlay) Combining Zoning District. (Resolution/Roll Call Vote) STAFF RECOMMENDATION That the Historic Preservation Board take the following action: 1. Adopt a Resolution (reference Attachment 1), recommending approval of a Tier 1 Historic Resource Alteration Permit (PLN-2021-58). ENVIRONMENTAL DETERMINATION Staff recommends that the Historic Preservation Board find that this project is Categorically Exempt under Section 15301, Class 1, of the California Environmental Quality Act (CEQA), pertaining to minor alterations to existing structures. DISCUSSION Project Site: The project site is located on the south side of Alice Avenue, west of Third Street, within the Alice Avenue Historic District (reference Attachment 2 – Location Map). The property is developed with a Craftsman influenced single-family residence, a non-landmark historic district resource constructed in 1924, commonly known as the Claude and Jeanette Grizzle House. According to the City's DPR form, Claude Grizzle worked for George and Ralph Hyde, contracting to label and ship cans from the Hyde cannery (reference Attachment 3). This property has been subject to two Conditional Use Permit approvals by the Planning Commission, upon recommendations of the Historic Preservation Board, once in 2013 and again in 2015.1 These approvals allowed for a substantial addition and alteration to the residence and construction of a detached accessory dwelling unit, as discussed in the included staff reports (reference Attachments 4 and 5 – PC Staff Reports). Proposal: The property owners have submitted an application for a Tier 1 Historic Resource Alteration Permit (PLN-2021-58) to allow removal of two French doors and an exterior chimney to be replaced with a new sliding glass door and to infill one existing window, as depicted in the Project Plans (reference Attachment 6). This work would be performed at the rear of the structure affecting the addition constructed in 2013-2015. 1 The City's previous Historic Preservation Ordinance required approval of a Conditional Use Permit for any alteration to a landmark or historic district structure. This permit process was replaced with the current "Tier 1" and "Tier 2" Resource Alteration Permit applications. Staff Report – Historic Preservation Board Meeting of April 28, 2021 Page 2 of 3 PLN-2021-58 ~ 99 Alice Avenue Administrative Procedure: Although generally, the Board would not review new windows on Structures of Merit—they would be approved through the staff "expedited" process—the Historic Preservation Ordinance specifies that "any alteration to a landmark or historic district property" must approved through a Historic Resource Alteration Permit request. This process allows the Board to provide more specific guidance on appropriate design, building form, materials, etc. Action by the Board to recommend approval or denial serves to allow or preclude, respectively, issuance of a Zoning Clearance by the Community Development Director to formally authorize or deny the proposed work. ANALYSIS Design/Historic Guidelines: Approval of a Tier 1 Historic Resource Alteration Permit requires the Board to find that the project complies with the Campbell Municipal Code, the Campbell Historic Design Guidelines (hereon "Design Guidelines") and the Secretary of the Interior's Standards2 (hereon "Standards"), such that the following findings may be affirmatively established: 1. The proposed action is consistent with the purposes of this chapter and the applicable requirements of the Municipal Code; 2. The proposed action is consistent with the applicable design guidelines, including, but not limited to, the Historic Design Guidelines for Residential Buildings; 3. The proposed action will not have a significant impact on the aesthetic, architectural, cultural, or engineering interest or historical value of the historic resource or district; and 4. The proposed action is consistent with the Secretary of the Interior's Standards, as follows: a. The proposed action will preserve and retain the historic character of the historic resource and will be compatible with the existing historic features, size, massing, scale and proportion, and materials. b. The proposed action will, to the greatest extent possible, avoid removal or significant alteration of distinctive materials, features, finishes, and spatial relationships that characterize the historic resource. c. Deteriorated historic features will be repaired rather than replaced to the greatest extent possible. d. New additions will be differentiated from the historic resource and will be constructed such that the essential form and integrity of the historic resource shall be protected if the addition is removed in the future. As noted, the proposed alterations, (see images, following page), would occur at the rear of the house. This is both the non-historic component of the home and also not visible from the street. Given the de minimis nature of the alteration, the proposal would be in keeping with the Design Guidelines such that the findings for a Historic Resource Alteration Permit may be affirmatively established. If the Board wishes to incorporate certain material and/or detailing requirements into the approval, those may be included in the conditions of approval. 2 This is a reference to the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Staff Report – Historic Preservation Board Meeting of April 28, 2021 Page 3 of 3 PLN-2021-58 ~ 99 Alice Avenue Attachments: 1. Draft Resolution 2. Location Map 3. DPR Form 4. PC Staff Report, dated May 5, 2015 5. PC Staff Report, dated November 12, 2013 6. Project Plans Prepared by: Daniel Fama, Senior Planner RESOLUTION NO. 2021-xx BEING A RESOLUTION OF THE HISTORIC PRESERVATION BOARD OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TIER 1 HISTORIC RESOURCE ALTERATION PERMIT (PLN-2021-58) TO ALLOW REMOVAL OF TWO FRENCH DOORS AND AN EXTERIOR CHIMNEY TO BE REPLACED WITH A NEW SLIDING GLASS DOOR AND TO INFILL ONE EXISTING WINDOW, TO AN ALICE AVENUE HISTORIC DISTRICT PROPERTY COMMONLY KNOWN AS THE CLAUDE AND JEANETTE GRIZZLE HOUSE, LOCATED AT 99 ALICE AVENUE IN THE R-1-6-H (SINGLE-FAMILY RESIDENTIAL / HISTORIC OVERLAY) COMBINING ZONING DISTRICT. FILE NO: PLN-2021- 58. After notification and public hearing, as specified by law and after presentation by the Board Secretary, proponents and opponents, the hearing was closed. The Historic Preservation Board finds as follows with regards to file number PLN-2021-58: 1. The Project Site is an approximately 11,000 square-foot single-family residential property located on Alice Avenue, west of Third Street, within the Alice Avenue Historic District. 2. The Project Site is zoned R-1-6-H (Single-Family Residential / Historic Preservation Overlay) on the City of Campbell Zoning Map. 3. The Project Site is designated Low Density Residential on the City of Campbell General Plan Land Use diagram. 4. The Project Site is developed with a single-family residence, a non-landmark historic district resource constructed in 1924 in a Craftsman-influenced style, commonly known as the Claude and Jeanette Grizzle House. 5. The Project Site was subject to two Conditional Use Permit approvals by the Planning Commission, upon recommendations of the Historic Preservation Board, once in 2013 and again in 2015. These approvals allowed for a substantial addition and alteration to the residence and construction of a detached accessory dwelling unit. 6. The Proposed Project is an application for a Tier 1 Historic Resource Alteration Permit to allow removal of two French doors and an exterior chimney to be replaced with a new sliding glass door and to infill one existing window. The proposed work would be performed at the rear of the structure affecting the addition constructed in 2013-2015. 7. Campbell Municipal Code (CMC) Section 21.33.080 (Historic Resource Alteration Permit (Tier 1)) requires that any alteration to a landmark or historic district property be reviewed through a "Tier 1" Historic Resource Alteration Permit. 8. Pursuant to CMC Section 21.33.080, a request for an Historic Resource Alteration Permit is considered by the Historic Preservation Board in a public hearing conducted Historic Preservation Board Resolution No. 2021-xx Page 2 of 3 PLN-2021-58 ~ 99 Alice Avenue in compliance with CMC Chapter 21.64. Upon conclusion of the public hearing, the Board shall provide a recommendation for approval or denial to the decision-making body. 9. A recommendation for approval by the Historic Preservation Board, based on the ability to affirmatively establish the findings provided in CMC Section 21.33.080.C, allows the issuance of a Zoning Clearance by the Community Development Director in that the proposal would comply with all applicable standards and provisions for the category of use in the zoning district of the subject parcel, as specified by CMC Section 21.40.030. 10. The proposed project would be consistent with the following General Plan policies: Policy LUT-8.1: Historic Buildings, Landmarks and Districts and Cultural Resources: Preserve, rehabilitate or restore the City’s historic buildings, landmarks, districts and cultural resources and retain the architectural integrity of established building patterns within historic residential neighborhoods to preserve the cultural heritage of the community. Policy CNR-1.1: Historic Resource Preservation: Ensure that the City and its citizens preserve historic resources as much as possible. 11. No substantial evidence has been presented which shows that the project, as currently presented will have a significant adverse impact on the environment. Based upon the foregoing findings of fact, the Historic Preservation Board further finds and concludes that: Historic Resource Alteration Permit – Tier 1 Findings (CMC Sec. 21.33.080): 1. The proposed action is consistent with the purposes of this chapter and the applicable requirements of the Municipal Code; 2. The proposed action is consistent with the applicable design guidelines, including, but not limited to, the Historic Design Guidelines for Residential Buildings; 3. The proposed action will not have a significant impact on the aesthetic, architectural, cultural, or engineering interest or historical value of the historic resource or district; 4. The proposed action is consistent with the Secretary of the Interior's Standards, as follows: a. The proposed action will preserve and retain the historic character of the historic resource and will be compatible with the existing historic features, size, massing, scale and proportion, and materials. b. The proposed action will, to the greatest extent possible, avoid removal or significant alteration of distinctive materials, features, finishes, and spatial relationships that characterize the historic resource. Historic Preservation Board Resolution No. 2021-xx Page 3 of 3 PLN-2021-58 ~ 99 Alice Avenue c. Deteriorated historic features will be repaired rather than replaced to the greatest extent possible. d. New additions will be differentiated from the historic resource and will be constructed such that the essential form and integrity of the historic resource shall be protected if the addition is removed in the future. Environmental Findings (CMC Sec. 21.38.050): 5. This project is Categorically Exempt under Section 15301, Class 1, of the California Environmental Quality Act (CEQA), pertaining to minor alterations to existing structures. THEREFORE, BE IT RESOLVED that the Historic Preservation Board recommends approval of a Tier 1 Historic Resource Alteration (PLN-2021-58) to allow removal of two French doors and an exterior chimney to be replaced with a new sliding glass door and to infill one existing window, to an Alice Avenue Historic District property commonly known as the Claude and Jeanette Grizzle House, located at 99 Alice Avenue, subject to the attached Conditions of Approval (attached Exhibit “A”). PASSED AND ADOPTED this 28th day of April, 2021, by the following roll call vote: AYES: Board Members: NOES: Board Members: ABSENT: Board Members: ABSTAIN: Board Members: APPROVED: Michael Foulkes, Chair ATTEST: Daniel Fama, Secretary EXHIBIT A CONDITIONS OF APPROVAL Historic Resource Alteration Permit (PLN-2021-58) 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 1. Approved Project: Approval is granted for a Tier 1 Historic Resource Alteration Permit (PLN-2021-58) to allow removal of two French doors and an exterior chimney to be replaced with a new sliding glass door and to infill one existing window, to an Alice Avenue Historic District property commonly known as the Claude and Jeanette Grizzle House, located at 99 Alice Avenue. The project shall substantially conform to the Project Plans included as Attachment No. 6 in the April 28, 2021 Historic Preservation Board Staff Report, except as may be modified by conditions of approval contained herein. 2. Permit Expiration: The Tier 1 Historic Resource Alteration Permit approval shall be valid for one year from the date of approval (expiring April 28, 2022). Within this one-year period, an application for a building permit must be submitted. Failure to meet this deadline or expiration of an issued building permit will result in the Historic Resource Alteration Permit being rendered void. 3. Window/Door Material: New doors and windows shall be made of a high-quality material consistent with the Campbell Historic Design Guidelines as determined by the Community Development Director, specifically excluding vinyl or aluminum. DPR 523A (1/95) *Required information Page 1 of 2 *Resource Name or #: Moss- Grizzle House P1. Other Identifier: Campbell Historic District Property *P2. Location:  Not for Publication  Unrestricted *a. County Santa Clara and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T; R ; ¼ of ¼ of Sec ; B.M. c. Address 99 Alice Ave. City Campbell Zip 95008 d. UTM: (Give more than one for large and/or linear resources) Zone , mE/ mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) APN: 412-05-062 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) Historic Craftsman influenced Single-Family Residence. Wood frame, stucco finish, one-story structure. Slightly hipped roof. Set back entry, flanked by two double hung short windows - 12 panes each. Tripartite windows on left and right façade of house. Wooden gates on garage at rear of house, short column on steps. Roof overhangs home, with open-beam eaves. *P3b. Resource Attributes: (List attributes and codes) 02- Single Family Residence *P4. Resources Present:  Building Structure Object Site District Element of District Other (Isolates, etc.) P5b. Description of Photo: (view, date, accession #) Front Façade, 07/09/07 *P6. Date Constructed/Age and Source:  Historic  Prehistoric  Both 1924_______________________ *P7. Owner and Address: Jeanette O. Grizzle (April 1987) *P8. Recorded by: (Name, affiliation, and address) Kevin Tokanaga City of Campbell Museum 51 N. Central *P9. Date Recorded: April 1986 *P10. Survey Type: (Describe) *P11. Report Citation: (Cite survey report and other sources, or enter "none.") Phone interview, Mrs. Claude (Jeannette Olivia) Grizzle(March 10, 1978) by Tom M. King. Initial notes taken by Barbara Klein(October 22, 1977). *Attachments: NONE Location Map Continuation Sheet  Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record  Other (List): State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code Other Listings Review Code Reviewer Date P5a. Photograph or Drawing (Photograph required for buildings, structures, and objects.) DPR 523A (1/95) *Required information *NRHP Status Code Page 2 of 2 *Resource Name or # (Assigned by recorder) B1. Historic Name: Moss-Grizzle House B2. Common Name: Claude and Jeanette Grizzle House B3. Original Use: Single-Family Home B4. Present Use: Same *B5. Architectural Style: California Bungalow (Stucco) *B6. Construction History: (Construction date, alterations, and date of alterations) Estimated, 1924. *B7. Moved?  No Yes Unknown Date: Original Location: *B8. Related Features: Garage B9a. Architect: unknown b. Builder: Robert Holmes *B10. Significance: Theme Economic/Industrial Area Period of Significance Property Type Residential Applicable Criteria (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) Alice Avenue was created in 1915 on a portion of the site of the fruit drying yards owned by the George E. Hyde Company, a canning and fruit dehydrating plant occupying 17 acres in Campbell. The land was originally owned and utilized by Flamming’s Fruit Dryer (1887); sold to Frank Buxton’s Dryer (1890, and again sold to Campbell Fruit Grower’s Union (1892) which owned and controlled the drying yards and packing house until its sale to George Hyde in 1909. The residential subdivision, “Hyde Residential Park” was built primarily for housing cannery workers, though George and Alice Hyde (the Street’s namesake) resided there too. Jeanette Oliver Grizzle (1894-1984) was born in Sterling, Illinois, and moved to this area in 1915, and settled in this house with her recently married husband, Claude Grizzle, in 1925. Claude Grizzle worked for George E. Hyde and Ralph Hyde, contracting to label and ship cans from the Hyde cannery. Claude Grizzle later became a plumber. A Mr. Moss was the first owner for about one year. B11. Additional Resource Attributes: (List attributes and codes) *B12. References: See P11 B13. Remarks: *B14. Evaluator: See P8 *Date of Evaluation: See P9 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD (This space reserved for official comments.) OFREVISIONSDATE:SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA REMODEL OF:Bui Residence99 ALICE AVE. CAMPBELL, CA 95008AS SHOWNA-13/15/21-1NVICINITY MAPSITEPROJECT DATAPROJECT ADDRESS:OWNER:APN#:ZONING:OCCUPANCY GROUP:TYPE OF CONSTRUCTION:SITE AREA:99 & 101 ALICE AVE.CAMPBELL, CA 95008THIEN & LIM BUI99 & 101 ALICE AVE.CAMPBELL, CA 95008412-05-062P-DR-3/UV-B11, 062 SFSETBACKS:FRONTREARSIDE FIRST FLOORMAX. HEIGHT20'5'5'35'RESIDENCE FIRST FLOORCARPORTGARAGEADU2,789 SF522 SF 466 SF640 SFEXISTINGPROPOSEDBUILDING AREA:CONSTR. AREAREQ'D2,789 SF522 SF 466 SF640 SF444 SFSHEET INDEXPROJECT DIRECTORYARCHITECT:KOHLSAAT & ASSOCIATES51 UNIVERSITY AVENUE, SUITE LLOS GATOS, CA 95030TEL: (408) 395-2555SCOPE OF WORKREMOVE 2 FRENCH DOORS & FIREPLACE. NEW SLIDING DOOR INSPACE OF FIREPLACE AND FRENCH DOORS. NEW CONCRETE PATIOOUTSIDE OF NEW SLIDING DOOR. RELOCATE BATHROOM DOOR.STRUCTURAL ENGINEER:DACK DEVELOPMENT & ENGINEERING38870 ALTURA ST.FREMONT, CA. 94536510-793-1130CODE COMPLIANCETHIS PROJECT SHALL COMPLY WITH THE 2019 CBC PART 2, CRCPART 2.5, CEC PART 3, CMC PART 4, CPC PART 5, CBEESC PART 6,CHBC PART 8, CEBC PART 10, CGBSC PART 11 AS WELL AS ALLAPPLICABLE STATE & LOCAL CODES.2,789 sq ft640 sq ft466 sq ft522 sq ft5'20'5'5'AREA OF REMODELAREA OF REMODELPROPERTY LINE 147.5'PROPERTY LINE 75'PROPERTY LINE 147.5'PROPERTY LINE 75'101 ALICE AVE99 ALICE AVE.COURTYARDPORTE-COCHEREDRIVEWAYGARAGEALICE AVE.ADU(E) RESIDENCEN8'6'5'6'8'6'8'6'6'-8"2'-8"DEMO FRENCH DOORSDEMO FRENCH DOORSDEMO FIREPLACEDEMO WALL & DOORSFOR RELOCATIONDEMO WINDOW & INFILL(E) FENCE(E) FENCE(E) FENCEMASTER SUITEMASTERCLOSETMASTERBATHGREAT ROOMGUEST HOUSETANDOM GARAGEWALKWAYNA-1CBA-2S-1TITLE SHEET/SITE PLAN/DEMO PLANBLUEPRINT FOR A CLEAN BAYFLOOR PLAN/ELEVATIONSFOUNDATION/FRAMING PLANCITYOFCAMPBELLCommunity Development DepartmentWaste Management Standard Notes Provide Waste Management standard notes demonstrating a 65% reduction in construction waste, including: Construction wash-out water from concrete, mortar, tile, taping, and painting shall be done is a containment pool either portable or in a lined evaporative pit. Wash-out shall not enter the storm water system. Trash piles shall not be located in the front yard or visible from the street. Trash piles shall not contain paints, solvents, glues, taping compound, food products, or easily recyclable discards such as bottles, cans, plastics, or paper. Remaining trash shall be limited to wood, drywall, roofing, and assorted metals and shall be covered with a waterproof tarp. Trash shall be separated at an approved bay area disposal site such as Guadalupe Recycling. All trash is to be quickly hauled off site. Retain the receipt and keep with the permit documents, proof of recycle and disposal of the job site trash will be checked periodically and prior to final inspection or WVCR will deliver a roll-off debris box and sort the trash off site. SCALE: 1/8" = 1'-0"SITE PLANSCALE: 1/4" = 1'-0"DEMO PLANTHIS PROJECT SHALL COMPLY WITH THESUBMITTED WASTE MANAGEMENT PLANNO PRODUCT MAY BE USED THAT EXCEEDSCALIFORNIA'S MAXIMUM LIMITS ON VOLATILEORGANIC COMPOUNDS (VOC)CONSTRUCTION HOURS ARE LIMITED TO 8 AM TO5 PM MONDAY THROUGH FRIDAY & 9 AM TO 4 PMSATURDAY. NO CONSTRUCTION ON SUNDAYS &HOLIDAYS. OFREVISIONSDATE:SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TA REMODEL OF:Bui Residence99 ALICE AVE. CAMPBELL, CA 95008AS SHOWNA-23/15/21-38'6'6'-8"2'-8"D18'20'D26'-8"2'-6"NEW WALKOUTIPE DECKNEW WESTERN ALUM.SLIDING DOOR TO HAVE.30 U-FACTOR, .23 SHGCINFILL W/2X4 STUDS @ 16" OCW/ ½" GYPSUM ON INTERIOR &3 COAT PLASTER CEMENT O/WIRE MASH O/2 LAYERSGRADE "D" BUILDING PAPERON EXTERIOR.(E) 6' FENCEMASTER SUITEMASTERCLOSETMASTERBATHGREAT ROOMGUEST HOUSETANDOM GARAGEWALKWAYEXISTING GLASS AREA = 126 SFNEW GLASS AREA = 160 SFNO TITLE 24 REQ'DNOTE:VERIFY SMOKEALARMS & CARBONDIOXIDE ALARMS INALL SLEEPING AREA &HALLWAYS LEADINGTO SLEEPING AREAS.THICKEN WALL TO 8¾"NCAL GREEN MANDATORY MEASURES 2019Site Development:4.106.2 A plan is developed and implemented to manage storm waterdrainage during construction.4.106.3 Construction plans shall indicate how site grading or adrainage system will manage all surface water flows to keep waterfrom entering buildings.GeneralWATER EFFICIENCY AND CONSERVATIONIndoor Water UseOutdoor Water UseEnhanced Durability & Reduced MaintenanceConstruction Waste Reduction, Disposal, & RecyclingBuilding Maintenance & OperationENVIRONMENTAL QUALITYFireplacesPollutant ControlInterior Moisture ControlEnvironmental ComfortINSTALLER & SPECIAL INSPECTOR QUALIFICATIONS702.1 HVAC system installers are trained and certified in the properinstallation of HVAC systems.702.2 Special inspectors employed by the enforcing agency mustbe qualified and able to demonstrate competence in the disciplinethey are inspecting.4.507.2. Duct systems are sized, designed, and equipment isselected using the following methods: 1. Establish heat loss and heat gain values according to ANSI/ ACCA 2 Manual J-2011 or equivalent. 2. Size duct systems according to ANSI/ACCA 1 Manual D-2014 or equivalent. 3. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 or equivalent.4.505.2 Vapor retarder and capillary break in installed at slab ongrade foundation.4.505.3 Moisture content of building materials used in wall andfloor framing is checked before enclosure.4.504.5 Particleboard, medium density fiberboard (MDF) andhardwood plywood used in interior finish systems shall comply withlow formaldehyde emission standards.4.504.4 80% of floor area receiving resilient flooring shallcomply with specified VOC criteria.4.504.3 Carpet and carpet systems shall be compliant with VOClimits.4.504.2.4 Documentation shall be provided to verify that compliantVOC limit finish materials have been used.4.504.2.3 Aerosol paints and coatings shall be compliant withproduct weighted MIR limits for ROC and other toxic compounds.4.504.2.2 Paints, stains and other coatings shall be compliant withVOC limits.4.504.2.1 Adhesives, sealants and caulks shall be compliant withVOC and other toxic compound limits.4.504.1 Duct openings and other related air distribution componentopenings shall be covered during construction.4.503.1 Any installed gas fireplace shall be a direct-vent sealed-combustiontype. Any installed woodstove or pellet stove shallcomply with U.S. EPA New Source Performance Standards (NSPS)emission limits as applicable, and shall have a permanent labelindicating they are certified to meet the emission limits. Woodstoves,pellet stoves and fireplaces shall also comply with applicable localordinances.4.410.1 An operation and maintenance manual shall be provided tothe building occupant or owner.4.408.1 Recycle and/or salvage for reuse a minimum of 65% of thenonhazardous construction and demolition waste in accordance withone of the following: 1. Comply with a more stringent local construction & demolition waste management ordinance: or 2. A construction waste management plan. per Section 4.408.2: or 3. A waste management company. per Section 4.408.3: or 4. The waste stream reduction alternative. per Section 4.408.44.406.1 Annular spaces around pipes, electriccables, conduits or other openings in plates at exterior walls shall beprotected against the passage of rodents by closing such openingswith cement mortar, concrete masonry or similar method acceptableto the enforcing agency.4.201.1 Building meets or exceeds the requirements of the CaliforniaBuilding Energy Efficiency Standards.4.303.1 Plumbing fixtures (water closets and urinals) and fittings(faucets and showerheads) installed in residential buildings shallcomply with the prescriptive requirements of Sections 4.303.1.1through 4.303.1.4.4.i. 1.28 gpf for water closetsii. 1.8 gpm @ 80psi for showersiii. 1.2 gpm @ 60psi for lavatory faucetsiv. 1.5 rpm @ 60psi for kitchen faucets4.303.2 Plumbing fixtures and fittings required in Section 4.303.1shall be installed in accordance with the California Plumbing Code,and shall meet the applicable referenced standards.4.304.1 After December 1, 2015, new residential developments withan aggregate landscape area equal to or greater than 500 square feetshall comply with one of the following options:1. A local water efficient landscape ordinance or the currentCalifornia Department of Water Resources’ Model Water EfficientLandscape Ordinance (MWELO), whichever is more stringent; or2. Projects with aggregate landscape areas less than 2,500 squarefeet may comply with the MWELO’s Appendix D PrescriptiveCompliance Option.PLANNING & DESIGNMATERIAL CONSERVATION & RESOURCE EFFICIENCYMANDATORY FEATURE OR MEASUREREQUIREMENTSVERIFICATIONQualificationsVerifications703.1 Verification of compliance with this code may includeconstruction documents, plans, specifications builder or installercertification, inspection reports, or other methods acceptable tothe enforcing agency which show substantial conformance.4.106.4 Provide capability for electric vehicle charging inone- and two-family dwellings and in townhouses withattached private garages; and 3 percent of total parkingspaces, as specified, for multifamily dwellings.✓✓✓✓✓✓✓✓✓✓✓✓✓✓✓✓✓✓✓✓✓✓✓✓✓FIXTURE TYPE: FLOW RATE: REFERENCE:WATER CLOSETSSINGLE SHOWERHEADMULTIPLE SHOWERHEAD*LAVATORYKITCHEN**1.28 GALLONS PER FLUSH1.8 GPM @ 80 PSI1.8 GPM @ 80 PSI1.2 GPM @ 60 PSI1.8 GPM @ 60 PSI*COMBINED FLOW RATE OF ALL SHOWERHEADS AND/OR OTHER SHOWER OUTLETSCONTROLLED BY A SINGLE VALVE.**MINIMUM SHALL NOT BE LESS THAN 0.8 GPM @ 20 PSI.CGBSC SECTION 4.303.1.1CGBSC SECTION 4.303.1.3.1CGBSC SECTION 4.303.1.3.2CGBSC SECTION 4.303.1.4.1CGBSC SECTION 4.303.1.4.4FIXTURE FLOW RATESALL PLUMBING FIXTURES & FITTING SHALL MEET THE STANDARDS REFERENCEDIN TABLE 1701.1 CPCVERIFICATION OF REPLACEMENT OF ALL EXISTING TO REMAIN NON-COMPLIANTPLUMBING FIXTURES WITH WATER-CONSERVING PLUMBING FIXTURES AS SPECIFIED INCIVIL CODE SECTION 1101.1-1101.8, SHALL BE PROVIDED TO THE CITY/TOWNBUILDING INSPECTOR, PRIOR TO FINAL INSPECTION. THIS REQUIREMENT APPLIES TOALL PLUMBING FIXTURES LOCATED WITHIN THE STRUCTURE UNDER THE SCOPE OFTHIS PERMIT.NOTE:EXISTING NON-COMPLIANT PLUMBING FIXTURES MUST BE REPLACED IF THEY USEMORE THAN THE LISTED BELOW WITH WATER CONSERVING FIXTURES THAT MEET THECURRENT BUILDING STANDARDS APPLICABLE TO A NEWLY CONSTRUCTED REALPROPERTY OF THE SAME TYPE. CIVIL CODE SECTION 1101.1-1101.8 AS FOLLOWS:1. 1.6 GALLONS PER FLUSH FOR TOILETS2. 1.0 GALLONS PER FLUSH FOR URINALS3. 2.5 GPM FOR SHOWERHEADS4. 2.2 GPM FOR ANY INTERIOR FAUCETSALL NEW PLUMBING FIXTURES MUST COMPLY WITH THE REDUCED FLOW RATES ASNOTED IN FIXTURE FLOW RATES TABLE.SCALE: 1/4" = 1'-0"PROPOSED FLOOR PLANSCALE: 1/4" = 1'-0"(E) REAR ELEVATIONSCALE: 1/4" = 1'-0"PROPOSED REAR ELEVATION LITARIACNEOFFORASTTHOMASM.DACKNo. C36326CIIVLREGISTEERDPOFESSIONALEEENGINRExp. 06-30-22HHHHHHHHOOOOOOOOMASM.DAAAAAAAAAACKKKKKKKKKo. C36326-30-22Job:Scale:Date:Sheet Number:3/15/21AS NOTEDDrawn By:JLReviewed By:TDofS-1Rev Description4Development Engineering38870 Altura Street • Fremont, CA 94536510-793-1130 Phone/Fax • 510-599-2624 cellDackThe Remodel of :4FOUNDATION/FRAMING PLAN&Bui99 Alice. Ave.Campbell, Ca. 950084S-15S-16S-15'-9"5'-9"5'-9"5'-9"5'-9"6'-8"6'-8"6'-8"1'5'-7"+-4'-3"19'-27/8"5'-1"5'-1"NEW 2X2x12"DEEP UNDERPINNING PAD(E) UNDER PINNING PADS(E) UNDER PINNING PADS(E) UNDER PINNING PADS(E) FOUNDATION SYSTEM(E) FOUNDATION SYSTEM5" CONC. SLAB ONGRADE W/#4 @ 18" OCEA WY BELOW DECK @GRADE LEVEL4X6 PT DF #2 GIRDERSPEDESTALS2X6 PT DF JOIST @ 16" OCSLOPE 1%6'6'6'1X6 IPE DECKING3S-1INFILL WALL W/2X4STUDS @ 16" OC2-3½"x3½" LVLPOST OR 4X8 DF #1W/ECCQ CAP W/ROTATED STRAPS(E) TRUSS ROOF7"X11⅞" PSL2-3½"x3½" LVLPOST OR 4X8 DF #1W/ECCQ CAP W/ROTATED STRAPSMST37 @ TOP OF BEAM TO WALLECCQ W/ROTATED STRAPS(E) CORNERWALLNEW 7X11⅞" PSL HEADERNEW DOUBLE 3½"X 3½"LVL POST OR 4X8 DF #1POST(E) STUD WALL3POST TO BEAM CONNECTIONSCALE 1½" = 1'-0"3"1'2'NEW DOUBLE 3½" X 3½" LVL POSTOR 4X8 DF #1 POSTNEW 4X4 DF BLOCK UNDER POSTNEW 4X4 PT DF POSTUNDER NEW POST ABOVE(E) STEM WALLNEW 2'X2'X12" DEEPUNDER PINNING PADW/3-#4 EA WAYUNDER PINNING PAD DETAIL4SCALE 1"= 1'-THRESHOLD @ SLIDING DOOR DETAILSCALE 3" = 1'-0"NEW HEADER(E) HARDWOODFLOORINGNEW IPE DECKNEW WESTERNMULTI SLIDE DOOR(E) FLOOR SYSTEMPLASTER CEMENTFLASH UNDERTHRESHOLD5NNHDLEGENDNEW ROOF RAFTERDETAIL #SHEET #1NEW CEILING JOISTEXISTING CEILING JOISTNEW FLOOR JOISTEXISTING FLOOR JOISTCMU RETAINING WALLNEW CONTINUOUS FOOTINGEXISTING CONTINUOUS FOOTINGNEW SPREAD FOOTINGUNDER PINNING PAD FOOTINGGIRDER, HEADER, OR BEAMDETAIL MARKER4X OR 6X POSTSIMPSON HD HOLDOWNSHEAR WALL - SEE SCHEDULEMST48 VERT. HDMST36 VERT. HDSIMPSON STRONG-WALL2X KICKER TO BM OR WALL BELOWEXISTING ROOF RAFTERSLAB ON GRADE 5" THICKW/#4 @ 18" OC EA WYEUROTEC PEDESTAL OR EQUAL4X6 PT DF GIRDERS2X6 PT DF JOISTS @ 16" OC1X IPE DECKINGRIP 2X PT DF FORSTRINGERSRIP 2X PT DF FORSTRINGERS @ 16" OC6DECK @ STEP DETAILSCALE 1½" = 1'-0"SCALE: 1/4" = 1'-0"FOUNDATION PLANSCALE: 1/4" = 1'-0"FRAMING PLAN Item No. 3 CITY OF CAMPBELL ∙ HISTORIC PRESERVATION BOARD Staff Report ∙ April 28, 2021 PLN-2021-47 Escobar Public Hearing to consider the application of Michael and Mary Ann Escobar for a Tier 1 Historic Resource Alteration Permit (PLN-2021-47) to allow modification and closure of existing side windows, installation of a rear patio door to replace an existing window, partial removal of an existing chimney, formalize previous installation of brick cladding and widening of an existing window in the space of a former garage door that was removed as part of an unpermitted "garage conversion," and to attach an existing rear trellis structure, to an Alice Avenue Historic District property commonly known as the Ira & Mabel Abbott House, located at 136 Alice Avenue in the R-1-6-H (Single-family Residential / Historic Overlay) Combining Zoning District STAFF RECOMMENDATION That the Historic Preservation Board take the following action: 1. Adopt a Resolution (reference Attachment 1), recommending approval of a Tier 1 Historic Resource Alteration Permit (PLN-2021-47). ENVIRONMENTAL DETERMINATION Staff recommends that the Historic Preservation Board find that this project is Categorically Exempt under Section 15301, Class 1, of the California Environmental Quality Act (CEQA), pertaining to minor alterations to existing structures. DISCUSSION Project Site: The project site is located on Alice Avenue, west of Third Street (reference Attachment 2 – Location Map). The property is developed with a Ranch-style single-family residence, a non-landmark historic district resource constructed in 1938, commonly known as the Ira & Mabel Abbott House. According to the City's DPR form, the home is named after its first owners who had rented out the house until the outbreak of World War II when they sold it to Bill and Kathleen Corey in 1942 due to wartime rental control (reference Attachment 3). The DPR form also indicates that the Coreys converted the garage (without permits) to a family room in the early 1960's, which resulted in the front brick wall seen today (reference Attachment 4 – Site Photographs). The undated photograph to the right from the County Assessor's records shows the house with the original garage door before the conversion to the living room. However, the City does have permits for construction of a workshop building in the rear (subsequently converted to a living unit), as well as for an accessory building that has historically been used as a garage, which is connected to the workshop (living unit) structure. Staff Report – Historic Preservation Board Meeting of April 28, 2021 Page 2 of 5 PLN-2021-47 ~ 136 Alice Avenue Proposal: The application for a Tier 1 Historic Resource Alteration Permit (PLN-2021-47) would allow the following scope of work (reference Attachment 5 – Project Plans): • Formalize the previous installation of brick cladding in the space of the former garage door that was removed as part of an unpermitted "garage conversion." • Widen the front window within the brick garage door wall and install a new surround. • Install a rear patio door to replace an existing window. • Remove the lower portion of the left-side chimney. • Remove two left-side windows and a side door to be replaced with a single window. • Attach an existing detached trellis structure to the rear of the house. A separate building permit to formally recognize the former workshop as an accessory dwelling unit (ADU) and the connected accessory structure as a garage will be submitted to the City and is not subject to Board review. ANALYSIS Zoning District: The project site is located in the R-1-6-H (Single-family Residential / Historic Overlay) Combining Zoning District. Formalizing the past unpermitted garage conversion will be consistent with applicable development standards due to the presence of the aforementioned garage structure, which will provide the required parking for the property. With regards to permit procedure, pursuant to Campbell Municipal Code Section 21.33.080, an application for a Tier 1 Historic Resource Alteration Permit is required for any alteration to a landmark or historic district property. Action by the Board to recommend approval or denial serves to allow or preclude, respectively, issuance of a Zoning Clearance by the Community Development Director to formally authorize or deny the proposed work. General Plan: The General Plan land use designation for the project site is Low Density Residential (less than 6 units per gross acre). The proposed project would be consistent with the following General Plan Land Use policies and strategies by respecting the built environment and maintaining the historic integrity of an historic structure. Policy CNR-1.1: Historic Resource Preservation: Ensure that the City and its citizens preserve historic resources as much as possible. Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, especially in historic neighborhoods and neighborhoods with consistent design characteristics. Policy LUT-8.1: Historic Buildings, Landmarks and Districts and Cultural Resources: Preserve, rehabilitate or restore the City’s historic buildings, landmarks, districts and cultural resources and retain the architectural integrity of established building patterns within historic residential neighborhoods to preserve the cultural heritage of the community. Strategy LUT-20.1b: Building Patterns: Ensure that new development is designed to blend in with the existing building patterns of the neighborhood. For example, if the majority of the garages on the street are at the rear of the site, the new building should be designed to accommodate a rear garage. Staff Report – Historic Preservation Board Meeting of April 28, 2021 Page 3 of 5 PLN-2021-47 ~ 136 Alice Avenue Design/Historic Guidelines: Approval of a Tier 1 Historic Resource Alteration Permit requires the Board to find that the project complies with the Campbell Municipal Code, the Campbell Historic Design Guidelines (hereon "Design Guidelines") and the Secretary of the Interior's Standards1 such that the following findings may be affirmatively established: 1. The proposed action is consistent with the purposes of this chapter and the applicable requirements of the Municipal Code; 2. The proposed action is consistent with the applicable design guidelines, including, but not limited to, the Historic Design Guidelines for Residential Buildings; 3. The proposed action will not have a significant impact on the aesthetic, architectural, cultural, or engineering interest or historical value of the historic resource or district; and 4. The proposed action is consistent with the Secretary of the Interior's Standards, as follows: a. The proposed action will preserve and retain the historic character of the historic resource and will be compatible with the existing historic features, size, massing, scale and proportion, and materials. b. The proposed action will, to the greatest extent possible, avoid removal or significant alteration of distinctive materials, features, finishes, and spatial relationships that characterize the historic resource. c. Deteriorated historic features will be repaired rather than replaced to the greatest extent possible. d. New additions will be differentiated from the historic resource and will be constructed such that the essential form and integrity of the historic resource shall be protected if the addition is removed in the future. Side/Rear Windows & Doors and Chimney The proposed side and rear changes to the windows and doors are fairly minor alterations, as shown by the proposed elevations, below. Consistent with the Design Guidelines' "recommended practices" (see following page) for windows, the new rear patio door and side window would maintain a proportional size with the existing windows and doors found on the house. Additionally, a recommended Condition of Approval would require a use of higher quality window and door systems (i.e., not vinyl or aluminum), consistent with previous Board actions. With regard to the partial removal of the chimney, this is likely a non-original feature that was added after the former garage was converted to living space. 1 This is a reference to the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Staff Report – Historic Preservation Board Meeting of April 28, 2021 Page 4 of 5 PLN-2021-47 ~ 136 Alice Avenue Garage Door Cladding The City's Design Guidelines do not provide specific guidance for Ranch-style homes since this style is not considered historically or architecturally significant outside of an historic district. However, the Design Guidelines do provide overarching "preservation principles" that may be considered. Specifically, Principle #3 states that "exterior alterations should respect the historic integrity of the property and its environment… [and] be compatible with the historic architectural features." In this regard, installation of brick cladding in the space of the garage door would be compatible in that brick work is a common feature of Ranch-style homes. Moreover, that the installation of the brick took place in the early 1960's, arguably, renders it a period-feature of post- war Ranch-style architecture. Lastly, recognizing that this work was done before the establishment of the Alice Avenue Historic District in 1987, it may also be considered "grandfathered" with regard to historic treatment. As noted, the proposal also requests modification to the existing window within the brick wall. Minimally, the window must be enlarged to accommodate egress requirements. The homeowners also wish to construct a surround around the windows with two "knee braces" and a small shed roof atop (see, below). The proposed window changes would maintain an appropriate scale and incorporate features already found on the house. As such, it may be found consistent with the Design Guidelines' "recommended practices" for windows (see, right). Rear Trellis Structure Lastly, the application proposes to connect an existing detached trellis structure to the rear of the house. This trellis does not currently comply with the applicable development standards, which require a detached structure to be placed at least 10-feet behind the house. To resolve this issue, the applicant is proposing to lightly connect it to the house so that it no longer is considered a "detached" accessory structure. The method of connection will be the minimum required by the Building Department, but would be non-structural. As such, a future homeowner could easily remove this feature without adversely affecting the home. Therefore, this request may be found consistent with the Design Guidelines. Attachments: 1. Draft Resolution 2. Location Map 3. DPR Form 4. Site Photographs 5. Project Plans Staff Report – Historic Preservation Board Meeting of April 28, 2021 Page 5 of 5 PLN-2021-47 ~ 136 Alice Avenue Prepared by: Daniel Fama, Senior Planner RESOLUTION NO. 2021-xx BEING A RESOLUTION OF THE HISTORIC PRESERVATION BOARD OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TIER 1 HISTORIC RESOURCE ALTERATION PERMIT (PLN-2021-47) TO ALLOW MODIFICATION AND CLOSURE OF EXISTING SIDE WINDOWS, INSTALLATION OF A REAR PATIO DOOR TO REPLACE AN EXISTING WINDOW, PARTIAL REMOVAL OF AN EXISTING CHIMNEY, FORMALIZE PREVIOUS INSTALLATION OF BRICK CLADDING AND WIDENING OF AN EXISTING WINDOW IN THE SPACE OF A FORMER GARAGE DOOR THAT WAS REMOVED AS PART OF AN UNPERMITTED "GARAGE CONVERSION," AND TO ATTACH AN EXISTING REAR TRELLIS STRUCTURE, TO AN ALICE AVENUE HISTORIC DISTRICT PROPERTY COMMONLY KNOWN AS THE IRA & MABEL ABBOTT HOUSE, LOCATED AT 136 ALICE AVENUE IN THE R-1-6-H (SINGLE-FAMILY RESIDENTIAL / HISTORIC OVERLAY) COMBINING ZONING DISTRICT. FILE NO.: PLN-2021-47 After notification and public hearing, as specified by law and after presentation by the Board Secretary, proponents and opponents, the hearing was closed. The Historic Preservation Board finds as follows with regards to file number PLN-2021-47: 1. The Project Site is an approximately 8,800 square-foot single-family residential property located on Alice Avenue, west of Third Street, within the Alice Avenue Historic District. 2. The Project Site is zoned R-1-6-H (Single-Family Residential / Historic Preservation Overlay) on the City of Campbell Zoning Map. 3. The Project Site is designated Low Density Residential on the City of Campbell General Plan Land Use diagram. 4. The Project Site is developed with a Ranch-style single-family residence, a non- landmark historic district resource constructed in 1938 commonly known as the Ira & Mabel Abbott House. 5. The Proposed Project is an application for a Tier 1 Historic Resource Alteration Permit to allow modification and closure of existing side windows, installation of a rear patio door to replace an existing window, partial removal of an existing chimney, formalize previous installation of brick cladding and widening of an existing window in the space of a former garage door that was removed as part of an unpermitted "garage conversion," and to attach an existing rear trellis structure. 6. Campbell Municipal Code (CMC) Section 21.33.080 (Historic Resource Alteration Permit (Tier 1)) requires that any alteration to a landmark or historic district property be reviewed through a "Tier 1" Historic Resource Alteration Permit. Historic Preservation Board Resolution No. 2021-xx Page 2 of 5 PLN-2021-47 ~ 136 Alice Avenue 7. Pursuant to CMC Section 21.33.080, a request for an Historic Resource Alteration Permit is considered by the Historic Preservation Board in a public hearing conducted in compliance with CMC Chapter 21.64. Upon conclusion of the public hearing, the Board shall provide a recommendation for approval or denial to the decision-making body. 8. A recommendation for approval by the Historic Preservation Board, based on the ability to affirmatively establish the findings provided in CMC Section 21.33.080.C, allows the issuance of a Zoning Clearance by the Community Development Director in that the proposal would comply with all applicable standards and provisions for the category of use in the zoning district of the subject parcel, as specified by CMC Section 21.40.030. 9. The Campbell Historic Design Guidelines provides the following four Preservation Principals from which the decision-making process should be based: a. Retain and preserve the historic character of a property. Do not try to make a building look older than it is by introducing elements that do not match the existing design. Mixing historical design elements can confuse the character of a building. If it is necessary to remove significant materials and architectural features, it is important to remove them carefully and refurbish them so they can be reincorporated into the finished project. If the elements must be replaced it is recommended that similar methods and materials be used so the replacement elements closely match the original. b. Preserve distinctive features and examples of craftsmanship. Construction techniques or distinctive finishes that characterize an historic property should be treated carefully and maintained in order to prevent the need for replacement or alteration. Most often these features will be comprised of windows, doors, porches, ornamentation, or other features, which are typically seen by the public. c. New additions or exterior alterations should respect the historic integrity of the property and its environment. Any new construction should not destroy historic materials that characterize the property, and it should be compatible with the historic architectural features. d. Deteriorated historic features should be repaired rather than replaced. When repairs are not possible, a historic feature should be replaced with a new feature matching the old in design and, where possible, materials. 10. The Secretary of the Interior's Standards for Rehabilitation provides the following standards from which alterations to historical buildings shall be evaluated against: a. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. Historic Preservation Board Resolution No. 2021-xx Page 3 of 5 PLN-2021-47 ~ 136 Alice Avenue b. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. c. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. d. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. e. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved. f. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. g. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible. h. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. i. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. j. New additions and adjacent or related new construction shall 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. 11. The Proposed Project incorporates brick material, which respects the historic integrity of the property and is compatible with the historic architectural features of the home. 12. The Proposed Project, as conditioned, would incorporate new windows consistent with the Design Guidelines "recommended practices". 13. The Proposed Project may formalize past conversion of the attached garage because a detached garage is present on the property. 14. The Proposed Project may allow attachment of a trellis structure because the attachment will not adversely affect the historic resource. Historic Preservation Board Resolution No. 2021-xx Page 4 of 5 PLN-2021-47 ~ 136 Alice Avenue 15. The Proposed Project may be found consistent with the following General Plan policies: Policy CNR-1.1: Historic Resource Preservation: Ensure that the City and its citizens preserve historic resources as much as possible. Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, especially in historic neighborhoods and neighborhoods with consistent design characteristics. Policy LUT-8.1: Historic Buildings, Landmarks and Districts and Cultural Resources: Preserve, rehabilitate or restore the City’s historic buildings, landmarks, districts and cultural resources and retain the architectural integrity of established building patterns within historic residential neighborhoods to preserve the cultural heritage of the community. Policy LUT-20.1b: Building Patterns: Ensure that new development is designed to blend in with the existing building patterns of the neighborhood. For example, if the majority of the garages on the street are at the rear of the site, the new building should be designed to accommodate a rear garage. 16. No substantial evidence has been presented which shows that the project, as currently presented, will have a significant adverse impact on the environment. Based upon the foregoing findings of fact, the Historic Preservation Board further finds and concludes that: Historic Resource Alteration Permit – Tier 1 Findings (CMC Sec. 21.33.080): 1. The proposed action is consistent with the purposes of this chapter and the applicable requirements of the Municipal Code; 2. The proposed action is consistent with the applicable design guidelines, including, but not limited to, the Historic Design Guidelines for Residential Buildings; 3. The proposed action will not have a significant impact on the aesthetic, architectural, cultural, or engineering interest or historical value of the historic resource or district; 4. The proposed action is consistent with the Secretary of the Interior's Standards, as follows: a. The proposed action will preserve and retain the historic character of the historic resource and will be compatible with the existing historic features, size, massing, scale and proportion, and materials. b. The proposed action will, to the greatest extent possible, avoid removal or significant alteration of distinctive materials, features, finishes, and spatial relationships that characterize the historic resource. c. Deteriorated historic features will be repaired rather than replaced to the greatest extent possible. Historic Preservation Board Resolution No. 2021-xx Page 5 of 5 PLN-2021-47 ~ 136 Alice Avenue d. New additions will be differentiated from the historic resource and will be constructed such that the essential form and integrity of the historic resource shall be protected if the addition is removed in the future. Environmental Findings (CMC Sec. 21.38.050): 5. This project is Categorically Exempt under Section 15301, Class 1, of the California Environmental Quality Act (CEQA), pertaining to minor alterations to existing structures. THEREFORE, BE IT RESOLVED that the Historic Preservation Board recommends approval of a Tier 1 Historic Resource Alteration Permit (PLN-2021-47) to allow modification and closure of existing side windows, installation of a rear patio door to replace an existing window, partial removal of an existing chimney, formalize previous installation of brick cladding and widening of an existing window in the space of a former garage door that was removed as part of an unpermitted "garage conversion," and to attach an existing rear trellis structure, to an Alice Avenue Historic District property commonly known as the Ira & Mabel Abbott House, located at 136 Alice Avenue, subject to the attached Conditions of Approval (attached Exhibit “A”). PASSED AND ADOPTED this 28th day of April, 2021, by the following roll call vote: AYES: Board Members: NOES: Board Members: ABSENT: Board Members: ABSTAIN: Board Members: APPROVED: Mike Foulkes, Chair ATTEST: Daniel Fama, Secretary EXHIBIT A CONDITIONS OF APPROVAL Historic Resource Alteration Permit (PLN-2021-47) 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 1. Approved Project: Approval is granted for a Tier 1 Historic Resource Alteration Permit (PLN-2021-47) to allow modification and closure of existing side windows, installation of a rear patio door to replace an existing window, partial removal of an existing chimney, formalize previous installation of brick cladding and widening of an existing window in the space of a former garage door that was removed as part of an unpermitted "garage conversion," and to attach an existing rear trellis structure, to an Alice Avenue Historic District property commonly known as the Ira & Mabel Abbott House, located at 136 Alice Avenue. The project shall substantially conform to the Project Plans included as Attachment No. 5 in the April 28, 2021 Historic Preservation Board Staff Report, except as may be modified by conditions of approval contained herein. 2. Permit Expiration: The Tier 1 Historic Resource Alteration Permit approval shall be valid for one year from the date of approval (expiring April 28, 2022). Within this one- year period, an application for a building permit must be submitted. Failure to meet this deadline or expiration of an issued building permit will result in the Historic Resource Alteration Permit being rendered void. 3. Window/Door Material: New doors and windows shall be made of a high-quality material consistent with the Campbell Historic Design Guidelines as determined by the Community Development Director, specifically excluding vinyl or aluminum. 4. Rough Framing and Planning Final Required: Planning Division clearance is required prior to rough framing and final Building Permit clearance. Construction not in substantial compliance with the approved project plans shall not be approved without prior authorization of the necessary approving body. 5. Minor Modifications: Minor Modifications to the approved project plans are subject to review and approval by the Community Development Director pursuant to CMC Section 21.56.060 (Amendments to an approved project). 6. Fences/Walls: Except as noted below, any newly proposed fencing and/or walls shall comply with Campbell Municipal Code Section 21.18.060 and shall be submitted for review and approval by the Community Development Department. Exhibit A - Conditions of Approval ~ 136 Alice Ave. (PLN-2021-47) Page 2 7. 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. 8. 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. 9. Construction Activities: The applicant shall abide by the following requirements during construction: a. 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. b. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. c. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. d. Unnecessary idling of internal combustion engines shall be strictly prohibited. e. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise-sensitive receptors such as existing residences and businesses. f. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell. Building Division: 11. Permit Required: A building permit application shall be required for the proposed project. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 12. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. DPR 523A (1/95) *Required information Page 1 of 2 *Resource Name or #: Ira & Mabel Abbott House P1. Other Identifier: Campbell Historic District Property *P2. Location:  Not for Publication  Unrestricted *a. County Santa Clara and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T; R ; ¼ of ¼ of Sec ; B.M. c. Address 136 Alice Ave. City Campbell Zip 95008 d. UTM: (Give more than one for large and/or linear resources) Zone , mE/ mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) APN: 412-04-061 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) Historic Single-Family Residence. This Ranch style house has a side gabled roof and a two-story addition which has a hipped roof. Both roofs are clad in metal shakes. The eaves are overhanging and the building is clad in stucco except for the addition which has horizontal siding on the second story and a brick on the first story. The porch is a stoop with three square posts supporting the extended shed roof. On the first floor, fenestration includes a wood-frame fixed twelve light window flanked by two four-over-four double hung windows. On the second story six-over-six double hung wood frame windows are presents. The building is in excellent condition. There is no garage and the light landscaping is mature. *P3b. Resource Attributes: (List attributes and codes) 02- Single Family Residence *P4. Resources Present:  Building Structure Object Site District Element of District Other (Isolates, etc.) P5b. Description of Photo: (view, date, accession #) Front Façade, 07/09/07 *P6. Date Constructed/Age and Source:  Historic  Prehistoric  Both 1936 *P7. Owner and Address: Monte E. Smith, Et Al *P8. Recorded by: (Name, affiliation, and address) G. Laffey, Archives & Architecture 3553 Surber Dr. San Jose, CA 95130 *P9. Date Recorded: September 1998 *P10. Survey Type: (Describe) Inventory Update *P11. Report Citation: (Cite survey report and other sources, or enter "none.") Phone interviews: Linda M. Corey Cordoba, daughter, Katherine (Kay) Bakich Corey (April 28, 1978); Mrs. Ira (Mabel) Abbott (April 3, 1978); Mrs. Jeanette Grizzle, neighbor (March 10, 1978) by Tom M. King. Initial notes taken by Tom M. King (October 22, 1977). Survey 1977-78. *Attachments: NONE Location Map Continuation Sheet  Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record  Other (List): State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code Other Listings Review Code Reviewer Date P5a. Photograph or Drawing (Photograph required for buildings, structures, and objects.) DPR 523A (1/95) *Required information *NRHP Status Code Page 2 of 2 *Resource Name or # (Assigned by recorder) B1. Historic Name: Ira & Mabel Abbott House B2. Common Name: Ira & Mabel Abbott House B3. Original Use: Single-Family Home B4. Present Use: Same *B5. Architectural Style: *B6. Construction History: (Construction date, alterations, and date of alterations) Built, 1938. Bill & Kathleen Corey converted the garage to a family room in early 1960’s and added a half bath downstairs. *B7. Moved?  No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: Mrs. Mable Marie Dowson Abbott drew plans with help b. Builder: Ira Abbott, plus neighbors *B10. Significance: Theme Exploration/Settlement Area Period of Significance Property Type Applicable Criteria (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) Alice Avenue was created in 1915 on a portion of the site of the fruit drying yards owned by the George E. Hyde Company, a canning and fruit dehydrating plant occupying 17 acres in Campbell. The land was originally owned and utilized by Flamming’s Fruit Dryer (1887); sold to Frank Buxton’s Dryer (1890, and again sold to Campbell Fruit Grower’s Union (1892) which owned and controlled the drying yards and packing house until its sale to George Hyde in 1909. The residential subdivision, “Hyde Residential Park” was built primarily for housing cannery workers, though George and Alice Hyde (the Street’s namesake) resided there too. The Abbotts rented the house until 1942 when they sold it to James William (Bill) Corey and his wife Katherine Bakich Corey. The Abbotts sold because during WWII, they could not raise rents because of rent controls, but could sell at any price. Mrs. Corey remembered the price was about $6,100. The Coreys Family lived here until 1965 when they sold, and then the Stevens Family, with 2 daughters, and a Coach Skuse from Los Gatos High. B11. Additional Resource Attributes: (List attributes and codes) *B12. References: See P11 B13. Remarks: *B14. Evaluator: See P8 *Date of Evaluation: See P9 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD (This space reserved for official comments.) !""#$% $% &'% &'% (( ')$ * 9 (( (( Item No. 4 CITY OF CAMPBELL ∙ HISTORIC PRESERVATION BOARD Staff Report ∙ APRIL 28, 2021 PLN-2020-116 Beckstrom Public Hearing to consider the application of Beckstrom Architecture for a Tier 1 Historic Resource Alteration Permit (PLN-2020-116) to allow an approximately 670 square-foot rear addition and to formalize an existing unpermitted approximately 240 square-foot side enclosed patio addition, to an Alice Avenue Historic District property commonly known as the Walker and Ethel Curry Vaughn House, located at 199 Alice Avenue in the R-1-6- H (Single-family Residential / Historic Overlay) Combining Zoning District. (Resolution/Roll Call Vote) STAFF RECOMMENDATION That the Historic Preservation Board take the following action: 1. Adopt a Resolution (reference Attachment 1), recommending approval of a Tier 1 Historic Resource Alteration Permit (PLN-2020-12). ENVIRONMENTAL DETERMINATION Staff recommends that the Historic Preservation Board find that this project is Categorically Exempt under Section 15301, Class 1, of the California Environmental Quality Act (CEQA), pertaining to minor alterations to existing structures. PROJECT DATA Zoning Designation: R-1-6-H (Single-Family Residential / Historic Overlay) General Plan Designation: Low-Density Residential (less than 6 units/gr. acre) Net Lot Area: 7,375 square-feet Gross Lot Area: 8,625 square-feet Density: 5.2 units/gr. acre 6 units/gr. acre. (Max. Allowed) Building Height: 18 ½ feet 35 feet (Max. Allowed) Building Square Footage: Existing (Permitted) Area: 929 square feet Exiting (Unpermitted) Area: 244 square feet Proposed New Area: 672 square feet 1,845 square feet (Total House Size) Detached ADU: 480 square feet 2,325 square feet (Total Building Area) Front Porch: 82 square feet Floor Area Ratio (FAR): .31 (2,325 sq. ft) .45 (3,318 sq. ft.) (Max. Allowed) Building (Lot) Coverage: 32% (2,407 sq. ft.) 40% (2,950 sq. ft.) (Max. Allowed) Staff Report – Historic Preservation Board Meeting of April 28, 2021 Page 2 of 5 PLN-2020-116 ~ 199 Alice Avenue Parking: 3 uncovered spaces 2 spaces (Min. Required) Setbacks: Proposed Required Front (south): 28 feet 20 feet Side (west): 3 feet 5 feet or ½ the wall height1 Side (east): 12 feet 5 feet or ½ the wall height Rear (north): 44 feet 5 feet or ½ the wall height DISCUSSION Project Site: The project site is located on Alice Avenue, between First and Third Streets (reference Attachment 2 – Location Map). The property is developed with a single-family residence, a non- landmark historic district resource constructed in 1927 in a vernacular style, commonly known as the Walker and Ethel Curry Vaughn House. According to the City's DPR form, the home was constructed by Walker Vaughn, a master of the Masonic Lodge, who also constructed other homes nearby, including the California Mission style at 35 Alice Avenue in 1930 and 69 Alice Avenue in 1929 (reference Attachment 3). The home has an existing rear/side patio that was enclosed as a bedroom. Additionally, the original rear garage structure has historically been used as a living unit. Background: On December 13, 2006, the Historic Preservation Board reviewed a proposal for a 450 square-foot addition to the subject residence. Although a building permit for this work was issued in early 2007, the work never commenced and the permit expired. In 2011, a building permit to allow an alteration to the front entry way—a new covered front porch—was issued, apparently without review by the Board. Proposal: The application for a Tier 1 Historic Resource Alteration Permit (PLN-2020-116) would allow construction of an approximately 670 square-foot rear addition to the residence. The addition would accommodate a new family room as well as a master suite (reference Attachment 4 – Project Plans). The project scope also includes formalizing the past conversion of the 243 square- foot side patio to living area. A separate building permit to formally recognize the former garage as an accessory dwelling unit (ADU) has been submitted and is not subject to Board review. ANALYSIS Zoning District: The project site is located in the R-1-6-H (Single-family Residential / Historic Overlay) Combining Zoning District. As indicated under 'Project Data', the proposed addition conforms to applicable development standards (with the exception of the setback of the side patio addition, which is allowable as noted in the footnote). Additionally, pursuant to Campbell Municipal Code Section 21.33.080, an application for a Tier 1 Historic Resource Alteration Permit is required for any alteration to a landmark or historic district property. Action by the Board to recommend approval or denial serves to allow or preclude, respectively, issuance of a Zoning Clearance by the Community Development Director to formally authorize or deny the proposed work. General Plan: The General Plan land use designation for the project site is Low Density Residential (less than 6 units per gross acre). The proposed project would be consistent with the following General Plan Land Use policies and strategies by respecting the built environment and maintaining the historic integrity of an historic structure. 1 As specified by CMC Section 21.58.050, a structure that fails to meet the setback requirements may be expanded along an existing non-conforming setback line provided that the addition does not decrease the existing setback. Staff Report – Historic Preservation Board Meeting of April 28, 2021 Page 3 of 5 PLN-2020-116 ~ 199 Alice Avenue Policy CNR-1.1: Historic Resource Preservation: Ensure that the City and its citizens preserve historic resources as much as possible. Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, especially in historic neighborhoods and neighborhoods with consistent design characteristics. Policy LUT-8.1: Historic Buildings, Landmarks and Districts and Cultural Resources: Preserve, rehabilitate or restore the City’s historic buildings, landmarks, districts and cultural resources and retain the architectural integrity of established building patterns within historic residential neighborhoods to preserve the cultural heritage of the community. Strategy LUT-20.1b: Building Patterns: Ensure that new development is designed to blend in with the existing building patterns of the neighborhood. For example, if the majority of the garages on the street are at the rear of the site, the new building should be designed to accommodate a rear garage. Design/Historic Guidelines: Approval of a Tier 1 Historic Resource Alteration Permit requires the Board to find that the project complies with the Campbell Municipal Code, the Campbell Historic Design Guidelines (hereon "Design Guidelines") and the Secretary of the Interior's Standards2 such that the following findings may be affirmatively established: 1. The proposed action is consistent with the purposes of this chapter and the applicable requirements of the Municipal Code; 2. The proposed action is consistent with the applicable design guidelines, including, but not limited to, the Historic Design Guidelines for Residential Buildings; 3. The proposed action will not have a significant impact on the aesthetic, architectural, cultural, or engineering interest or historical value of the historic resource or district; and 4. The proposed action is consistent with the Secretary of the Interior's Standards, as follows: a. The proposed action will preserve and retain the historic character of the historic resource and will be compatible with the existing historic features, size, massing, scale and proportion, and materials. b. The proposed action will, to the greatest extent possible, avoid removal or significant alteration of distinctive materials, features, finishes, and spatial relationships that characterize the historic resource. c. Deteriorated historic features will be repaired rather than replaced to the greatest extent possible. d. New additions will be differentiated from the historic resource and will be constructed such that the essential form and integrity of the historic resource shall be protected if the addition is removed in the future. This application was reviewed by the City's Architectural Advisor, Mark Sandoval. Mr. Sandoval prepared an architectural design review report (reference Attachment 5) based on the original plans submitted to the City. The original plans proposed an addition that would have entirely matched the existing home's form and materials and maintained the existing converted patio as is. 2 This is a reference to the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Staff Report – Historic Preservation Board Meeting of April 28, 2021 Page 4 of 5 PLN-2020-116 ~ 199 Alice Avenue Mr. Sandoval's report provided recommendations to clarify the scope of work and to increase conformance with the Secretary of the Interior's Standards. Based on this review, the project architect, Eric Beckstrom, submitted the revised plans included in this report as well as a detailed response letter and completed architectural questionnaire as noted by Mr. Sandoval (reference Attachments 6). As currently presented, the new addition would be differentiated from the existing residence through an increase height and use of horizontal siding, as shown, below. The Design Guidelines indicate that additions "should maintain a compatible relationship with the rest of the home in size, scale, use of materials, craftsmanship, and overall visual appearance." Similarly, the Secretary of the Interior's Standards state that "new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment." The revised proposal would clearly differentiate the new area from the existing residence such that there would no question as to what constitutes the original house. Although the appropriateness of the increased height could be questioned in terms of maintaining a compatible "size and scale", the height provides for logical break in building materials (from stucco to siding) that otherwise could appear awkward. Moreover, since the addition would occur over 60-feet from the front property line, the height differential would not be particularly noticeable, as conveyed by the applicant's street-view illustration drawings, below. As such, the addition may be seen as respecting the historic integrity of the property in compliance with the Design Guidelines and Secretary of the Interior's Standards. Staff Report – Historic Preservation Board Meeting of April 28, 2021 Page 5 of 5 PLN-2020-116 ~ 199 Alice Avenue Lastly, the plans propose retention of the existing unpermitted enclosed patio addition. This component of the house currently matches the materials and colors of the existing structure but incorporates a lower pitched roof with asphalt sheets, indicative of its unpermitted providence. To improve the aesthetic quality of this pre-existing addition, the plans proposed installation of new standing seam metal roofing. The new roofing would serve to clearly differentiate the enclosed patio from the original house and bridge the change in roof slope (from 5:12 to 1:12) between the two elements. Although use of standing seam metal is somewhat novel in in an historic home, the Secretary of the Interior's Standards do indicate that "there is no formula or prescription for designing a compatible new addition…. nor is there generally only one possible design approach that will meet the Standards" and that "there must be a balance between differentiation and compatibility to maintain the historic character and the identity of the building being enlarged." In this regard, allowing use of standing seam metaling roofing—a material which is becoming increasingly used within the city—as a means to maintain the historic integrity of the structure may be seen as furthering the intent of the Design Guidelines and Secretary of the Interior's Standards. However, if the Board does not concur with the proposed use of standing seam metal roofing, it may allow use of composition roofing matching the existing residence. Although this approach would diminish the differentiation with the original structure, it may nonetheless be considered appropriate in as much as the enclosed patio was in existence prior to the establishment of the Alice Avenue Historic District in 1987, such that it could be considered "grandfathered" with regard to historic treatment. Attachments: 1. Draft Resolution 2. Location Map 3. DPR Form 4. Project Plans 5. Architectural Design Review Report 6. Response Letter/Questionnaire Prepared by: Daniel Fama, Senior Planner RESOLUTION NO. 2021-xx BEING A RESOLUTION OF THE HISTORIC PRESERVATION BOARD OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A TIER 1 HISTORIC RESOURCE ALTERATION PERMIT (PLN-2020-116) TO ALLOW AN APPROXIMATELY 670 SQUARE-FOOT REAR ADDITION AND TO FORMALIZE AN EXISTING UNPERMITTED APPROXIMATELY 240 SQUARE-FOOT SIDE ENCLOSED PATIO ADDITION, TO AN ALICE AVENUE HISTORIC DISTRICT PROPERTY COMMONLY KNOWN AS THE WALKER AND ETHEL CURRY VAUGHN HOUSE, LOCATED AT 199 ALICE AVENUE IN THE R-1-6-H (SINGLE-FAMILY RESIDENTIAL / HISTORIC OVERLAY) COMBINING ZONING DISTRICT. FILE NO.: PLN-2020-116 After notification and public hearing, as specified by law and after presentation by the Board Secretary, proponents and opponents, the hearing was closed. The Historic Preservation Board finds as follows with regards to file number PLN-2020- 116: 1. The Project Site is an approximately 7,375 square-foot single-family residential property located on Alice Avenue, between First and Third Streets, within the Alice Avenue Historic District. 2. The Project Site is zoned R-1-6-H (Single-Family Residential / Historic Preservation Overlay) on the City of Campbell Zoning Map. 3. The Project Site is designated Low Density Residential on the City of Campbell General Plan Land Use diagram. 4. The Project Site is developed with a single-family residence, a non-landmark historic district resource constructed in 1927 in a vernacular style, commonly known as the Walker and Ethel Curry Vaughn House. 5. The Proposed Project is an application for a Tier 1 Historic Resource Alteration Permit to allow an approximately 670 square-foot rear addition and to formalize an existing unpermitted approximately 240 square-foot side enclosed patio addition. 6. Campbell Municipal Code (CMC) Section 21.33.080 (Historic Resource Alteration Permit (Tier 1)) requires that any alteration to a landmark or historic district property be reviewed through a "Tier 1" Historic Resource Alteration Permit. 7. Pursuant to CMC Section 21.33.080, a request for an Historic Resource Alteration Permit is considered by the Historic Preservation Board in a public hearing conducted in compliance with CMC Chapter 21.64. Upon conclusion of the public hearing, the Board shall provide a recommendation for approval or denial to the decision-making body. 8. A recommendation for approval by the Historic Preservation Board, based on the ability to affirmatively establish the findings provided in CMC Section 21.33.080.C, Historic Preservation Board Resolution No. 2021-xx Page 2 of 5 PLN-2020-116 ~ 199 Alice Avenue allows the issuance of a Zoning Clearance by the Community Development Director in that the proposal would comply with all applicable standards and provisions for the category of use in the zoning district of the subject parcel, as specified by CMC Section 21.40.030. 9. The Campbell Historic Design Guidelines provides the following four Preservation Principals from which the decision-making process should be based: a. Retain and preserve the historic character of a property. Do not try to make a building look older than it is by introducing elements that do not match the existing design. Mixing historical design elements can confuse the character of a building. If it is necessary to remove significant materials and architectural features, it is important to remove them carefully and refurbish them so they can be reincorporated into the finished project. If the elements must be replaced it is recommended that similar methods and materials be used so the replacement elements closely match the original. b. Preserve distinctive features and examples of craftsmanship. Construction techniques or distinctive finishes that characterize an historic property should be treated carefully and maintained in order to prevent the need for replacement or alteration. Most often these features will be comprised of windows, doors, porches, ornamentation, or other features, which are typically seen by the public. c. New additions or exterior alterations should respect the historic integrity of the property and its environment. Any new construction should not destroy historic materials that characterize the property, and it should be compatible with the historic architectural features. d. Deteriorated historic features should be repaired rather than replaced. When repairs are not possible, a historic feature should be replaced with a new feature matching the old in design and, where possible, materials. 10. The Secretary of the Interior's Standards for Rehabilitation provides the following standards from which alterations to historical buildings shall be evaluated against: a. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. b. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. c. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. Historic Preservation Board Resolution No. 2021-xx Page 3 of 5 PLN-2020-116 ~ 199 Alice Avenue d. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. e. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved. f. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. g. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible. h. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. i. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. j. New additions and adjacent or related new construction shall 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. 11. The Proposed Project would clearly differentiate the new addition from the existing residence through an increased height and use of horizontal siding (contrasting with existing stucco). 12. The Proposed Project would also differentiate the existing enclosed patio addition from the existing residence through installation of new standing seam metal roofing, which will provide a material contrast. 13. The Proposed Project does not require any covered parking stalls because the previous garage structure will be formally converted to an accessory dwelling unit. 14. The Proposed Project may be found consistent with the following General Plan policies: Policy CNR-1.1: Historic Resource Preservation: Ensure that the City and its citizens preserve historic resources as much as possible. Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, Historic Preservation Board Resolution No. 2021-xx Page 4 of 5 PLN-2020-116 ~ 199 Alice Avenue especially in historic neighborhoods and neighborhoods with consistent design characteristics. Policy LUT-8.1: Historic Buildings, Landmarks and Districts and Cultural Resources: Preserve, rehabilitate or restore the City’s historic buildings, landmarks, districts and cultural resources and retain the architectural integrity of established building patterns within historic residential neighborhoods to preserve the cultural heritage of the community. Policy LUT-20.1b: Building Patterns: Ensure that new development is designed to blend in with the existing building patterns of the neighborhood. For example, if the majority of the garages on the street are at the rear of the site, the new building should be designed to accommodate a rear garage. 15. No substantial evidence has been presented which shows that the project, as currently presented, will have a significant adverse impact on the environment. Based upon the foregoing findings of fact, the Historic Preservation Board further finds and concludes that: Historic Resource Alteration Permit – Tier 1 Findings (CMC Sec. 21.33.080): 1. The proposed action is consistent with the purposes of this chapter and the applicable requirements of the Municipal Code; 2. The proposed action is consistent with the applicable design guidelines, including, but not limited to, the Historic Design Guidelines for Residential Buildings; 3. The proposed action will not have a significant impact on the aesthetic, architectural, cultural, or engineering interest or historical value of the historic resource or district; 4. The proposed action is consistent with the Secretary of the Interior's Standards, as follows: a. The proposed action will preserve and retain the historic character of the historic resource and will be compatible with the existing historic features, size, massing, scale and proportion, and materials. b. The proposed action will, to the greatest extent possible, avoid removal or significant alteration of distinctive materials, features, finishes, and spatial relationships that characterize the historic resource. c. Deteriorated historic features will be repaired rather than replaced to the greatest extent possible. d. New additions will be differentiated from the historic resource and will be constructed such that the essential form and integrity of the historic resource shall be protected if the addition is removed in the future. Historic Preservation Board Resolution No. 2021-xx Page 5 of 5 PLN-2020-116 ~ 199 Alice Avenue Environmental Findings (CMC Sec. 21.38.050): 5. This project is Categorically Exempt under Section 15301, Class 1, of the California Environmental Quality Act (CEQA), pertaining to minor alterations to existing structures. THEREFORE, BE IT RESOLVED that the Historic Preservation Board approves a Tier 1 Historic Resource Alteration Permit (PLN-2020-116) to allow an approximately 670 square-foot rear addition and to formalize an existing unpermitted approximately 240 square-foot side enclosed patio addition, to an Alice Avenue Historic District property commonly known as the Walker and Ethel Curry Vaughn House, located at 199 Alice Avenue, subject to the attached Conditions of Approval (attached Exhibit “A”). PASSED AND ADOPTED this 28th day of April, 2021, by the following roll call vote: AYES: Board Members: NOES: Board Members: ABSENT: Board Members: ABSTAIN: Board Members: APPROVED: Mike Foulkes, Chair ATTEST: Daniel Fama, Secretary EXHIBIT A CONDITIONS OF APPROVAL Historic Resource Alteration Permit (PLN-2020-116) 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 1. Approved Project: Approval is granted for a Tier 1 Historic Resource Alteration Permit (PLN-2020-116) to allow an approximately 670 square-foot rear addition and to formalize an existing unpermitted approximately 243 square-foot side enclosed patio addition, to an Alice Avenue Historic District property commonly known as the Walker and Ethel Curry Vaughn House, located at 199 Alice Avenue. The project shall substantially conform to the Project Plans included as Attachment No. 4 in the April 28, 2021 Historic Preservation Board Staff Report, except as may be modified by conditions of approval contained herein. 2. Permit Expiration: The Tier 1 Historic Resource Alteration Permit approval shall be valid for one year from the date of approval (expiring April 28, 2022). Within this one- year period, an application for a building permit must be submitted. Failure to meet this deadline or expiration of an issued building permit will result in the Historic Resource Alteration Permit being rendered void. 3. Window/Door Material: New doors and windows shall be made of a high-quality material consistent with the Campbell Historic Design Guidelines as determined by the Community Development Director, specifically excluding vinyl or aluminum. 4. Rough Framing and Planning Final Required: Planning Division clearance is required prior to rough framing and final Building Permit clearance. Construction not in substantial compliance with the approved project plans shall not be approved without prior authorization of the necessary approving body. 5. Minor Modifications: Minor Modifications to the approved project plans are subject to review and approval by the Community Development Director pursuant to CMC Section 21.56.060 (Amendments to an approved project). 6. Fences/Walls: Except as noted below, any newly proposed fencing and/or walls shall comply with Campbell Municipal Code Section 21.18.060 and shall be submitted for review and approval by the Community Development Department. 7. Water Efficient Landscape Standards: As a remodel/addition/rehabilitation project with a total project landscape area equal to or less than 2,500 square feet, this project is subject to the landscaping and irrigation standards in Chapter Exhibit A - Conditions of Approval ~ 119 Alice Ave. (PLN-2020-116) Page 2 21.26 of the Campbell Municipal Code. The building permit application submittal shall include compliant Planting and Irrigation Plans and shall include the following: a. A completed Landscape Information Form. b. A note on the Cover Sheet in minimum 1/2” high lettering stating “Planning Final Required. The new landscaping indicated on the plans must be installed prior to final inspection. Changes to the landscaping plan require Planning approval.” 8. 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. 9. 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. 10. Construction Activities: The applicant shall abide by the following requirements during construction: a. 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. b. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. c. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. d. Unnecessary idling of internal combustion engines shall be strictly prohibited. e. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise-sensitive receptors such as existing residences and businesses. f. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell. Building Division: 11. Permit Required: A building permit application shall be required for the proposed project. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. Exhibit A - Conditions of Approval ~ 119 Alice Ave. (PLN-2020-116) Page 3 12. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. PUBLIC WORKS DEPARTMENT The scope of this project triggers the requirement for Frontage Improvements as required by Campbell Municipal Code 11.24.040. The applicant will be required to apply for an Encroachment permit to construct frontage improvements as listed below. The building permit and grading permit will not be issued until all Public Works Conditions of Approval have been satisfied. 13. 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, currently set at $2,120.00 per net acre, which is $352.77. 14. Pavement Restoration: The applicant shall restore the pavement in compliance with City standard requirements. In the event that the roadway has recently received a pavement treatment or reconstruction, the project will be subject to the City’s Street Cut Moratorium. The applicant will be required to perform enhanced pavement restoration consistent with the restoration requirements associated with the Street Cut Moratorium. The City’s Pavement Maintenance Program website (https://www.ci.campbell.ca.us/219) has detailed information on the streets currently under moratorium and the enhanced restoration requirements. 15. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits: Prior to issuance of any grading or building permits for the site, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The plans shall include the following, unless otherwise approved by the City Engineer: a. Removal of existing driveway apron and necessary sidewalk, curb and gutter. b. Construction of new driveway apron. The new driveway apron can be combined with the existing adjacent driveway apron on 209 Alice Avenue with the agreement of the property owner on 209 Alice Avenue. The applicant shall coordinate with the 209 Alice Avenue property owner. If an agreement can’t be reached, then the separation (bump) between the two driveway aprons shall be reconstructed. c. Removal and reconstruction of broken curb. d. Construction of conforms to existing public and private improvements, as necessary. 16. Street Improvements Completed for Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. Exhibit A - Conditions of Approval ~ 119 Alice Ave. (PLN-2020-116) Page 4 17. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the landscaped park strip in the public right of way. This includes, but is not limited to: lawn, plantings, irrigation, etc. Street trees shall not be pruned by the property owner. DPR 523A (1/95) *Required information Page 1 of 2 *Resource Name or #: Walker and Ethel Curry Vaughn House P1. Other Identifier: Campbell Historic District Property *P2. Location:  Not for Publication  Unrestricted *a. County Santa Clara and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T; R ; ¼ of ¼ of Sec ; B.M. c. Address 199 Alice Ave. City Campbell Zip 95008 d. UTM: (Give more than one for large and/or linear resources) Zone , mE/ mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) APN: 412-06-058 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) Historic Single-Family Residence. One story house with a stucco exterior; medium gable roof with asphalt shingles and tar paper; roof trim on gable end of house consists of a plain boxed cornice with eaves extending partly around corner without a frieze. There are two chimneys and an exterior brick chimney against the side of the house. The composition of the windows is as follows: West side of the house, one sash casement and two sash divided vertically windows which slide horizontally. The main door consists of a large pane of glass with glass side panels. Straight brick stairs leads into an open porch entry. Additional building features includes a bay window on the east side of the house, a one sash window with one sash glass side panels arched under a curved roof in front, and a glassed in porch on the west side of the house. *P3b. Resource Attributes: (List attributes and codes) 02- Single Family Residence *P4. Resources Present:  Building Structure Object Site District Element of District Other (Isolates, etc.) P5b. Description of Photo: (view, date, accession #) Front Façade, 07/09/07 *P6. Date Constructed/Age and Source:  Historic  Prehistoric  Both 1927 *P7. Owner and Address: George W. Stowers (April 1987) *P8. Recorded by: (Name, affiliation, and address) Kevin Tokanaga Campbell Museum 51 N. Central Campbell, CA 95008 *P9. Date Recorded: March, 1986 *P10. Survey Type: (Describe) Inventory Update *P11. Report Citation: (Cite survey report and other sources, or enter "none.") Phone Interview with Mrs. Ethel C. Vaughn (April 5,1978), with Walker Vaughn (April 6, 1978) by Tom M. King. Initial survey notes were taken by Barbara Klein on October 8, 1977. *Attachments: NONE Location Map Continuation Sheet  Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record  Other (List): State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code Other Listings Review Code Reviewer Date P5a. Photograph or Drawing (Photograph required for buildings, structures, and objects.) DPR 523A (1/95) *Required information *NRHP Status Code Page 2 of 2 *Resource Name or # (Assigned by recorder) B1. Historic Name: Walker and Ethel Curry Vaughn House B2. Common Name: Walker and Ethel Curry Vaughn House B3. Original Use: Single-Family Home B4. Present Use: Same *B5. Architectural Style: Bungalow *B6. Construction History: (Construction date, alterations, and date of alterations) Built, 1927. Back patio enclosed as a bedroom. *B7. Moved?  No Yes Unknown Date: Original Location: *B8. Related Features: Garage B9a. Architect: b. Builder: Walker Vaughn *B10. Significance: Theme Economic/Industrial Area Period of Significance Property Type Applicable Criteria (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) Alice Avenue was created in 1915 on a portion of the site of the fruit drying yards owned by the George E. Hyde Company, a canning and fruit dehydrating plant occupying 17 acres in Campbell. The land was originally owned and utilized by Flamming’s Fruit Dryer (1887); sold to Frank Buxton’s Dryer (1890, and again sold to Campbell Fruit Grower’s Union (1892) which owned and controlled the drying yards and packing house until its sale to George Hyde in 1909. The residential subdivision, “Hyde Residential Park” was built primarily for housing cannery workers, though George and Alice Hyde (the Street’s namesake) resided there too. This home was the first one constructed by Campbell builder Walker Vaughn. He constructed other homes nearby, including the California Mission style 35 Alice Avenue in 1930 and 69 Alice Avenue in 1929. The garage to this home was rented to Ainsley Cannery workers on occasion Mrs. Ethel Curry Vaughn was born and raised in Campbell at the B.O. Curry Ranch in the Parr track. Walker was the master of the Masonic Lodge in 1935. B11. Additional Resource Attributes: (List attributes and codes) *B12. References: See P11 B13. Remarks: *B14. Evaluator: See P8 *Date of Evaluation: See P9 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD (This space reserved for official comments.) Edwards Residence199 Alice AvenueCampbell, CA 95008-2903(APN): 412-06-058An Addition and Remodeling of theDRAWNDATESCALEJOB NO.SHEETDRAWING TITLE:SEAL:3/18/20216FILENAME2028 Edwards CD2.13.plnA0.01' = 1'-0", 1:1.89, 1:1.74EBCOVER SHEETREVISIONS BYEB650.847.83517/31/20213/18/20211PLANNING PERMITSUBMISSIONUPDATEA R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS ANDTHEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORSLOT AREA6,969 SFEXISTING HOUSE 1,173 SFNEW ADDITION 672 SF HOUSE TOTAL 1,845SFEXISTING ADU 480 SF HOUSE & ADU TOTAL 2,325SFFAREXISTING HOUSE & ADU 1,845 SF26.47%EXISTING HOUSE & ADU & ADDITIONS2,325SFPROPOSED 33.36%MAX. LOT COVERAGE ALLOWED 40.00%MAX. FLOOR AREA ALLOWED 45.00%EXISTING PORCH 82 SFPAVING COVERAGEEXISTING DRIVEWAY 668 SFEXISTING HEIGHT APPROX. 16'NNNN199 ALICE AVENUE199 ALICE AVENUE199 ALICE AVENUE199 ALICE AVENUE199 ALICE AVENUE'1927', 199 ALICE AVENUE HOUSE(N) ADDITION(N) ADDITION(E) REAR, '1922', HISTORICAL BACK HOUSEEdwards ResidenceCLIENT: Shelby Edwards 199 Alice Avenue Campbell, CAARCHITECT: Beckstom Architecture/Planning + Consulting Inc. PO Box 1317, Los Gatos, CA 95030 650 847-8351, eric@beckstromarchitecture.comSTRUCTURAL ENGINEER: Efe Sozkesen MS. PE. 4x Engineering, Inc., 4340 Stevens Creek Blvd. Suite # 240 San Jose, CA 95129 408 642-5464CONTRACTOR: To be confirmedTITLE 24/ Title 24 Data CorpGREENPOINT RATER: Monika Taylor CEA R13-14-10017 633 Monterey Trail, POB 2199, Frazier Park, CA 93225-2199 800-237-8824; title24@frazmtn.com ABBREVIATIONSLEGENDELEVATION HEIGHTSSLOPE(UNLESS NOTED OTHERWISE)SECTIONA-XX Sheet #Detail #X'-X"XXA-XXA-XXX'-X"WINDOW## DOORDETAILINTERIOR ELEVATIONSSheet #Sect. #XXXXXEXTERIOR ELEVATIONXA-XX Sheet #Sect. #ARCH. ARCHITECTURALBTWN. BETWEENBLDG. BUILDINGBLK. BLOCK BM. BEAMCSMT. CASEMENTCLR. CLEARCL'G. CEILINGC.J. CEILING JOISTCOL. COLUMNCONC. CONCRETECONT. CONTINUOUSDRY. DRYERDIA. DIAMETERDIM. DIMENSION(S)D.W. DISHWASHERDWGS. DRAWINGSELEV. ELEVATIONEQ. EQUAL(E) EXISTINGEXT. EXTERIORF.A.U. FORCED AIR UNITFIN. FINISH, FINISHEDFLR. FLOORF.J. FLOOR JOISTFTG. FOOTINGFRZ. FREEZERGA. GAUGEGALV. GALVANIZEDG.D. GARBAGE DISPOSALGRD. GRADEGYP. BD. GYPSUM BOARDHDR. HEADERHGT. HEIGHTINT. INTERIORMAX. MAXIMUMMIN. MINIMUMMECH. MECHANICALMFGR. MANUFACTURERMICRO. MICROWAVEMTL. METALNAT. NATURAL(N) NEWNO. NUMBERO.C. ON CENTERPLYWD. PLYWOODRIS. RISERSR.O. ROUGH OPENINGR.R. ROOF RAFTERSREV. REVISIONREFR. REFRIDGERATORREQD. REQUIREDSHT. SHEETSL. SLIDERSIM. SIMILARSTL. STEELSTRUCT. STRUCTURALTEMP. TEMPE REDTR. TREADST&G. TOUNGE & GROOVET.O. TOP OFTYP. TYPICALU.N.O UNLESS NOTED OTHERWISEV.I.F. VERIFY IN FIELDWASH. WASHERW.H. WATER HEATERWD. WOODPROJECT DATA & DESCRIPTIONCONTENTSCONTACTSARCHITECTURALA0.0 COVER SHEETA0.1 BLUEPRINT FOR A CLEAN BAYZONING MAPASSESSOR MAPAPPLICABLE CODESAssessor's Parcel Number(APN): 412-06-058ZONING: R1-6LOT SIZE(GROSS): .159 ACRE 6,969 SFCONSTRUCTION TYPE: TYPE V OCCUPANCY GROUP: R3 - SINGLE FAMILY DWELLING / 1-STORIES, DETACHED EXISTING ADU ON ALLEY FIRE SPRINKLERS NOT REQUIRED-HOUSE AREA LESS THAN 3,600 SFCONSTRUCTION FIRE SAFETY Section A33-47 of the Santa Clara County Code and Section 101 of the California Fire Code give the County Fire Marshal the authority to make and enforcesuch rules and regulations for the prevention and control of fire and fire hazards as may be necessary to carry out the intent of the Code. Copies of SantaClara County Fire Marshal Standards and the County Fire Code Amendments can be found on this website. [REF: SCC §A33-47 & CFC §101.4] Constructionto comply with Chapter 33 Std Detail and Specification S1-7. The Fire Marshal's Office also has the responsibility for enforcing Title 19 of the California Code of Regulations, and portions of the California Building Code,as adopted by the County of Santa Clara. A copy of the County Fire Code is kept at the County Clerk of the Board's Office.PREMISES/ADDRESS IDENTIFICATIONThe address numbers of the property or project location shall be plainly visible and legible from the street or road frontingthe property at the fire apparatus access point or as otherwise approved per code: These numbers shall contrast with their background. Where required bythe fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabicnumbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where accessis by means of a private road and the building cannot be viewedfrom the public way, a monument, pole or other sign or means shall be used to identify thestructure. Address numbers shall be maintained. CFC Sec. 505.1VICINITY MAP 2019 California Building Code - CCR Title 24 Part 2 2019 California Residential Code - CCR Title 24 Part 2.5 2019 California Electrical Code - CCR Title 24 Part 3 2019 California Mechanical Code - CCR Title 24 Part 4 2019 California Plumbing Code - CCR Title 24 Part 5 2019 California Building Energy Efficiency Standards – CCR Title 24 Part 6 2019 California Historical Building Code - CCR Title 24 Part 8 2019 California Existing Building Code - CCR Title 24 Part 10 2019 California Green Building Standards Code - CCR Title 24 Part 11 2019 International Existing Building Code, Appendix Chapters A2 and A5SANTA CLARA COUNTY FIRE DEPT NOTESGIS MAPBACKYARDALICE AVE. VIEWPROJECT DESCRIPTIONEXISTING PRE-ZONING LOT; IN 1922 THE REAR HOUSE/OUTBUILDING WAS BUILT FIRST FOR LIVING. 5 YEARSLATER, IN 1927 THE LOT WAS SOLD AND THE FRONT HOUSE WAS BUILT.A NEW ADDITION IS PROPOSED AT THE BACK WITH A MASTER SUITE AND FAMILY RM, THE EXISTING KITCHEN WILLBE RENOVATED, THE ONLY CHANGE ON THE EXISTING HOUSE IS THE REMOVAL OF (2) VINYL WINDOWS IN AN (E)WINDOW OPENING; INSTALLATION OF MATCHING WINDOW SASH IN THIS OPENING.LANDSCAPING REMAINS AS IS WITH EXISTING VEGETATION AND SHEET FLOW. THE LOT IS FLAT.PROJECT SUMMARY TABLEA1.0A1.1A1.2A2.0EA2.1EA2.2A2.3A2.4SITE PLAN-PROPOSEDSITE PLAN-NEIGHBORHOOD-1SITE PLAN-NEIGHBORHOOD-2CRAWLSPACE PLAN-EXISTINGFLOOR PLAN-EXISTINGCRAWLSPACE PLAN-PROPOSEDFLOOR PLAN-PROPOSEDROOF PLAN-PROPOSEDA3.0EA3.1EA3.2A3.3A4.0EXISTING ELEVATIONSEXISTING ELEVATIONSELEVATIONS-PROPOSEDELEVATIONS-PROPOSEDBUILDING SECTIONS Edwards Residence199 Alice AvenueCampbell, CA 95008-2903(APN): 412-06-058An Addition and Remodeling of theDRAWNDATESCALEJOB NO.SHEETDRAWING TITLE:SEAL:3/18/20216FILENAME2028 Edwards CD2.13.plnA0.11:1.16EBBLUE PRINT FOR A CLEANBAYREVISIONS BYEB650.847.83517/31/20213/18/20211PLANNING PERMITSUBMISSIONUPDATEA R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS ANDTHEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Edwards Residence199 Alice AvenueCampbell, CA 95008-2903(APN): 412-06-058An Addition and Remodeling of theDRAWNDATESCALEJOB NO.SHEETDRAWING TITLE:SEAL:3/18/20216FILENAME2028 Edwards CD2.13.plnA1.01/8" = 1'-0", 1:1.83, 1:2.83,1' = 1'-0"EBSITE PLAN-PROPOSEDREVISIONS BYEB650.847.83517/31/20213/18/20211PLANNING PERMITSUBMISSIONUPDATEA R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS ANDTHEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS1,173.00 sq ft668.00 sq ft306.25 sq ft2-4x6-82-0x4-02-0x4-06-6x5-32-9x5-32-0x4-03-0x6-81022-8x6-82-8x6-81012-6x6-82-6x6-82-4x6-85-0x6-8 2-6x6-82-8x6-83-3x5-32-8x6-81111112A4.01A4.016'-4 1/2"17'-6"28'-0"13'-9"5'-0"SETBACK20'-0"SETBACK5'-0"SETBACK5'-3"38'-6"12'-3 1/2"52'-7"14'-9"6'-7"21'-4"5'-0"SETBACK3'-0"671.50 sq ft(E) SEWER LATERALALICE AVENUEALLEY199189209DRIVEWAY(E) PORCH0'-0"0'-0"W/ (2) OUTBUILDINGSW/ (4) OUTBUILDINGS(N) DECK(E) PORCH3-3x5-32-7"'-81.75 sq ft490.25 sq ft243.75 sq ft(E) 6' H. WOODFENCE, TYP.OVERHEAD ELEC SERVICE,COMMUNICATION LINESPROPERTYLINE, TYP.(E) POWER POLE3 EXISTINGPARKINGSPACES(E) 6' H. WOODFENCE, TYP.(E) 6' H. WOODFENCE, TYP.(E) 6' H. WOODFENCE, TYP.(E) CONCRETEDRIVEWAY(E) CONCRETESIDEWALKPROPERTYLINEPROPERTYLINEPROPERTYLINE(E) GRAVELDRIVEWAY(E) GATE(E) GATE(E) SHEET FLOWAWAY FROMHOUSE ONTO (E)VEGETATEDAREAS(E) SHEET FLOWAWAY FROMHOUSE ONTO (E)VEGETATEDAREAS(E) PORCHFIBER ROLL,TYP.(E) LAWN(E) LAWN(E) 4' H. HEDGEWATER SERVICEGAS METERELEC SERVICE & 100AMP PANEL(N) AC CONDENSOR WITHIN5' H. SOUND FENCE(E) NEIGHBOR'S GARAGEWALL, 10' H. SOLID, NOWINDOWS(N) WOOD DECK, 7" ABOVEGRADE(N) WOOD PERGOLA(E) TRASH BINAREA(E) LAWN(E) HOUSE REMAINSINTACT ANDUNCHANGED EXCEPTFOR (2) NEW WINDOWSAT KITCHENNOTE: IN 1922 THIS STRUCTURE WAS BUILT AND USED AS ADWELLING (WHICH WAS TYPICAL PATTERN FOR DOWNTOWNCAMPBELL LOTS), THE LOT AND STRUCTURE WERE LATER SOLDAND THE PRIMARY RESIDENCE WAS BUILT IN 1927 BY THE NEWOWNERFLAT ROOFEDGARAGEADDITION ATPROPERTY LINEFLAT ROOFEDHOUSE ADDITIONFLAT ROOFEDGARAGEADDITION(E) BRICKCHIMNEY(E) PRE-ZONINGADDITION TOBE LEGALIZED1. The plans shall include the following, unless otherwiseapproved by the City Engineer:a. Removal of existing driveway apron and necessarysidewalk, curb and gutter.b. Construction of new driveway apron. The newdriveway apron can be combined with the existingadjacent driveway apron on 209 Alice Avenue withthe agreement of the property owner on 209 AliceAvenue. The applicant shall coordinate with the 209Alice Avenue property owner. If an agreement can’tbe reached then the separation (bump) between thetwo driveway aprons shall be reconstructed.c. Removal and reconstruction of broken curb.d. Construction of conforms to existing public andprivate improvements, as necessary.2. Street Improvements Completed for Occupancy andBuilding Permit Final: Prior to allowing occupancy and/orfinal building permit signoff for any and/or all buildings,the applicant shall have the required street improvementsinstalled and accepted by the City, and the designengineer shall submit as-built drawings to the City.Maintenance of Landscaping: Owner(s), current and future, arerequired to maintain the landscaped park strip and tree wellsin the public right of way. This includes, but is not limited to:trees, lawn, plantings, irrigation, etc. Trees shall not be prunedin a manner that would not allow the tree to grow to a matureheight.Pavement Restoration: The applicant shall restore the pavement in compliance with City standard requirements. In the eventthat the roadway has recently received a pavement treatment or reconstruction, the project will be subject to the City’sStreet Cut Moratorium. The applicant will be required to perform enhanced pavement restoration consistent with therestoration requirements associated with the Street Cut Moratorium. The City’s Pavement Maintenance Program website(<https://www.ci.campbell.ca.us/219><https://www.ci.campbell.ca.us/219> has detailed information on the streetscurrently under moratorium and the enhanced restoration requirements.1. Storm Drain Area Fee: Prior to issuance ofany grading or building permits for the site,the applicant shall pay the required StormDrain Area fee, currently set at $2,120.00per net acre, which is $352.77 (set for R-1).(E) ADU-PRE-ZONING(E) NEIGHBOR(E) NEIGHBOR(E) HOUSEBA(N) ADDITION(E) GARAGE(E) GARAGE(E) ADU(E) BLDG(E) BLDG(E) BLDG-0'-6"-0'-6"-1'-0"-0'-6"(E) PRE-ZONINGADDITION(E) PRE-ZONING HOUSE2334"11"3"134"FLOOR AREASECTIONWIDTH HEIGHT AREA (SF)A13.75 28.00 385.00B16.40 17.50 287.00TOTAL FLOOR AREA672.00LOT AREA6,969 SFEXISTING HOUSE 1,173 SFNEW ADDITION 672 SF HOUSE TOTAL 1,845SFEXISTING ADU 480 SF HOUSE & ADU TOTAL 2,325SFFAREXISTING HOUSE & ADU 1,845 SF26.47%EXISTING HOUSE & ADU & ADDITIONS2,325SFPROPOSED 33.36%MAX. LOT COVERAGE ALLOWED 40.00%MAX. FLOOR AREA ALLOWED 45.00%EXISTING PORCH 82 SFPAVING COVERAGEEXISTING DRIVEWAY 668 SFEXISTING HEIGHT APPROX. 16'NSCALE: 1/8" = 1'-0"FIRST FLOOR-SITE PLANNOTES1. ALL DIMENSIONS FROM FACE OF STRUCTURE UNLESSOTHERWISE NOTED.2. CONTRACTOR TO VERIFY ALL DIMENSIONS PRIOR TOCONSTRUCTION , TYP.3. SEE STRUCTURAL DRAWINGS FOR EXTENT OF BRACEDAND SHEAR WALLS.4. EXTERIOR WALLS TO BE 2X4 STUD, U.O.N.5. INTERIOR WALLS TO BE 2X4 STUD, U.O.N.6. PROVIDE MIN. 1-HR FIRE SEPARATION CONSTRUCTIONBETWEEN R-3 AND U OCCUPANCIES AND MECH. RMS, TYP.5/8" TYPE X GYP. BD. TO BE APPLIED TO THE GARAGE SIDEWALLS.7. SHOWER WALLS TO HAVE A SMOOTH, HARD, NON-ABSORBANT SURFACE OVER MOISTURE RESISTANTUNDERLAYMENT OT A HEIGHT OF 72" ABOVE THE DRAININLET, PER CRC R307.2.8. 3/8" (MIN.) THICK TEMPERED GLASS DOOR AT ALL BATH/SHOWER ENCLOSURES, TYP.9. PROVIDE 36" MIN. DEEP LANDING (7.75" MAX. BELOWTHRESHOLD FOR IN-SWING/ SLIDER DOORS, 11/2" MAX. ATOUT-SWING DOORS) AT ALL EXTERIOR DOORS.10. THERMAL INSULATION: R-15 FACTOR THERMAL INSULATION TYPICAL IN EXTERIOR2X4 WALLS R-19 or R-30 FACTOR THERMAL (FOAM) INSULATIONTYPICAL AT ROOFS. R-13 FACTOR THERMAL INSULATION AT INTERIOR FORNOISE REDUCTION.11. EGRESS WINDOW MIN. NET CLEAR OPENING 5.7 SQ. FT.MIN. NET CLEAR WIDTH 20" MIN. NET CLEAR HT. 24".FINISHED SILL NOT MORE THAN 44" ABOVE FINISHEDFLOOR.12. 1/2" THK. GYP. BD, LEVEL 4 FOR ALL INTERIOR WALLS,U.O.N.13. ANY STUD IN AN EXTERIOR WALL OR BEARING PARTITIONMAY BE NOTCHED TO A DEPTH OF 25% MAX. OF ITS WIDTH.ANY NONBEARING PARTITION MAY BE NOTCHED TO ADEPTH OF 40%, PER CRC 602.6.1.14. ANY STUD MAY BE BORED OR DRILLED PROVIDED THATTHE DIA. OF THE RESULTING HOLE IS NO MORE THAN 60%OF THE STUD WIDTH AND THE EDGE OF THE HOLE IS NOMORE THAN 5/8" FROM THE EDGE OF THE STUD, AND THEHOLE IS NOT LOCATED IN THE SAME SECTION AS A CUTOR NOTCH OR USE OF AN APPROVED STUD SHOE ISPERMITTED WHEN THEY ARE INSTALLED IN ACCORDANCEWITH THE MANUFACTURER'S RECOMMENDATIONS, PERCRC 602.6.2.15.* ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES,CONDUITS, OR OTHER OPENINGS IN SOLE/BOTTOMPLATES AT EXTERIOR WALLS SHALL BE CLOSED WITHCEMENT MORTAR, CONCRETE MASONRY OR SIMILARMETHOD ACCEPTABLE TO THE ENFORCING AGENCY TOPREVENT PASSAGE OF RODENTS.16.* AT THE TIME OF FINAL INSPECTION, A MANUAL, CD, WEB-BASED REFERENCE OR OTHER MEDIA ACCEPTABLE TOTHE ENFORCING AGENCY WHICH COMPLIES WITH THESPECIFICATIONS IN CALGREEN 4.410.1.17.* ADHESIVES, SEALANTS, AND CAULKS USED ON THEPROJECT SHALL MEET THE REQUIREMENTS OF SCAQMDRULE 1168 VOC LIMITS UNLESS MORE STRINGENT LOCALOR REGIONAL AIR POLLUTION OR AIR QUALITYMANAGEMENT DISTRICT RULES APPLY.18.* ARCHITECTURAL PAINTS AND COATINGS SHALL COMPLYWITHY VOC LIMITS IN TABLE 1 OF THE AIR RESOURCESBOARD ARCHITECTURAL SUGGESTED CONTROLMEASURE, AS SHOWN IN CALGREEN TABLE 4.504.3,UNLESS MORE STRINGENT LOCAL LIMITS APPLY.19.* AEROSOL PAINTS AND COATINGS SHALL MEET THEPRODUCT-WEIGHTED MIR LIMITS FOR ROC IN SECTION94522(a)(3) AND OTHER REQUIREMENTS, INCLUDINGPROHIBTIONS ON USE OF CERTAIN TOXIC COMPOUNDSAND OZONE DEPLETING SUBSTANCES, IN SECTION 94522(c)(2) AND (d)(2) OF THE CA CODE OF REGULATIONS, TITLE17, COMMENCING WITH SECTION 94520; AND IN AREASUNDER THE JURISDICTION OF THE BAAQMD SHALLADDITIONALLY COMPLY WITH THE PERCENT VOC BYWEIGHT OF PODUCT LIMITS OF REGULATION 8, RULE 49.20.* HARDWOOD PLYWOOD, PARTICLEBOARD AND MDFCOMPOSITE WOOD PRODUCTS USED ON THE INTERIOROR EXTERIOR OF THE BUILDING SHALL MEET THEREQUIREMENTS OFOR FORMALDEHYDE AS SPECIFIED INARB'S AIR TOXICS CONTROL MEASURE FOR COMPOSITEWOOD CA CODE OF REGULATIONS, TITLE 17, SECTION93120.1(a).21.* WHERE CONCRETE SLAB FOUNDATIONS OR CONCRETESLAB-ON-GROUND FLOORS ARE REQUIRED TO HAVE AVAPOR RETARDER, A CAPILLARY BREAK SHALL BEINSTALLED IN COMPLIANCE WITH ONE OF THEFOLLOWING:A) A 4-INCH THICK BASE OF 1/2" OR LARGER CLEANAGGREGATE SHALL BE PROVIDED WITH A VAPORRETARDER IN DIRECT CONTACT WITH CONCRETE ANDA CONCRETE MIX DESIGN WHICH WILL ADDRESSBLEEDING, SHRINKAGE AND CURLING SHALL BE USEDB) OTHER EQUIVALENT METHODS APPROVED BY THEENFORCING AGENCYC) A SLAB DESIGN SPECIFIED BY A LICENSED DESIGNPROFESSIONAL22.* BUILDING MATERIALS WITH VISIBLE SIGNS OF WATERDAMAGE SHALL NOT BE INSTALLED. WALL AND FLOORFRAMING SHALL NOT BE ENCLOSED WHEN THE FRAMINGMEMBERS EXCEED 19% MOISTURE CONTENT.23.* INSULATION PRODUCTS WHICH ARE VISIBLY WET OR HAVEA HIGH MOISTURE CONTENT SHALL BE REPLACED ORALLOWED TO DRY PRIOR TO ENCLOSURE IN WALL ORFLOOR CAVITIES. MANUF. DRYING RECOMMENDATIONSSHALL BE FOLLOWED FOR WET-APPLIED INSULATIONPRODUCTS PRIOR TO ENCLOSURE.24.* WHEN REQUIRED BY THE ENFORCING AGENCY, SPECIALINSPECTORS SHALL PROVIDE INSPECTIONS OR OTHERDUTIES NECESSARY TO SUBSTANTIATE COMPLIANCEWITH APPLICABLE CODES. SPECIAL INSPECTORS MUSTBE QUALIFIED AND ABLE TO DEMONSTRATE COMPETENCETO THE ENFORCING AGENCY IN THE DISCIPLINE IN WHICHTHEY ARE INSPECTING.25.* DOCUMENTATION OF COMLIANCE SHALL INCLUDE, BUT ISNOT LIMITED TO, CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION,INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLETO THE LOCAL ENFORCING AGENCY.1. ALL DEMOLITION WORK SHALL AT ALL TIMES BE UNDER THEIMMEDIATE SUPERVISION OF A PERSON WITH THE PROPEREXPERIENCE, TRAINING, AND AUTHORITY.2. ALL REMOVED BUILDING MATERIALS, APPLIANCES, AND FIXTURESMAY BE SALVAGED AT THE OWNER'S DISCRETION. VERIFY WITHOWNER PRIOR TO DEMOLITION WHAT IS TO BE REMOVED WITHCARE, SALVAGED, AND STORED AT A LOCATION DESCRIBED BY THEOWNER.3. DEMOLITION CONTRACTOR TO REDIRECT / RECONNECT ANY ACTIVEEXISTING UTILITY, DRAINAGE, AND SPRINKLER LINES WHICH AREDISTURBED BY DEMOLITION. CAP ALL ABANDONED LINES.4. CONTRACTOR IS TO BE FAMILIAR WITH DEMOLITION AND FIELDVERIFY ALL DEMOLITION PRIOR TO BEGINNING WORK, REPORT ANYDISCREPANCIES TO ARCHITECT.5. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SELECTIVEDEMOLITION AS REQUIRED FOR IMPROVEMENTS PROPOSED,RENOVATIONS, AND ALTERATIONS TO (E) GARAGE AND (E)RESIDENCE.6. OWNER AND ARCHITECT TO WALK JOB WITH CONTRACTOR PRIORTO COMMENCEMENT OF DEMOLITION.7.* RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 50% (BYWEIGHT) OF THE NONHAZARDOUS CONSTRUCTION ANDDEMOLITION WASTE IN ACCORDANCE WITH CALGREEN 4.408.2.8.* SUBMIT A CONSTRUCTION WASTE MANAGEMENT PLAN: A) IDENTIFYING THE CONSTRUCTION AND DEMOLITION WASTEMATERIALS TO BE DIVERTED FROM DISPOSAL BY RECYCLING,REUSE ON THE PROJECT OR SALVAGE FOR FUTURE USE ORSALE B) SPECIFYING IF CONSTRUCTION AND DEMOLITION WASTEMATERIALS WILL BE SORTED ON-SITE OR BULK MIXED C) IDENTIFYING DIVERSION FACILITIES WHERE THECONSTRUCTION AND DEMOLITION WASTE MATERIALS WILL BETAKEN D) IDENTIFYING CONSTRUCTION METHODS EMPLOYED TO REDUCETHE AMOUNT OF CONSTRUCTION AND DEMOLITION WASTEGENERATED E) SPECIFYING THAT THE AMOUNT OF CONSTRUCTION ANDDEMOLITION WASTE MATERIALS DIVERETED SHALL BECALCULATED BY WEIGHT OR VOLUME BUT NOT BY BOTH9.* DOCUMENTATION WILL BE PROVIDED TO THE ENFORCING AGENCYWHICH DEMONSTRATES COMPLIANCE WITH CALGREEN 4.408.2.10.*A PLAN MUST BE DEVELOPED AND IMPLEMENTED TO MANAGESTORM WATER DRAINAGE DURING CONSTRUCTION.*CALGREEN RESIDENTIAL MANDATORY MEASURESDEMOLITION NOTESEXISTING SITE DRAINS ONTO THE EXISTING FLAT VEGETATEDLAWN WHICH SURROUNDS THE EXISTING HOUSE.ENTIRE LOT HAS MAX. VERTICAL CHANGE OF LESS THAN 1'.PER LID SITE DESIGN MEASURES:EXISTING ROOF DRAINAGE TO DISCHARGE ACROSS SPLASHBLOCKS AND INTO EXISTING LANDSCAPED AND VEGETATEDAREASEXISTING CONCRETE DRIVEWAY DRAINS TO LANDSCAPEDAND VEGETATED AREAS ALONG THE SIDE OF THE DRIVEWAYDRAINAGE NOTESFIBER ROLL, TYP. DETAIL SPLASH BLOCK, TYP.PROJECT SUMMARY TABLEAREA TABLE (BOX-OUT) Edwards Residence199 Alice AvenueCampbell, CA 95008-2903(APN): 412-06-058An Addition and Remodeling of theDRAWNDATESCALEJOB NO.SHEETDRAWING TITLE:SEAL:3/18/20216FILENAME2028 Edwards CD2.13.plnA1.11" = 20'EBSITE PLAN-NEIGHBORHOOD-1REVISIONS BYEB650.847.83517/31/20213/18/20211PLANNING PERMITSUBMISSIONUPDATEA R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS ANDTHEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS1,173.00 sq ft668.00 sq ft306.25 sq ft2-4x6-82-0x4-02-0x4-06-6x5-32-9x5-32-0x4-03-0x6-8 102 2-8x6-8 2-8x6-81012-6x6-8 2-6x6-8 2-4x6-8 5-0x6-8 2-6x6-8 2-8x6-8 3-3x5-32-8x6-81111112A4.01A4.016'-4 1/2"17'-6"28'-0"13'-9"5'-0"SETBACK20'-0"SETBACK5'-0"SETBACK5'-3"38'-6"12'-3 1/2"52'-7"14'-9"6'-7"21'-4"5'-0"SETBACK3'-0"671.50 sq ft(E) SEWER LATERALALICE AVENUEALLEY199189209DRIVEWAY(E) PORCH0'-0"0'-0"227177167155SOUTH THIRD STREETSOUTH FIRST STREETW/ (2) OUTBUILDINGSW/ (3) OUTBUILDINGSW/ (4) OUTBUILDINGSW/ (4) OUTBUILDINGSW/ (2) OUTBUILDINGSW/ (1) OUTBUILDINGS(N) DECK(E)PORCH3-3x5-32-7"''-'81.75 sq ft490.25 sq ft243.75 sq ft(E) 6' H. WOODFENCE, TYP.OVERHEAD ELEC SERVICE,COMMUNICATION LINESPROPERTYLINE, TYP.(E) P O W E R P O L E 3 EX I S T I N G PARKINGSPACES(E) 6' H. WOODFENCE, TYP.(E) 6' H. WOODFENC E , T Y P .(E) 6' H. WOODFENCE, TYP.(E) CONCRETEDRIVEWAY(E) C O N C R E T E SIDEWALKPROPERTYLINE PROPERTYLINEPROPERTYLINE(E) GRAVELDRIVEWAY(E) GATE(E) GATE(E) SHEET FLOWAWAY FROMHOUSE ONTO (E)VEGETATEDAREAS(E) SHEET FLOWAWAY FROMHOUSE ONTO (E)VEGETATEDAREAS(E) P O R C H FIBER ROLL,TYP.(E) LAWN(E) LAWN(E) 4' H. HEDGEWATER S E R V I C E GAS METERELEC SERVICE & 100AMP P A N E L(N) AC CONDENSOR WITHIN5' H. S O U N D F E N C E (E) NEIGHBOR'S GARAGEWALL , 1 0 ' H . S O L I D , N O WIND O W S (N) WOOD DECK, 7" ABOVEGRADE(N) W O O D P E R G O L A (E) TRASH BINAREA(E) L A W N (E) HOUSE REMAINSINTACT ANDUNCHANGED EXCEPTFOR (2) NEW WINDOWSAT KITCHENNOTE: IN 1922 THIS STRUCTURE WAS BUILT AND USED AS ADWELLING (WHICH WAS TYPICAL PATTERN FOR DOWNTOWNCAMPBELL LOTS), THE LOT AND STRUCTURE WERE LATER SOLDAND THE PRIMARY RESIDENCE WAS BUILT IN 1927 BY THE NEWOWNERFLAT R O O F E D GARAGEADDITION ATPROPERTY LINEFLAT R O O F E D HOU S E A D D I T I O NFLAT ROOFEDGARAGEADDITION(E) BRICKCHIMNEY(E) PRE-ZON I N G ADDIT I O N T O BE LEGALIZED1. The plans shall include the following, unless otherwiseapproved by the City Engineer:a. Removal of existing driveway apron and necessarysidewalk, curb and gutter.b. Construction of new driveway apron. The newdriveway apron can be combined with the existingadjacent driveway apron on 209 Alice Avenue withthe agreement of the property owner on 209 AliceAven u e . T h e a p p l i c a n t s h a l l c o o r d i n a t e w i t h t h e 2 0 9 Alice A v e n u e p r o p e r t y o w n e r . I f a n a g r e e m e n t c a n ’ t be reached then the separation (bump) between thetwo driveway aprons shall be reconstructed.c. Removal and reconstruction of broken curb.d. Construction of conforms to existing public andpriva t e i m p r o v e m e n t s , a s n e c e s s a r y .2. Street Improvements Completed for Occupancy andBuilding Permit Final: Prior to allowing occupancy and/orfinal building permit signoff for any and/or all buildings,the applicant shall have the required street improvementsinst a l l e d a n d a c c e p t e d b y t h e C i t y , a n d t h e d e s i g n engineer shall submit as-built drawings to the City.Maintenance of Landscaping: Owner(s), current and future, arerequi r e d t o m a i n t a i n t h e l a n d s c a p e d p a r k s t r i p a n d t r e e w e l l s in the p u b l i c r i g h t o f w a y . T h i s i n c l u d e s , b u t i s n o t l i m i t e d t o:trees, lawn, plantings, irrigation, etc. Trees shall not be prunedin a manner that would not allow the tree to grow to a matureheight.Pavement Restoration: The applicant shall restore the pavement in compliance with City standard requirements. In the eventthat the roadway has recently received a pavement treatment or reconstruction, the project will be subject to the City’sStreet Cut Moratorium. The applicant will be required to perform enhanced pavement restoration consistent with therestoration requirements associated with the Street Cut Moratorium. The City’s Pavement Maintenance Program website(<https://www.ci.cam p b e l l .ca.us/219><http s : / / w w w . c i . c a m p b e l l . c a . u s / 2 1 9 > h a s d e t a i l e d i n f o r m a t i o n o n the s t r e e t s currently under moratorium and the enhanced restoration requirements.1. Storm Drain Area Fee: Prior to issuance ofany g r a d i n g o r b u i l d i n g p e r m i t s f o r t h e s i t e ,the applicant shall pay the required StormDrain Area fee, currently set at $2,120.00per net acre, which is $352.77 (set for R-1).(E) ADU-PRE-ZONING(E) NEIGHBOR(E) NEIGHBOR(E) HOUSEBA(N) ADDITION(E) GARAGE(E) GARAGE(E) ADU(E) BLDG(E) BLDG(E) BLDG-0'-6"-0'-6"-1'-0"-0'-6"(E) NEIGHBOR(E) NEIGHBOR(E) NEIGHBOR(E) NEIGHBOR(E) GARAGE(E) GARAGE(E) GARAGE(E) GARAGE(E) BLDG(E) BLDG(E) BLDG(E) BLDG(E) BLDG(E) BLDG(E) PRE-ZONINGADDITION(E) BLDG(E) BLDG(E) PRE-ZONING HOUSE199189209 227177167155NSCALE: 1" = 20'NEIGHBORHOOD-SITE PLANSCALE: 1" = 20'SOUTH 2-ALICE AVE. STREET ELEVATIONALLEYPROPOSED REAR ADDITIONAREA OF PROPOSED REAR ADDITIONPROPOSED REAR ADDITIONAREA OF PROPOSED REAR ADDITIONPROPOSED REAR ADDITIONAREA OF PROPOSED REAR ADDITIONPROPOSED REAR ADDITIONAREA OF PROPOSED REAR ADDITIONALICE AVE.ALICE AVE.ALICE AVE.ALICE AVE.ALICE AVE.ALICE AVE.ALLEYALLEYUNDEFINED STYLE,SIMPLE, STUCCO CAPE W/UNORIGINAL WINDOWS,WOOD SHUTTERS, BRICKPORCH; MULTIPLEOUTBUILDINGS ANDADDITIONSHIP ROOFED, 'LITE' PRAIRIESTYLE W/ STUCCO,DOUBLE HUNG AND FIXEDWINDOWS, MINIMALCASING, PORCH;MULTIPLE OUTBUILDINGSAND ADDITIONSCLIPPED GABLE COTTAGE,SIMPLE, STUCCO CAPE W/COTTAGE STYLEWINDOWS W/ MINIMALCASING, SIMPLE PORCH;OUTBUILDINGSIMPLE, CAPE W/CRAFTMAN INFLUENCES,MULTITUDE OF GABLEROOFS, WD CLAPBOARDSIDING, PRAIRIE STYLEWINDOWS, BRICK PORCH;MULTIPLE OUTBUILDINGSHIP ROOFED, 'LITE' PRAIRIESTYLE W/ STUCCO,DOUBLE HUNG AND FIXEDWINDOWS, MINIMALCASING, PORCH;MULTIPLE OUTBUILDINGSCAPE W/ CRAFTMANINFLUENCES, HIP ROOFSW/ GABLE PORCH WDCLAPBOARD SIDING,PRAIRIE STYLE CASEMENTWINDOWS, BRICK PORCH;MULTIPLE OUTBUILDINGSMULTIPLE ROOFED, CAPE W/MIXED STYLE, JUGENSTIL ARCHWINDOW, VICTORIAN TURRETDINING RM BAY, DOUBLE HUNGAND CASEMENT WINDOWS INMIXTURE OF STYLES, PRAIRIEAND PLAIN, BRICK PORCH; ONEOUTBUILDINGSOUTH FIRST STREETSOUTH THIRD STREET199199199199EXISTING - VIEW FROM SOUTH ABOVEPROPOSED - VIEW FROM SOUTH ABOVEEXISTING - VIEW FROM SOUTHWESTPROPOSED - VIEW FROM SOUTHWESTEXISTING - VIEW FROM NORTH ABOVEPROPOSED - VIEW FROM NORTH ABOVEEXISTING - VIEW FROM SOUTHEASTPROPOSED - VIEW FROM SOUTHEAST199199199199 Edwards Residence199 Alice AvenueCampbell, CA 95008-2903(APN): 412-06-058An Addition and Remodeling of theDRAWNDATESCALEJOB NO.SHEETDRAWING TITLE:SEAL:3/18/20216FILENAME2028 Edwards CD2.13.plnA1.21" = 10'EBSITE PLAN-NEIGHBORHOOD-2REVISIONS BYEB650.847.83517/31/20213/18/20211PLANNING PERMITSUBMISSIONUPDATEA R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS ANDTHEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS+/- 16'-5/16" - EXISTING8'1'-2"(E) 1927 FRONT HOUSE-UNCHANGED(N) ADDITION BEYOND189 GARAGE BEYOND209 GARAGE BEYOND,TEXTURE T111 PLYWDSIDING;PLEASE NOTE 209 ALICEHAS 4 OUTBUILDINGSBESIDES THE PRIMARYRESIDENCEARCH E D F R O N T WIND O W / D O R M E R I N JUG E N S T I L / A R T N O V E A U STYL E LOW P I T C H F R O N T PORC H , C O M B I N A T I O N LOW P I T C H S H E D A N D HIP R O O F VICTORIAN STYLETURRET ROOF OVERFACETED BAY WITHPRAIRIE STYLECAS E M E N T W I N D O W S 199189209T.O. (E) SUBFLREL. 0'-0"T.O. F I N I S H G R A D E EL. - 1 ' - 2 "T.O. CEILINGPLATE HEIGHTEL. 8'-0"T.O. PLATE HEIGHTEL. 9'-6"STRE E T A D D R E S S S I G N : 4 - i n c h e s h i g h , w i t h a minim u m s t r o k e w i d t h o f 1 / 2 - i n c h , a n d s h a l l contr a s t w i t h t h e i r b a c k g r o u n d - B R A S S P L A T E W /BLACK NUMBERS PER CRC Section R31 9(E) STUCCO, PTD-UNCHANGED(E) WD FENCE(E) 6' H. WD FENCE/GATE1991,173.00 sq ft668.00 sq ft306.25 sq ft2-4x6- 8 2-0x4-0 2-0x4-06-6x5-32-9x5-32-0x4-03-0x6-81022-8x6-82-8x6-81012-6x6-82-6x6-82-4x6-85-0x6-8 2-6x6-82-8x6-83-3x5-32-8x6-81111112A4.01A4.016'-4 1/2"17'-6"28'-0"13'-9"5'-0"SETBACK20'-0"SETBACK5'-0"SETBACK5'-3"38'-6"12'-3 1/2"52'-7"14'-9"6'-7"21'-4"5'-0"SETBACK3'-0"671.50 sq ft(E) SEWER LATERALALICE AVENUEALLEY199189209DRIVEWAY(E) PORCH0'-0"0'-0"W/ (2) OUTBUILDINGSW/ (4) OUTBUILDINGS(N) DECK(E)PORCH3-3x5-32'-7"-81.75 sq ft490.25 sq ft243.75 sq ft(E) 6' H. WOODFENCE, TYP.OVERHEAD ELEC SERVICE,COMMUNICATION LINESPROPERTYLINE, TYP.(E) POWER POLE3 EXISTINGPARKINGSPACES(E) 6' H. WOODFENCE, TYP.(E) 6' H. WOODFENCE, TYP.(E) 6' H. WOODFENCE, TYP.(E) CONCRETEDRIVEWAY(E) CONCRETESIDEWALKPROPERTYLINEPROPERTYLINEPROPERTYLINE(E) GRAVELDRIVEWAY(E) GATE(E) GATE(E) SHEET FLOWAWAY FROMHOUSE ONTO (E)VEGETATEDAREAS(E) SHEET FLOWAWAY FROMHOUSE ONTO (E)VEGETATEDAREAS(E) PORCHFIBER ROLL,TYP.(E) LAWN(E) LAWN(E) 4' H. HEDGEWATER SERVICEGAS METERELEC SERVICE & 100AMP PANEL(N) AC CONDENSOR WITHIN5' H. SOUND FENCE(E) NEIGHBOR'S GARAGEWALL, 10' H. SOLID, NOWINDOWS(N) WOOD DECK, 7" ABOVEGRADE(N) WOOD PERGOLA(E) TRASH BINAREA(E) LAWN(E) HOUSE REMAINSINTACT ANDUNCHANGED EXCEPTFOR (2) NEW WINDOWSAT KITCHENNOTE: IN 1922 THIS STRUCTURE WAS BUILT AND USED AS ADWELLING (WHICH WAS TYPICAL PATTERN FOR DOWNTOWNCAMPBELL LOTS), THE LOT AND STRUCTURE WERE LATER SOLDAND THE PRIMARY RESIDENCE WAS BUILT IN 1927 BY THE NEWOWNERFLAT ROOFEDGARAGEADDITION ATPROPERTY LINEFLAT ROOFEDHOUSE ADDITIONFLAT ROOFEDGARAGEADDITION(E) BRICKCHIMNEY(E) PRE-ZONINGADDITION TOBE LEGALIZED1. The plans shall include the following, unless otherwiseapproved by the City Engineer:a. Removal of existing driveway apron and necessarysidewalk, curb and gutter.b. Construction of new driveway apron. The newdriveway apron can be combined with the existingadjacent driveway apron on 209 Alice Avenue withthe agreement of the property owner on 209 AliceAvenue. The applicant shall coordinate with the 209Alice Avenue property owner. If an agreement can’tbe reached then the separation (bump) between thetwo driveway aprons shall be reconstructed.c. Removal and reconstruction of broken curb.d. Construction of conforms to existing public andprivate improvements, as necessary.2. Street Improvements Completed for Occupancy andBuilding Permit Final: Prior to allowing occupancy and/orfinal building permit signoff for any and/or all buildings,the applicant shall have the required street improvementsinstalled and accepted by the City, and the designengineer shall submit as-built drawings to the City.Maintenance of Landscaping: Owner(s), current and future, arerequired to maintain the landscaped park strip and tree wellsin the public right of way. This includes, but is not limited to:trees, lawn, plantings, irrigation, etc. Trees shall not be prunedin a manner that would not allow the tree to grow to a matureheight.Pavement Restoration: The applicant shall restore the pavement in compliance with City standard requirements. In the eventthat the roadway has recently received a pavement treatment or reconstruction, the project will be subject to the City’sStreet Cut Moratorium. The applicant will be required to perform enhanced pavement restoration consistent with therestoration requirements associated with the Street Cut Moratorium. The City’s Pavement Maintenance Program website(<https://www.ci.campbell.ca.us/219><https://www.ci.campbell.ca.us/219> has detailed information on the streetscurrently under moratorium and the enhanced restoration requirements.1. Storm Drain Area Fee: Prior to issuance ofany grading or building permits for the site,the applicant shall pay the required StormDrain Area fee, currently set at $2,120.00per net acre, which is $352.77 (set for R-1).(E) ADU-PRE-ZONING(E) NEIGHBOR(E) NEIGHBOR(E) HOUSEBA(N) ADDITION(E) GARAGE(E) GARAGE(E) ADU(E) BLDG(E) BLDG(E) BLDG-0'-6"-0'-6"-1'-0"-0'-6"(E) PRE-ZONINGADDITION(E) PRE-ZONING HOUSENSCALE: 1" = 10'SOUTH-ALICE AVE. ELEVATIONSCALE: 1" = 10'NEIGHBORHOOD-SITE PLANALICE AVENUEALLEY199 HOUSE189 HOUSE209 HOUSEALLEY199ALICE AVENUE199 REAR ADDITIONVIEW 1VIEW 2VIEW 6VIEW 5VIEW 3VIEW 4199 ADU189 GARAGE209 BUILDINGS209 BUILDINGS209 BUILDINGS209 BUILDINGS209 HOUSE209 OUTBUILDINGS189 HOUSE189 GARAGE189 GARAGE ADDITION199 REAR ADDITION189 HOUSE209 HOUSE199199199 ADU199 ADU209 HOUSE209 OUTBUILDING199 ADU199189 HOUSE209 HOUSE199 FENCE/GATE199 KITCHENWINDOWS-THEONLY CHANGE ONTHE EXISTINGHOUSE EXTERIOR199 KITCHENWINDOWSVIEW 1 VIEW 2VIEW 3-189 ON THE LEFT VIEW 4-209 ON THE RIGHTVIEW 5-LOOKING WEST VIEW 6-LOOKING EAST Edwards Residence199 Alice AvenueCampbell, CA 95008-2903(APN): 412-06-058An Addition and Remodeling of theDRAWNDATESCALEJOB NO.SHEETDRAWING TITLE:SEAL:3/18/20216FILENAME2028 Edwards CD2.13.plnA2.0E1/4" = 1'-0"EBCRAWLSPACE PLAN-EXISTINGREVISIONS BYEB650.847.83517/31/20213/18/20211PLANNING PERMITSUBMISSIONUPDATEA R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS ANDTHEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS1,062.07 sq ft1A4.0(E) CRAWLSPACE/BASEMENT ACCESSREMOVE (E) WATERHEATER, REPLACEW/INSTANTANEOUS,EXTERIORMOUNTED UNITREMOVE (E) BRICKCHIMNEY/FLUE(E) ACCESS/VENTILATIONHOLE IN (E) FOUNDATIONWHDN(E) CRAWLSPACE002(E) BASEMENT001NSCALE: 1/4" = 1'-0"CRAWLSPACE Edwards Residence199 Alice AvenueCampbell, CA 95008-2903(APN): 412-06-058An Addition and Remodeling of theDRAWNDATESCALEJOB NO.SHEETDRAWING TITLE:SEAL:3/18/20216FILENAME2028 Edwards CD2.13.plnA2.1E1/4" = 1'-0"EBFLOOR PLAN-EXISTINGREVISIONS BYEB650.847.83517/31/20213/18/20211PLANNING PERMITSUBMISSIONUPDATEA R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS ANDTHEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS2A4.01A4.0(E) 6' WD FENCE(E) 6' WD FENCE(E) 6' WD FENCE(E) GATE(E) 6' WD FENCEREMOVE (E) WALLS (SHOWN HATCHED)(E) AC CONDENSOR, TO BE RELOCATED(E) GAS METER, TO BE RELOCATED(E) ELEC METER/PANEL, TO BE RELOCATEDRETAIN (E) CONCRETEWALLS/STEPS, REMOVEACCESS DOORREMOVE (E) CHIMNEY/FLUE(E) WATER SERVICE, TO BE RELOCATEDPROPERTY LINEPROPERTY LINENEIGHBOR'S GARAGEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINESETBACK LINESPLIT (E),PREZONINGBEDROOMADDITION INTO(2) BEDROOMSKITCHEN104(E) LIVING RM101(E) BED 2105(E) BATH 1103(E) BED 1106(E) DINING RM102NSCALE: 1/4" = 1'-0"FLOOR PLANNOTES1. ALL DIMENSIONS FROM FACE OF STRUCTURE UNLESSOTHERWISE NOTED.2. CONTRACTOR TO VERIFY ALL DIMENSIONS PRIOR TOCONSTRUCTION , TYP.3. SEE STRUCTURAL DRAWINGS FOR EXTENT OF BRACEDAND SHEAR WALLS.4. EXTERIOR WALLS TO BE 2X6 STUD, U.O.N.5. INTERIOR WALLS TO BE 2X4 STUD, U.O.N.6. PROVIDE MIN. 1-HR FIRE SEPARATION CONSTRUCTIONBETWEEN R-3 AND U OCCUPANCIES AND MECH. RMS, TYP.5/8" TYPE X GYP. BD. TO BE APPLIED TO THE GARAGE SIDEWALLS.7. SHOWER WALLS TO HAVE A SMOOTH, HARD, NON-ABSORBANT SURFACE OVER MOISTURE RESISTANTUNDERLAYMENT TO A HEIGHT OF 72" ABOVE THE DRAININLET, PER CRC R307.2.8. 3/8" (MIN.) THICK TEMPERED GLASS DOOR AT ALL BATH/SHOWER ENCLOSURES, TYP.9. PROVIDE 36" MIN. DEEP LANDING (7.75" MAX. BELOWTHRESHOLD FOR IN-SWING/ SLIDER DOORS, 11/2" MAX. ATOUT-SWING DOORS) AT ALL EXTERIOR DOORS.10. THERMAL INSULATION: R-21 FACTOR THERMAL INSULATION TYPICAL IN EXTERIOR2X6 WALLS R-38 FACTOR THERMAL INSULATION TYPICAL AT ROOFS. R-19 FACTOR THERMAL INSULATION TYPICAL AT FLOORSABOVE CRAWSPACES. R-13 FACTOR THERMAL INSULATION AT INTERIOR FORNOISE REDUCTION.11. EGRESS WINDOW MIN. NET CLEAR OPENING 5.7 SQ. FT.MIN. NET CLEAR WIDTH 20" MIN. NET CLEAR HT. 24".FINISHED SILL NOT MORE THAN 44" ABOVE FINISHEDFLOOR.12. 5/8" THK. GYP. BD, LEVEL 4, OLDE WORLD, FOR ALLINTERIOR WALLS, U.O.N., TO BE INSTALLED ON THEWALL/CEILINGS OF ENCLOSED SPACES UNDER STAIRS,TYP.13. ANY STUD IN AN EXTERIOR WALL OR BEARING PARTITIONMAY BE NOTCHED TO A DEPTH OF 25% MAX. OF ITS WIDTH.ANY NONBEARING PARTITION MAY BE NOTCHED TO ADEPTH OF 40%, PER CRC 602.6.1.14. ANY STUD MAY BE BORED OR DRILLED PROVIDED THATTHE DIA. OF THE RESULTING HOLE IS NO MORE THAN 60%OF THE STUD WIDTH AND THE EDGE OF THE HOLE IS NOMORE THAN 5/8" FROM THE EDGE OF THE STUD, AND THEHOLE IS NOT LOCATED IN THE SAME SECTION AS A CUTOR NOTCH OR USE OF AN APPROVED STUD SHOE ISPERMITTED WHEN THEY ARE INSTALLED IN ACCORDANCEWITH THE MANUFACTURER'S RECOMMENDATIONS, PERCRC 602.6.2.15.* ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES,CONDUITS, OR OTHER OPENINGS IN SOLE/BOTTOMPLATES AT EXTERIOR WALLS SHALL BE CLOSED WITHCEMENT MORTAR, CONCRETE MASONRY OR SIMILARMETHOD ACCEPTABLE TO THE ENFORCING AGENCY TOPREVENT PASSAGE OF RODENTS.16.* AT THE TIME OF FINAL INSPECTION, A MANUAL, CD, WEB-BASED REFERENCE OR OTHER MEDIA ACCEPTABLE TOTHE ENFORCING AGENCY WHICH COMPLIES WITH THESPECIFICATIONS IN CALGREEN 4.410.1.17.* ADHESIVES, SEALANTS, AND CAULKS USED ON THEPROJECT SHALL MEET THE REQUIREMENTS OF SCAQMDRULE 1168 VOC LIMITS UNLESS MORE STRINGENT LOCALOR REGIONAL AIR POLLUTION OR AIR QUALITYMANAGEMENT DISTRICT RULES APPLY.18.* ARCHITECTURAL PAINTS AND COATINGS SHALL COMPLYWITHY VOC LIMITS IN TABLE 1 OF THE AIR RESOURCESBOARD ARCHITECTURAL SUGGESTED CONTROLMEASURE, AS SHOWN IN CALGREEN TABLE 4.504.3,UNLESS MORE STRINGENT LOCAL LIMITS APPLY.19.* AEROSOL PAINTS AND COATINGS SHALL MEET THEPRODUCT-WEIGHTED MIR LIMITS FOR ROC IN SECTION94522(a)(3) AND OTHER REQUIREMENTS, INCLUDINGPROHIBTIONS ON USE OF CERTAIN TOXIC COMPOUNDSAND OZONE DEPLETING SUBSTANCES, IN SECTION 94522(c)(2) AND (d)(2) OF THE CA CODE OF REGULATIONS, TITLE17, COMMENCING WITH SECTION 94520; AND IN AREASUNDER THE JURISDICTION OF THE BAAQMD SHALLADDITIONALLY COMPLY WITH THE PERCENT VOC BYWEIGHT OF PODUCT LIMITS OF REGULATION 8, RULE 49.20.* HARDWOOD PLYWOOD, PARTICLEBOARD AND MDFCOMPOSITE WOOD PRODUCTS USED ON THE INTERIOROR EXTERIOR OF THE BUILDING SHALL MEET THEREQUIREMENTS OFOR FORMALDEHYDE AS SPECIFIED INARB'S AIR TOXICS CONTROL MEASURE FOR COMPOSITEWOOD CA CODE OF REGULATIONS, TITLE 17, SECTION93120.1(a).21.* WHERE CONCRETE SLAB FOUNDATIONS OR CONCRETESLAB-ON-GROUND FLOORS (MIN. R-5 RIGID INSULATIONFOR RADIANT SLABS) ARE REQUIRED TO HAVE A VAPORRETARDER, A CAPILLARY BREAK SHALL BE INSTALLED INCOMPLIANCE WITH ONE OF THE FOLLOWING:A) A 4-INCH THICK BASE OF 1/2" OR LARGER CLEANAGGREGATE SHALL BE PROVIDED WITH A VAPORRETARDER IN DIRECT CONTACT WITH CONCRETE ANDA CONCRETE MIX DESIGN WHICH WILL ADDRESSBLEEDING, SHRINKAGE AND CURLING SHALL BE USEDB) OTHER EQUIVALENT METHODS APPROVED BY THEENFORCING AGENCYC) A SLAB DESIGN SPECIFIED BY A LICENSED DESIGNPROFESSIONAL22.* BUILDING MATERIALS WITH VISIBLE SIGNS OF WATERDAMAGE SHALL NOT BE INSTALLED. WALL AND FLOORFRAMING SHALL NOT BE ENCLOSED WHEN THE FRAMINGMEMBERS EXCEED 19% MOISTURE CONTENT.23.* INSULATION PRODUCTS WHICH ARE VISIBLY WET OR HAVEA HIGH MOISTURE CONTENT SHALL BE REPLACED ORALLOWED TO DRY PRIOR TO ENCLOSURE IN WALL ORFLOOR CAVITIES. MANUF. DRYING RECOMMENDATIONSSHALL BE FOLLOWED FOR WET-APPLIED INSULATIONPRODUCTS PRIOR TO ENCLOSURE.24.* WHEN REQUIRED BY THE ENFORCING AGENCY, SPECIALINSPECTORS SHALL PROVIDE INSPECTIONS OR OTHERDUTIES NECESSARY TO SUBSTANTIATE COMPLIANCEWITH APPLICABLE CODES. SPECIAL INSPECTORS MUSTBE QUALIFIED AND ABLE TO DEMONSTRATE COMPETENCETO THE ENFORCING AGENCY IN THE DISCIPLINE IN WHICHTHEY ARE INSPECTING.25.* DOCUMENTATION OF COMLIANCE SHALL INCLUDE, BUT ISNOT LIMITED TO, CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION,INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLETO THE LOCAL ENFORCING AGENCY.* 2019 CALGREEN RESIDENTIAL MANDATORY MEASURES Edwards Residence199 Alice AvenueCampbell, CA 95008-2903(APN): 412-06-058An Addition and Remodeling of theDRAWNDATESCALEJOB NO.SHEETDRAWING TITLE:SEAL:3/18/20216FILENAME2028 Edwards CD2.13.plnA2.21/4" = 1'-0"EBCRAWLSPACE PLAN-PROPOSEDREVISIONS BYEB650.847.83517/31/20213/18/20211PLANNING PERMITSUBMISSIONUPDATEA R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS ANDTHEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS1,062.07 sq ft583.64 sq ft28' (N ADDITION2A4.01A4.0CUT (N)ACCESS/VENTILATIONHOLE IN (E)FOUNDATION, 2'-6" W.MIN. X 18" H. MIN.CONC. RAT SLABOVER 30 MILVISQUEEN OVERGRADE(MIN. 18"TO FLOOR JOISTS,SSD(N) PIER/POST(E) STRIP FOUNDATIONS(E) CRAWLSPACE/BASEMENT ACCESSCRAWLSPACEACCESS, W/ (N)ACESS LADDER,22" X 30" MIN.(E) ACCESS/VENTILATIONHOLE IN (E) FOUNDATIONCRAWLSPACE VENTILATION (CRC R806.2):584 SF / 150 SF = 3.9 SF REQ'D4 VENTS MIN. REQ'D = 4.6 SF7 VENTS X 1.15 PROPOSED = 8.05 SF(E) CRAWLSPACEVENTILATION, TYP.CRAWLSPACE VENTILATION, TYP.;1.15SF PER OPENING W/ RODENTPROOF SCREEN, W/ AT LEAST ONEVENT WITHIN 3' OF EACH CORNER,TYP.(E) CRAWLSPACE002CRAWLSPACE003(E) BASEMENT001NSCALE: 1/4" = 1'-0"CRAWLSPACE Edwards Residence199 Alice AvenueCampbell, CA 95008-2903(APN): 412-06-058An Addition and Remodeling of theDRAWNDATESCALEJOB NO.SHEETDRAWING TITLE:SEAL:3/18/20216FILENAME2028 Edwards CD2.13.plnA2.31/4" = 1'-0"EBFLOOR PLAN-PROPOSEDREVISIONS BYEB650.847.83517/31/20213/18/20211PLANNING PERMITSUBMISSIONUPDATEA R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS ANDTHEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS114.55 sq ft168.23 sq ft2-4x6-83-0x6-81022-8x6-82-8x6-81012-6x6-82-6x6-82-4x6-85-0x6-8 2-6x6-82-8x6-82-8x6-8GR366 36 '' x 26 ''2A4.01A4.013'-6"4'-10" 9'-2" 14'16'-4 1/2"3'-5" 3'-3" 15'-1/2"3'-1/2"11'-10"2'-1" 3'-9" 3'-6" 3'-3" 2'-1"14'-6 1/2"7'-6"3'-9" 10'-4 1/2" 2'-5"10'-1/2" 2'-3 1/2"11'-4 1/2"7'-8 1/2" 1'-7 1/2"3'-3"4'-3"(N) ADDITION3'-3"11'-6"2'-9"17'-6"7'-10 1/2" 8'-6"8'-3" 2'-3"8'-6" 7'-3" 10' 2'-3"5'-3"4'-10" 9'-2" 14'3'-5" 3'-3" 3'-1/2"3'-3"3'AC SETBACK6'-9" 6'-9"10'-6"118.09 sq ftWATER PAN UNDER WASHINGMACHINE(E) ATTIC ACCESS,22" X 30" MIN.CRAWLSPACEACCESS,22" X 30" MIN.(E) HIGH EFF.FURNACE IN ATTICREFWASHDRY2'-5" 5'-10 1/2" 3'-3"(E) 6' WD FENCEELEC METER/PANEL100 AMPGAS METERWATER SERVICEINSTANTANEOUS,HIGH EFF. WATERHEATER(N) INTERIOR WALLSSHOWN HATCHED,TYP.DRYER VENT, STRAIGHT UP,LESS THAN 14' PER CODE(E) SKYLIGHT ABOVETYP.DS/SPLASHBLOCK, TYP.(E) 6' WD FENCE(E) 6' WD FENCENEIGHBOR'S GARAGE(E) GATE(E) 6' WD FENCEWOOD DECK6" STEP DOWN6" STEP DOWNPROPERTY LINEPROPERTY LINEAC CONDENSOR ANDFENCENEIGHBOR'S GARAGEWALL, SOLID, +/- 10' H.NEIGHBOR'S GARAGENEIGHBOR'S HOUSE3' SETBACKPROPERTY LINEPROPERTY LINEPROPERTY LINENEIGHBOR'S GARAGEPROPERTY LINESETBACK LINEREMOVE (2) (E) VINYL WINDOWS ANDREPLACE W/ (N) WD WINDOW TOMATCH (E) KITCHEN WINDOW INPROFILE, HORNS, ETC.REMOVE (E) DOORAND PATCH TO MATCH(E), HATCHEDINSTALL (2) (N) DOORSIN (E) WALLREMOVE (E)WINDOWS/DOORS ANDPATCH TO MATCH (E),TYP. (HATCHED)MICRODWREFPANTRYUTILITYCLOSET(E) GARAGE(E) HOUSE(E) BUILDINGKITCHEN104(E) LIVING RM101(E) BED 2105(E) BATH 1103(E) DINING RM102BED 3106M DRESS107M BATH108M BED 1109FAMILY RM111M HALL110NSCALE: 1/4" = 1'-0"FLOOR PLAN1. ALL DEMOLITION WORK SHALL AT ALL TIMES BE UNDER THE IMMEDIATESUPERVISION OF A PERSON WITH THE PROPER EXPERIENCE, TRAINING, ANDAUTHORITY.2. ALL REMOVED BUILDING MATERIALS, APPLIANCES, AND FIXTURES MAY BESALVAGED AT THE OWNER'S DISCRETION. VERIFY WITH OWNER PRIOR TODEMOLITION WHAT IS TO BE REMOVED WITH CARE, SALVAGED, AND STORED ATA LOCATION DESCRIBED BY THE OWNER.3. DEMOLITION CONTRACTOR TO REDIRECT / RECONNECT ANY ACTIVE EXISTINGUTILITY, DRAINAGE, AND SPRINKLER LINES WHICH ARE DISTURBED BYDEMOLITION. CAP ALL ABANDONED LINES.4. CONTRACTOR IS TO BE FAMILIAR WITH DEMOLITION AND FIELD VERIFY ALLDEMOLITION PRIOR TO BEGINNING WORK, REPORT ANY DISCREPANCIES TOARCHITECT.5. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SELECTIVE DEMOLITION ASREQUIRED FOR IMPROVEMENTS PROPOSED, RENOVATIONS, AND ALTERATIONSTO (E) GARAGE AND (E) RESIDENCE.6. OWNER AND ARCHITECT TO WALK JOB WITH CONTRACTOR PRIOR TOCOMMENCEMENT OF DEMOLITION.7.* RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 50% (BY WEIGHT) OFTHE NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE INACCORDANCE WITH CALGREEN 4.408.2.8.* SUBMIT A CONSTRUCTION WASTE MANAGEMENT PLAN: A) IDENTIFYING THE CONSTRUCTION AND DEMOLITION WASTE MATERIALS TOBE DIVERTED FROM DISPOSAL BY RECYCLING, REUSE ON THE PROJECTOR SALVAGE FOR FUTURE USE OR SALE B) SPECIFYING IF CONSTRUCTION AND DEMOLITION WASTE MATERIALS WILLBE SORTED ON-SITE OR BULK MIXED C) IDENTIFYING DIVERSION FACILITIES WHERE THE CONSTRUCTION ANDDEMOLITION WASTE MATERIALS WILL BE TAKEN D) IDENTIFYING CONSTRUCTION METHODS EMPLOYED TO REDUCE THEAMOUNT OF CONSTRUCTION AND DEMOLITION WASTE GENERATED E) SPECIFYING THAT THE AMOUNT OF CONSTRUCTION AND DEMOLITIONWASTE MATERIALS DIVERETED SHALL BE CALCULATED BY WEIGHT ORVOLUME BUT NOT BY BOTH9.* DOCUMENTATION WILL BE PROVIDED TO THE ENFORCING AGENCY WHICHDEMONSTRATES COMPLIANCE WITH CALGREEN 4.408.2.10.*A PLAN MUST BE DEVELOPED AND IMPLEMENTED TO MANAGE STORM WATERDRAINAGE DURING CONSTRUCTION.*CALGREEN RESIDENTIAL MANDATORY MEASURESDEMOLITION NOTESNOTES1. ALL DIMENSIONS FROM FACE OF STRUCTURE UNLESS OTHERWISE NOTED.2. CONTRACTOR TO VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION , TYP.3. SEE STRUCTURAL DRAWINGS FOR EXTENT OF BRACED AND SHEAR WALLS.4. EXTERIOR WALLS TO BE 2X4 STUD, U.O.N.5. INTERIOR WALLS TO BE 2X4 STUD, U.O.N.6. PROVIDE MIN. 1-HR FIRE SEPARATION CONSTRUCTION BETWEEN R-3 AND UOCCUPANCIES, TYP. 1/2" MIN. GYP. BD. TO BE APPLIED TO THE GARAGE SIDEWALLS.7. SHOWER WALLS TO HAVE A SMOOTH, HARD, NON-ABSORBANT SURFACE OVERMOISTURE RESISTANT UNDERLAYMENT OT A HEIGHT OF 72" ABOVE THE DRAININLET, PER CRC R307.2.8. 3/8" (MIN.) THICK TEMPERED GLASS DOOR AT ALL BATH/ SHOWER ENCLOSURES,TYP.9. PROVIDE 36" MIN. DEEP LANDING (7.75" MAX. BELOW THRESHOLD FOR IN-SWING/SLIDER DOORS, 11/2" MAX. AT OUT-SWING DOORS) AT ALL EXTERIOR DOORS.10. THERMAL INSULATION: R-15 FACTOR THERMAL INSULATION TYPICAL IN EXTERIOR 2X4 WALLS R-19 or R-30 FACTOR THERMAL (FOAM) INSULATION TYPICAL AT ROOFS. R-13 FACTOR THERMAL INSULATION AT INTERIOR FOR NOISE REDUCTION.11. EGRESS WINDOW MIN. NET CLEAR OPENING 5.7 SQ. FT. MIN. NET CLEAR WIDTH20" MIN. NET CLEAR HT. 24". FINISHED SILL NOT MORE THAN 44" ABOVE FINISHEDFLOOR.12. 1/2" THK. GYP. BD, LEVEL 4 FOR ALL INTERIOR WALLS, U.O.N.13. ANY STUD IN AN EXTERIOR WALL OR BEARING PARTITION MAY BE NOTCHED TO ADEPTH OF 25% MAX. OF ITS WIDTH. ANY NONBEARING PARTITION MAY BENOTCHED TO A DEPTH OF 40%, PER CRC 602.6.1.14. ANY STUD MAY BE BORED OR DRILLED PROVIDED THAT THE DIA. OF THERESULTING HOLE IS NO MORE THAN 60% OF THE STUD WIDTH AND THE EDGE OFTHE HOLE IS NO MORE THAN 5/8" FROM THE EDGE OF THE STUD, AND THE HOLEIS NOT LOCATED IN THE SAME SECTION AS A CUT OR NOTCH OR USE OF ANAPPROVED STUD SHOE IS PERMITTED WHEN THEY ARE INSTALLED INACCORDANCE WITH THE MANUFACTURER'S RECOMMENDATIONS, PER CRC602.6.2.15.* ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS, OR OTHEROPENINGS IN SOLE/BOTTOM PLATES AT EXTERIOR WALLS SHALL BE CLOSEDWITH CEMENT MORTAR, CONCRETE MASONRY OR SIMILAR METHOD ACCEPTABLETO THE ENFORCING AGENCY TO PREVENT PASSAGE OF RODENTS.16.* AT THE TIME OF FINAL INSPECTION, A MANUAL, CD, WEB-BASED REFERENCE OROTHER MEDIA ACCEPTABLE TO THE ENFORCING AGENCY WHICH COMPLIES WITHTHE SPECIFICATIONS IN CALGREEN 4.410.1.17.* ADHESIVES, SEALANTS, AND CAULKS USED ON THE PROJECT SHALL MEET THEREQUIREMENTS OF SCAQMD RULE 1168 VOC LIMITS UNLESS MORE STRINGENTLOCAL OR REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT DISTRICTRULES APPLY.18.* ARCHITECTURAL PAINTS AND COATINGS SHALL COMPLY WITHY VOC LIMITS INTABLE 1 OF THE AIR RESOURCES BOARD ARCHITECTURAL SUGGESTED CONTROLMEASURE, AS SHOWN IN CALGREEN TABLE 4.504.3, UNLESS MORE STRINGENTLOCAL LIMITS APPLY.19.* AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIRLIMITS FOR ROC IN SECTION 94522(a)(3) AND OTHER REQUIREMENTS, INCLUDINGPROHIBTIONS ON USE OF CERTAIN TOXIC COMPOUNDS AND OZONE DEPLETINGSUBSTANCES, IN SECTION 94522(c)(2) AND (d)(2) OF THE CA CODE OFREGULATIONS, TITLE 17, COMMENCING WITH SECTION 94520; AND IN AREASUNDER THE JURISDICTION OF THE BAAQMD SHALL ADDITIONALLY COMPLY WITHTHE PERCENT VOC BY WEIGHT OF PODUCT LIMITS OF REGULATION 8, RULE 49.20.* HARDWOOD PLYWOOD, PARTICLEBOARD AND MDF COMPOSITE WOODPRODUCTS USED ON THE INTERIOR OR EXTERIOR OF THE BUILDING SHALL MEETTHE REQUIREMENTS OFOR FORMALDEHYDE AS SPECIFIED IN ARB'S AIR TOXICSCONTROL MEASURE FOR COMPOSITE WOOD CA CODE OF REGULATIONS, TITLE17, SECTION 93120.1(a).21.* WHERE CONCRETE SLAB FOUNDATIONS OR CONCRETE SLAB-ON-GROUNDFLOORS ARE REQUIRED TO HAVE A VAPOR RETARDER, A CAPILLARY BREAKSHALL BE INSTALLED IN COMPLIANCE WITH ONE OF THE FOLLOWING:A) A 4-INCH THICK BASE OF 1/2" OR LARGER CLEAN AGGREGATE SHALL BEPROVIDED WITH A VAPOR RETARDER IN DIRECT CONTACT WITH CONCRETEAND A CONCRETE MIX DESIGN WHICH WILL ADDRESS BLEEDING, SHRINKAGEAND CURLING SHALL BE USEDB) OTHER EQUIVALENT METHODS APPROVED BY THE ENFORCING AGENCYC) A SLAB DESIGN SPECIFIED BY A LICENSED DESIGN PROFESSIONAL22.* BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BEINSTALLED. WALL AND FLOOR FRAMING SHALL NOT BE ENCLOSED WHEN THEFRAMING MEMBERS EXCEED 19% MOISTURE CONTENT.23.* INSULATION PRODUCTS WHICH ARE VISIBLY WET OR HAVE A HIGH MOISTURECONTENT SHALL BE REPLACED OR ALLOWED TO DRY PRIOR TO ENCLOSURE INWALL OR FLOOR CAVITIES. MANUF. DRYING RECOMMENDATIONS SHALL BEFOLLOWED FOR WET-APPLIED INSULATION PRODUCTS PRIOR TO ENCLOSURE.24.* WHEN REQUIRED BY THE ENFORCING AGENCY, SPECIAL INSPECTORS SHALLPROVIDE INSPECTIONS OR OTHER DUTIES NECESSARY TO SUBSTANTIATECOMPLIANCE WITH APPLICABLE CODES. SPECIAL INSPECTORS MUST BEQUALIFIED AND ABLE TO DEMONSTRATE COMPETENCE TO THE ENFORCINGAGENCY IN THE DISCIPLINE IN WHICH THEY ARE INSPECTING.25.* DOCUMENTATION OF COMLIANCE SHALL INCLUDE, BUT IS NOT LIMITED TO,CONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS, BUILDER OR INSTALLERCERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TOTHE LOCAL ENFORCING AGENCY.26.* DUCT SYSTEM ARE SIZED AND DESIGNED AND EQUIPMENT IS SELECTED USINGTHE FOLLOWING: 1. ESTABLISHED HEAT LOSS AND GAIN ACCORDING TO ANSI/ACCA MANUAL J 2. DUCT SYSTEMS ARE SIZED ACCORDING TO ANSI/ACCA MANUAL D-2009 3. SELECT HEATING AND COOLING EQUIPMENT ACCORDING TO ANSI/ACCAMANUAL S-200427.* AUTOMATIC IRRIGATION CONTROLLERS - SHALL BE WEATHER R SOIL MOISTUREBASED Edwards Residence199 Alice AvenueCampbell, CA 95008-2903(APN): 412-06-058An Addition and Remodeling of theDRAWNDATESCALEJOB NO.SHEETDRAWING TITLE:SEAL:3/18/20216FILENAME2028 Edwards CD2.13.plnA2.41/4" = 1'-0", 1:1.42EBROOF PLAN-PROPOSEDREVISIONS BYEB650.847.83517/31/20213/18/20211PLANNING PERMITSUBMISSIONUPDATEA R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS ANDTHEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS1,364.41 sq ft790.31 sq ft2A4.01A4.0(N) ADDITION(E) ROOF UNCHANGEDSOLATUBE, TYP.(E) SKYLIGHTDRYER VENT, DRYERJACK(E) AND (N) CONTINUOUSALUMINUM DOWNSPOUTS TOSPLASHBLOCKS BELOW, TYP.SHADED AREASHOWS (N) AREA(E) BATH VENTKITCHEN HOOD VENT(E) AND (N) CONTINUOUSALUMINUM DOWNSPOUTS TOSPLASHBLOCKS BELOW, TYP.SOLATUBE, TYP.(E) LOW SLOPE ROOF,REPLACE ASPHALT SHEETROOFING W/ STANDINGSEAM METAL ROOF OVER30# FELT & ICE/WATERSHIELD AT EAVES ANDWALL CONNECTIONS,COLOR LIGHT GRAY(N) ARCHITECTURAL ASPHALTSHINGLES TO MATCH (E) HOUSE(HATCH IS DIFFERENT ONLY FORGRAPHIC PURPOSES)SOLATUBE, TYP.RIDGERIDGERIDGERIDGESLOPE9:12SLOPE 9:12SLOPE3.5:12SLOPE9:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE1:12RIDGE(E) ROOF AREA(N) ROOF AREASLOPE5:12SLOPE5:12LINE OF STRUCTUREBELOWNOTE: NEW ROOF ADDITIONIS 42% BIGGER THAN (E)HOUSE ROOFWOOD PERGOLA BELOWModel ApplicationsDJK466/RZSURÀOHHIÀFLHQWtermination for safely venting the dryer through WKHURRIDJK486Extra clearance model for KLJKSURÀOHWLOHRUKHDY\VQRZIDOO]RQHVGeneral Information%HQHÀWV• Venting through the roof can shorten duct length• Zero back pressure lengthens appliance life,PSURYHGHIÀFLHQF\VKRUWHQVF\FOHVVDYHVHQHUJ\• Damper design deters bird and rodent entry$FFHVVIHDWXUHVHDVHGXFWFOHDQLQJ PDLQWHQDQFHFeatures• Rugged 26 gauge Galvalume5RXQGHGFRUQHUQDLOLQJÁDQJHDQGQDLOKROHV(TXDOO\VXLWDEOHIRUQHZDQGUHWURÀWFRQVWUXFWLRQ• Watertight extended collar for secure dockingManufactured ByPerformance DataFor Use• Non-restrictive dryer roof vent termination&RPSOLHVZLWK,0& ,5&Material• 26 gauge Galvalume®Weight Each'-.OEV³'-.OEV7HFKQLFDO3URGXFW6SHFLÀFDWLRQVDryerJack Model 466DryerJack Model 486Made in the USA$LUÁRZ5HVWULFWLRQ&RPSDULVRQ%DFN3UHVVXUH0HDVXUHGLQ:DWHU&ROXPQ,QFKHVIn-O-Vate Technologies, Inc.6DWXUQ6WUHHW6XLWH-XSLWHU)/7HOHSKRQH)DFVLPLOHZZZ'U\HU-DFNFRPDrainageOpening5"5"9"5"RadiusCornersDrainageOpeningRemovable Access Panel(4 #8 Dagger Guard Screws)6"8"12"14"4" 'U\HU-DFN 'U\HU-DFN /RZ3URÀOH /RZ3URÀOH )RXU,QFK0RGHO 0RGHO 3ODVWLF 0HWDO *RRVHQHFN Curved DamperCurved Damper&ROODU$ERYHDQG%HORZ3ODWHand Positioned to the Rear,','NSCALE: 1/4" = 1'-0"ROOF PLANDRYER VENT INFO Edwards Residence199 Alice AvenueCampbell, CA 95008-2903(APN): 412-06-058An Addition and Remodeling of theDRAWNDATESCALEJOB NO.SHEETDRAWING TITLE:SEAL:3/18/20216FILENAME2028 Edwards CD2.13.plnA3.0E1/4" = 1'-0"EBEXISTING ELEVATIONSREVISIONS BYEB650.847.83517/31/20213/18/20211PLANNING PERMITSUBMISSIONUPDATEA R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS ANDTHEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS+/- 16'-5/16" - EXISTING(E) 1927 FRONT HOUSE-UNCHANGEDPROFILE OF PROPOSEDADDITION189 GARAGE BEYOND209 GARAGE BEYOND,TEXTURE T111 PLYWDSIDING;PLEASE NOTE 209 ALICEHAS 4 OUTBUILDINGSBESIDES THE PRIMARYRESIDENCEARCHED FRONTWINDOW/DORMER INJUGENSTIL/ART NOVEAUSTYLELOW PITCH FRONTPORCH, COMBINATIONLOW PITCH SHED ANDHIP ROOFVICTORIAN STYLETURRET ROOF OVERFACETED BAY WITHPRAIRIE STYLECASEMENT WINDOWS199189209T.O. (E) SUBFLREL. 0'-0"T.O. FINISH GRADEEL. -1'-2"(E) 1927 FRONT HOUSE UNCHANGED EXCEPT FOR (2) NEW KITCHEN WINDOWSFRONT CROSS GABLE, STEEP PITCH'VICTORIAN' TURRETSTEEP PITCHMAIN REAR GABLE, MODERATE PITCH1922-FIRST DWELLING ON PROPERTYUNITL 1927, WHEN FRONT HOUSE BUILTREMOVE (E) CHIMNEYAND PATCH ROOF TOMATCH (E)(E) KITCHEN DOUBLEHUNG, WD, WINDOW TOBE REPLACEDNON-ORIGINAL VINYLKITCHEN WINDOWS TO BEREPLACED W/ ONE NEW WDDOUBLE HUNG WINDOWAND CASING TO MATCH (E)PROFILE OF PROPOSEDADDITIONTALL CASEMENTWINDOWS W/ PRAIRIESTYLE DIVIDERSWOOD FRONT DOOR ANDSIDELITES, MINIMAL TRIMSIMPLE WOOD POSTSAND BEAMARCHED WD VENTLOW PITCH SHED/HIPPORCH ROOFSIMPLE EAVE/RAKE TRIMTAPERED BRICKCHIMNEYSTUCCO, PAINTED, SEMIROUGH FINISHBRICK ENTRY PORCHDOUBLE HUNG, WD,WINDOWS W/ SIMPLECASINGWD RAKE/EAVE TRIMRAKE BOARD TRIMBRACKETSWD CLAPBOARD SIDING,PTDT.O. (E) SUBFLREL. 0'-0"T.O. FINISH GRADEEL. -1'-2"SCALE: 1/4" = 1'-0"SOUTH-ALICE AVE. ELEVATIONSCALE: 1/4" = 1'-0"EAST ELEVATIONMODERATE PITCH 9/12 CROSS GABLE/CAPE FORMJUGENSTIL/ART NOVEAU INFLUENCED, ARCHED WINDOW,ALSO HAS SMALL DIVIDERS IN PRAIRIE STYLE WHICH IS A BITODD/UNIQUE FOR AN ARCHED WINDOWLOW PITCH ENTRY PORCH, COMBINATION HIP/SHED SIDEROOF, 3/12FACETED DINING RM BAY WITH STEEP ROOF PITCH VICTORIAN TURRET 9.5/12 TO STOP THEMAIN REAR GABLE ROOFLARGE, FULL HEIGHT CASEMENT WINDOWS W/ 'PRAIRIE STYLE' TYPE MUNTINS/DIVIDERSTAPERED, SIMPLE BRICK CHIMNEYTALL, DOUBLE HUNG WINDOWS FLANKING CHIMNEY ON GABLE ENDMAIN GABLE ROOF, MEDIUM PITCH, 5/12 THISROOF FORM WOULD INTERUPT/COLLIDEWITH THE FRONT ELEVATION GABLE IF THEDINING RM FACETED ROOF WAS NOT STEEPTO STOP THE ROOF FORMS FROM CRASHINGTOGETHER ABOVE THE FRONT PORCHAWKWARD ROOF INTERSECTION/TRANSITIONS1922 REAR OUTBUILDING HOUSE, IT WAS THE FIRST STRUCTURE BUILTON 199 ALICE FOR LIVING UNTIL THE PRIMARY HOUSE WAS BUILT IN1927;SIMPLE GABLE FORM WITH TALL PLATE HEIGHT (9'-6"), WOODCLAPBOARD SIDING WITH DOUBLE HUNG WINDOWS, SMALLCRAFTSMAN BRACKETS ON GABLE ENDS AND AT FRONT PORCH ROOFPRIMARY RESIDENCE BUILT IN 1927;ONE BEDROOM HOUSESIMPLE WOOD DOUBLE HUNGWINDOWS WITH MINIMAL EXTERIORCASING/SILLS, NO DIVIDERSPRE ZONING, BEDROOM ADDITION ADDED A SECOND BEDROOM;LOW PITCH ROOF MAINTAINS THE EXISTING EAVE OF THE MAIN GABLESIMPLE WOOD EAVE TRIM AND ROUGH/PEBBLYTYPE, LOW GRADE STUCCO TEXTURE WALLS,PAINTEDPRE ZONING, BEDROOM ADDITION BEHIND THEFRONT CROSS GABLE, THIS ADDED A SECONDBEDROOM;LOW PITCH ROOF MAINTAINS THE EXISTINGEAVE OF THE MAIN GABLENEIGHBOR'S LOW PITCHADDITION PATTERNNEIGHBOR'S LOW PITCHADDITION PATTERNNEIGHBOR'S LARGERHIP ROOFMAIN GABLE 5/12REAR OUTBUILDING, ORIGINAL 1922 'BACKHOUSE'OUTBUILDINGOUTBUILDINGOUTBUILDINGOUTBUILDINGNEIGHBOR'S LOW PITCHADDITION PATTERNTAPERED, SIMPLE BRICK CHIMNEYTALL, DOUBLE HUNG WINDOWSFLANKING CHIMNEY ON GABLE ENDARCHEDWINDOW/DORMER6' H. WD FENCEFRONT PORCHEXISTING - VIEW FROM ABOVE/SOUTHEASTNOTE: THE 1927 FRONT HOUSE IS AN AMALGAMATION OF DIFFERENT STYLES ANDFORMS. IT DEFIES ANY TYPICAL CLASSIFICATION AND APPEARS TO HAVE BEENDESIGNED BY THE OWNER/BUILDERS THEMSELVES IN 1927. THE DESIGN APPEARS TOHAVE PUT TOGETHER BY COMBINING FORMS AND INFLUENCES FROM A VARIETY OFDIFFERENT PATTERN BOOKS. IT WAS TYPICAL FOR BUILDERS/OWNERS TO USE PATTERNBOOKS ON MODEST HOUSES IN THIS PERIOD, ALTHOUGH USUALLY THE DESIGNINFLUENCES WERE MORE COHESIVE. THERE WERE LIKELY NO FORMAL DRAWINGS USEDFOR CONSTRUCTION.IT IS WAS TYPICAL IN CAMPBELL TO BUILD A SMALL BACK HOUSE FIRST UNTIL OWNERSHAD ENOUGH MONEY TO BUILD A FRONT HOUSE, THEN IT WAS TYPICAL TO MAKEFURTHER ADDITIONS TO INCREASE SPACE WHEN MONIES WERE AVAILABLE. THIS WASHOW ALICE AVENUE WAS DEVEOPED AS IN 199 ALICE WHERE THE 1922 BACKHOUSE/OUTBUILDING WAS THE PRIMARY RESIDENCE FOR 5 YEARS BEFORE THE FRONTHOUSE WAS CONSTRUCTED AND THEN LATER EXPANDED WITH THE BEDROOM ADDITIONWHICH IS ALIGNED WITH THE WEST ELEVATION. THIS IS THE TYPICAL AMERICANDOMESTIC TRADITION.HISTORICALLY AMERICANS STARTED WITH SIMPLE CAPES IN NEW ENGLAND WHICHWERE BUILT AS SMALL STRUCTURES AND THEN ADDITIONAL WINGS AND L'S WEREADDED, AS WELL AS SHED ADDITIONS, BACK HOUSES AND BACK BARNS, ETC. A CLASSICBOOK WHICH DOCUMENTS THE AMAZING VARIETY OF AMERICAN DOMESTIC EXPANSIONIS CALLED 'BIG HOUSE, LITTLE HOUSE, BACK HOUSE, BARN' WHICH EXPLORES THIS RICHHISTORY. THIS HOUSE AND PROPOSAL EXEMPLIFIES THIS RICH AND VARIED TRADITION.EXISTING - VIEW FROM ABOVE/SOUTHWESTNOTE: 199 ALICE IS THE SMALLEST HOUSE ON THE BLOCKAND 199 ALSO HAS THE LOWEST BUILDING DENSITY ONTHE BLOCK, SOME OF THE NEIGHBORS HAVE UP TO 4OUTBUILDINGS AND MANY HOUSES ALSO HAVEADDITIONS OF VARYING STYLES, FORM AND MASSING. Edwards Residence199 Alice AvenueCampbell, CA 95008-2903(APN): 412-06-058An Addition and Remodeling of theDRAWNDATESCALEJOB NO.SHEETDRAWING TITLE:SEAL:3/18/20216FILENAME2028 Edwards CD2.13.plnA3.21/4" = 1'-0"EBELEVATIONS-PROPOSEDREVISIONS BYEB650.847.83517/31/20213/18/20211PLANNING PERMITSUBMISSIONUPDATEA R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS ANDTHEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS+/- 16'-5/16" - EXISTING8'1'-2"(E) 1927 FRONT HOUSE-UNCHANGED(N) ADDITION BEYOND189 GARAGE BEYOND209 GARAGE BEYOND,TEXTURE T111 PLYWDSIDING;PLEASE NOTE 209 ALICEHAS 4 OUTBUILDINGSBESIDES THE PRIMARYRESIDENCEARCHED FRONTWINDOW/DORMER INJUGENSTIL/ART NOVEAUSTYLELOW PITCH FRONTPORCH, COMBINATIONLOW PITCH SHED ANDHIP ROOFVICTORIAN STYLETURRET ROOF OVERFACETED BAY WITHPRAIRIE STYLECASEMENT WINDOWS199189209T.O. (E) SUBFLREL. 0'-0"T.O. FINISH GRADEEL. -1'-2"T.O. CEILINGPLATE HEIGHTEL. 8'-0"T.O. PLATE HEIGHTEL. 9'-6"STREET ADDRESS SIGN: 4-inches high, with aminimum stroke width of 1/2-inch, and shallcontrast with their background - BRASS PLATE W/BLACK NUMBERS PER CRC Section R31 9(E) STUCCO, PTD-UNCHANGED(E) WD FENCE(E) 6' H. WD FENCE/GATE1998'1'-2"(N) ADDITION(E) FRONT HOUSE UNCHANGEDT.O. (E) SUBFLREL. 0'-0"T.O. FINISH GRADEEL. -1'-2"T.O. CEILINGPLATE HEIGHTEL. 8'-0"T.O. PLATE HEIGHTEL. 9'-6"(E) KITCHEN WINDOW #1ASPHALT SHINGLES TO MATCH (E),LIGHT GRAY/BROWN, TYP.KITCHEN HOODVENT(E) FINISH GRADE TO MATCH (E)LEVEL FINISH GRADEFENCE AROUND AC CONDENSOR(N) MARVIN, CLAD, WOOD DOUBLEHUNG WINDOWS, W/ WD CASING,PTD WHITE, TYP.(E) WD CASEMENT WINDOWSUNCHANGEDKITCHEN WINDOW #2: REMOVE (2)NON-ORIGINAL, VINYL WINDOWS IN(E) OPENING, INSTALL (N) WDWINDOW TO MATCH KITCHENWINDOW #1 (HORNS, DIVIDERS, ETC-MARVIN ULTIMATE OR SIMILAR); (E)EXTERIOR CASING TO REMAIN WOOD (CEDAR-NATURAL)PERGOLA(N) HORIZONTAL, CEMENTITIOUS WDSIDING, LIGHT GRAY, PTD, TYP.1X6 WD CORNER BDS(BORAL ORSIMILAR), PTD WHITE, TYP.1X6 WD TRIM BD AT TRANSITIONBETWEEN (E) STUCCO WALL AND (N)WD SIDING (BORAL OR SIMILAR), PTDWHITE, TYP.;THIS TRIM MARKS THE DIFFERENCEBETWEEN THE HISTORIC HOUSE ANDTHE (N) ADDITIONDS/SPLASHBLOCK, TYP.(N) WOOD DECK(E) 6' H. WD FENCE/GATEASPHALT SHINGLES TO MATCH (E),LIGHT GRAY/BROWN, TYP.(E) 6' H. WD FENCE/GATESCALE: 1/4" = 1'-0"SOUTH-ALICE AVE. ELEVATIONSCALE: 1/4" = 1'-0"EAST ELEVATIONPROPOSED REAR ADDITIONPROPOSED REAR ADDITIONALICE AVE.ALICE AVE.(E) DINING RM ROOFKITCHEN WINDOWS(E) ADU(E) HOUSE-UNCHANGED(E) HOUSE-UNCHANGED199PROPOSED - VIEW FROM SOUTHWESTPROPOSED - VIEW FROM SOUTHEAST199 Edwards Residence199 Alice AvenueCampbell, CA 95008-2903(APN): 412-06-058An Addition and Remodeling of theDRAWNDATESCALEJOB NO.SHEETDRAWING TITLE:SEAL:3/18/20216FILENAME2028 Edwards CD2.13.plnA3.31/4" = 1'-0"EBELEVATIONS-PROPOSEDREVISIONS BYEB650.847.83517/31/20213/18/20211PLANNING PERMITSUBMISSIONUPDATEA R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS ANDTHEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS(N) REAR ADDITION-DIFFERENTIATED FROMFRONT HOUSE PER HISTORICAL RECOMMENDATIONS(E) FRONT HOUSE-NO CHANGESINSTANTANEOUS WATER HEATERREPLACE (E) ASPHALT SHEETROOF W/ STANDING SEAM METALROOF, LIGHT GRAY COLORELEC METERGAS METERWATER SERVICEDRYER VENTBATH VENT(N) HORIZONTAL, CEMENTITIOUSWD SIDING, PTD WHITE, TYP.1X6 WD CORNER BDS(BORAL ORSIMILAR), PTD WHITE, TYP.DS/SPLASHBLOCK, TYP.(N) MARVIN, CLAD, WOOD DOUBLEHUNG WINDOWS, WHITE, W/WOOD CASING, PTD, TYP.(E) PRE-ZONING BEDROOM ADDITION TO REMAIN AS-IS EXCEPTFOR (N) ROOFING; PLEASE NOTE THE ADDITION FOLLOWS THEHISTORIC CODE BY HAVING DOUBLE HUNG WINDOWS TOMATCH THE (E) HOSUE YET THE FORM IS MINIMAL WITH A LOWPITCHED ROOF TO DIFFERENTIATE IT FROM THE PRIMARYRESIDENCE(N) ADDITION+/-18'-6 15/16"199 189209T.O. (E) SUBFLREL. 0'-0"T.O. FINISH GRADEEL. -1'-2"T.O. CEILINGPLATE HEIGHTEL. 8'-0"T.O. PLATE HEIGHTEL. 9'-6" WOOD (CEDAR-NATURAL)PERGOLAKITCHEN HOOD VENT(N) HORIZONTAL, CEMENTITIOUS WDSIDING, LIGHT GRAY, PTD, TYP.1X6 WD CORNER BDS(BORAL ORSIMILAR), PTD WHITE, TYP.SLIDING DOORS TO HAVE 1X6 WDSIDE CASING W/ 5/4X10 HEAD(BORAL OR SIMILAR), PTD WHITE,TYP.1X8 RAKE TRIM, PTD WHITE, TYP.1X3 EAVE OVER 1X6 SUBEAVE,PTD WHITE, TYP.(E) HOUSE BEYOND(E) HOUSE ROOF BEYOND-UNCHANGED(E) HOUSE BRICK CHIMNEYBEYOND-UNCHANGED(E) 6' WD FENCE/GATE BEYOND(E) HOUSE ROOF BEYOND-UNCHANGED209 ALICE GARAGE, W/ TEXTURE T111PLYWD SIDING189 ALICE GARAGE ADDITION W/ FLATROOF189 ALICE HOUSESCALE: 1/4" = 1'-0"WEST ELEVATIONSCALE: 1/4" = 1'-0"NORTH-BACK YARD ELEVATION199 '1927' FRONT HOUSE199 '1922' BACK HOUSE199 REAR ADDITIONALICE AVENUE199189209227177167155ALLEYPROPOSED - VIEW FROM ABOVE-NORTH Edwards Residence199 Alice AvenueCampbell, CA 95008-2903(APN): 412-06-058An Addition and Remodeling of theDRAWNDATESCALEJOB NO.SHEETDRAWING TITLE:SEAL:3/18/20216FILENAME2028 Edwards CD2.13.plnA4.01/4" = 1'-0"EBBUILDING SECTIONSREVISIONS BYEB650.847.83517/31/20213/18/20211PLANNING PERMITSUBMISSIONUPDATEA R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS ANDTHEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS(N) ADDITION(E) HOUSE UNCHANGED EXTERIORBACK OUTBUILDINGWOOD PERGOLANEIGHBOR GARAGE BEYONDFLAT ROOFED NEIGHBOR GARAGEADDITION BEYONDMASTER BEDROOM WING BEYONDFAMILY RM ROOF BEYONDNEIGHBOR HOUSE BEYONDNEIGHBOR HOUSE BEYONDNEIGHBOR HOUSE BEYOND9'-6"12'-2 13/16"TRUSS ROOF, TYP.SCALE: 1/4" = 1'-0"1SECTION-LIV. RM/KITCHEN/FAMILY RMSCALE: 1/4" = 1'-0"2CROSS SECTION-MBATH-FAM. RMDIAGRAM ONLYDIAGRAM ONLY ARCHITECTURAL DESIGN REVIEW HISTORIC WALKER AND ETHEL CURRY VAUGHN HOUSE 199 Alice Avenue, Campbell, CA Prepared for CITY CAMPBELL PLANNING DIVISION 70 N. First Street, Campbell, CA 95008 Prepared 3/1/21 (Final) WALKER AND ETHEL CURRY VAUGHN HOUSE 199 Alice Avenue, Campbell, CA M. SANDOVAL ARCHITECTS, INC. Date: 3/1/21 (Final) Page | 1 ARCHITECTURAL DESIGN REVIEW SUMMARY OF THE PROPOSED CONSTRUCTION WORK The owners of the property located at 199 Alice Avenue wish to renovate their home and add another 647 square-foot addition to their existing 1,173-square-foot single-story historic home located in the city’s only designated historic district. According to the drawings prepared by BRECKSTRON ARCHITECTURE/PLANNING + CONSULTING, P.O. Box 1317, Los Gatos, CA (consisting of twelve drawing sheets, last dated 8/18/20 along with revised Sheet A3.1. dated 9/14/20), the applicant appears to be proposing to maintain the visual appearance of the existing historic home visible from Alice Avenue and the non-permitted room addition, which would be placed along the west side of the home. In the architect’s drawings the proposed addition is shown extending from the existing rear gable of the original historic structure northward into the back yard of the property. It also appears that the owners intend to retain all the existing mature trees, landscaping, walkways, and patios (except that which may interfere with the new footprint of the proposed room addition), including the existing detached 480- square-foot accessory dwelling unit (ADU) structure that is located next to the alleyway. DESCRIPTION OF RESOURCE This historic single-story single-family home occupies the property located at 199 Alice Avenue in the city of Campbell and, is situated on the north side of Alice Avenue between South Third Avenue to the east and South Winchester Boulevard to the west. Known by its historic name the Walker and Ethel Curry Vaughn House, is on a rectangular 6,969-square-foot lot, that contains two buildings: the 1,173- square-foot main residence, which is located at the front third portion of the lot that faces out to Alice Avenue to the south and, at the rear and placed along the alleyway, a small 647-square-foot ADU that appears to be a converted from a once garage structure. The main residence was reportedly constructed in 1927 and is one of the existing thirty-six homes that reside within the city’s only designated historic districts. Alice Avenue was created in 1915 on a portion of the site of the fruit drying yards owned by George E. Hyde Company, a canning and fruit dehydrating plant that occupied 17 acres in Campbell. The land was originally owned and utilized by Flamming’s Fruit Dryer (1887); was then sold to Frank Buxton’s Dryer (1890), and was again sold to Campbell Fruit Grower’s Union (1892), which owned and controlled the drying yards and packing house until its sale to George Hyde in 1909. The residential subdivision Hyde Residential Park was built primarily for housing cannery workers, but George and Alice Hyde (the street’s namesake) resided there too. This home was the first constructed by Campbell builder Walker Vaughn, who constructed other homes nearby, including the California Mission style home located at 35 Alice Avenue in 1930 and 69 Alice Avenue in 1929. On occasion, the garage to this home was rented to Ainsley Cannery workers. Mrs. Ethel Curry Vaughn was born and raised in Campbell at the B.O. Curry Ranch that is in the Parr track. Walker Vaughn was also the master of the Masonic Lodge in 1935. The architectural style of the home can best be described as a bungalow house or small cottage. The house is one-story clad with a stucco exterior and is capped with a medium-sloped asphalt composition WALKER AND ETHEL CURRY VAUGHN HOUSE 199 Alice Avenue, Campbell, CA M. SANDOVAL ARCHITECTS, INC. Date: 3/1/21 (Final) Page | 2 ARCHITECTURAL DESIGN REVIEW shingle gable roof. The roof trim at each gable end of the house consists of a plain boxed cornice with eaves that extend partially around the corner barge rafter without applied frieze detailing. From the street, a prominent arched wood picture window flanked with casement sash windows at each side is within the south-facing living room wall. The horizontal eave line of the gable roof is interrupted by a shallow-pitched roof that follows the curvature of the arched-shape of the window below. To the right, a small shallow-pitched covered roof structure with a gable roof and arched louvered attic vent projects from this roof above. It is supported by two horizontal wood beams that terminate at three corner posts placed on top of a stucco base and the blank stucco wall of the dining room of the home, visually defines the main entrance to the home. The main entry door, which is located within the center of the east wall of the living room, is a stain grade stile-rail wood panel door with narrow vertical divided glass side panels on each side. A brick porch edged with short steps on two sides set in a rowlock pattern leads from the house to the concrete driveway that runs perpendicular to the street on the entire side yard of the home to the east. The blank stucco wall just to the right of the entry door extends to the east and terminates into a tripartite bay, and each of its walls has a full-length wood casement sash window that looks out to the driveway beyond. Each of these windows, along with the living room arched windows, has a similar divided grid pattern that suggests a Prairie stylistic motif. The bay is capped with a 9:12 steeply sloped hip roof that is similar to the primary gable roof above the living room, which transitions into both the roof of the entry porch and the gable roof of the original bedroom, kitchen, and utility spaces that extends outwardly towards the rear of the home. Beyond the bay, the wall continues a short distance in a northward direction, ending at the rear gable of the home. Within this wall, there are three double-hung wood sash windows of varying widths. Viewing the home from the west, a brick fireplace rises in the center of the wall and extends above the ridgeline of the living room gable roof. The brick course has been laid in a manner so that the short rectangular ends of the fireplace taper inwards slightly. Elongated double-hung wood sash windows flank each side of the fireplace. Between the north corner of the living room wall and the existing original rear end of the building, a small room addition has been added to the home (possibly at one time serving as a patio cover structure). The walls of this addition to the home are clad in stucco; the windows also appear to be double-hung as well. The very shallow-pitch shed roof starts beneath the original eave of the bedroom wall and extends perpendicular until aligning with the face of the living room west gable wall. Looking at the north façade of the home, the original gable roof that caps the kitchen, utility and bedroom spaces below, intercepts the primary front cross gable roof of the home. To the right, the shed roof of the room addition is clearly visible, extending from below the eave line. A brick utility chimney vent stack extends from the roof just left of the ridge, and on the opposite side, an elongated aluminum skylight has been inserted within the roof of the original home. In the wall below, a small exterior door is positioned at the left, and midway within this gable wall (centered with in the bedroom), there is a double-hung wood sash window, to the right and within the room addition, an exterior door and double hung sash window have been added. WALKER AND ETHEL CURRY VAUGHN HOUSE 199 Alice Avenue, Campbell, CA M. SANDOVAL ARCHITECTS, INC. Date: 3/1/21 (Final) Page | 3 ARCHITECTURAL DESIGN REVIEW At the north property line of the home and accessing the alleyway that runs between South Third Street and South Winchester Boulevard, is a detached ADU structure. It is clad in stucco and is also capped with a composition shingle gable roof at each end, which is similar to the main residence. In the architectural drawings, this structure along with most of the existing landscaping, trees, walkways, and other site features are shown to remain unaltered, and are not included as part of the scope of construction work requested under this permit application. CITY OF CAMPBELL’S HISTORIC DESIGN GUIDELINES The City Campbell’s Historic Design Guidelines are important documents to ensure that any alteration, improvement, and addition to any historic residential building is respectful of the historic qualities of these older buildings and through the use of proper preservation techniques, treatments, and practices, this allows them to adapt to new uses, and continue to remain prominent elements in the community. Despite the room addition made to the home, the Walker and Ethel Curry Vaughn House still retains much of its original integrity of location, design, workmanship, materials, and feeling, which are important in defining its historic character and which must be retained to preserve that character. And because this home is within the City of Campbell’s only Designated Historic District it is equally important to ensure that any proposed building alteration permitted for this property that would diminish historical character of the neighboring properties that make up the rest of this District as well. THE SECRETARY OF THE INTERIOR’S STANDARDS The historic Walker and Ethel Curry Vaughn House still retain much of its original design, workmanship, materials, and feeling that are important in defining its overall historic character and integrity. It is this existing integrity that is of the upmost importance to preserve. Any renovation and repair work performed on this building must be done in a manner that employs only the very best in preservation techniques, methods, and procedures. The Secretary of the Interior’s Standards for the Treatment of Historic Properties, published by the U.S. Department of the Interior National Park Service Technical Preservation Services is a document that summarizes the concepts for maintaining, repairing, and replacing historic materials, as well as designing new additions or making alterations to older historic structures. It offers guidelines for preserving, rehabilitating, restoring and reconstructing historic buildings, making general design and technical recommendations to assist in applying the standards to a property. This document provides a guiding framework for making decisions about any work or changes that might affect a historic property. THE CITY CAMPBELL’S GUIDELINES FOR HISTORIC BUILDINGS The City of Campbell Guidelines for Historic Buildings is intended to assist owners of specific properties identified on the City of Campbell’s Historic Resources Inventory in the rehabilitation and preservation of buildings without radically altering existing features that are so significant in defining the building’s architectural style and character. These guidelines parallel many of the recommendations found in the Secretary of the Interior’s Standards, and are used as a resource by the Historic Preservation Board and WALKER AND ETHEL CURRY VAUGHN HOUSE 199 Alice Avenue, Campbell, CA M. SANDOVAL ARCHITECTS, INC. Date: 3/1/21 (Final) Page | 4 ARCHITECTURAL DESIGN REVIEW the city’s staff when evaluating building applications that could affect the character of these older historic buildings within the city. GENERAL COMMENTARY The Secretary of the Interior Standard guidelines recommends the following: • A new exterior addition to a historic building should be considered in a rehabilitation project only after determining that requirements for a new or continuing use cannot be successfully met by altering non-significant interior spaces. If the existing building cannot accommodate such requirements in this way, then an exterior addition or, in some instances, separate new construction on a site may be acceptable alternatives. • A new addition must preserve the building’s historic character, form, significant materials, and features. It must be compatible with the massing, size, scale, and design of the historic building while differentiated from the historic building. • It should also be designed and constructed so that the essential form and integrity of the historic building would remain if the addition were to be removed in the future. • Placing an addition on the rear or on another secondary elevation helps to ensure that it will be subordinate to the historic building. • New construction should be appropriately scaled and located far enough away from the historic building to maintain its character and that of the site and setting. The City of Campbell’s Guidelines for Historic Buildings offer a similar recommendation: • New construction should be compatible with the architectural character of the neighborhood. Each house should be designed with a full understanding of the characteristic elements of that style selected for the home. Careful attention to scale, balance, proportion, detail, and craftsmanship must always be observed. Incorporate these elements in a tasteful and consistent manner. Avoid combining characteristics of different or unrelated styles. RECOMMENDATIONS For the most part, the applicant appears to be retaining most of the original historic fabric, design elements, and character-defining features found on the primary street elevation of the home. Unfortunately, from the prepared drawings, the actual extent of repairs, renovation work or new construction being proposed is not entirely clear. In examining the existing building exterior elevations of the home illustrated on Sheet A3.0E, and correlating these drawings with the actual conditions found at the site, there are several glaring inconsistencies, which could present a misleading falsehood, as to the magnitude of new construction work that is needed to fully implement this building project as currently represented. WALKER AND ETHEL CURRY VAUGHN HOUSE 199 Alice Avenue, Campbell, CA M. SANDOVAL ARCHITECTS, INC. Date: 3/1/21 (Final) Page | 5 ARCHITECTURAL DESIGN REVIEW Existing Room Addition: Most of these drawing inconsistencies, center around the architect’s depiction of the room addition located on the west exterior façade of the home. If you examine the West Exterior and North-Back Yard Elevation found on this sheet, the drawings show the existing shed roof beginning at the line of the existing wall plate of the original home and extending at a 2:12 roof pitch until it transitions somewhere midway between the very top ridge and the eave line of the original gable roof that caps the kitchen, utility, and bedroom below. As seen in the actual condition in the field and as shown in the photograph below, the roof of this addition does not extend above the eave line of the original home, which means the exterior wall of this room addition does not extend to the height depicted in these existing drawings of the home. This drafting error might arguably be overlooked if the room addition in question had been properly permitted by the city, and if this property was not part of the city of Campbell’s only designated historic district. However, since the city appears to have no records on this room addition, and the Walker and Ethel Curry Vaughn House does have historical importance for the city, the city staff may wish to consider if this existing small room addition to the home is appropriate in its design and placement before granting its legalization. Staff might wish to examine this room addition’s potential impact on the existing historical character of the Walker and Ethel Curry Vaughn House and decide if alterations may be necessary to better align both the existing non-permitted addition and proposed project under review with the objectives and requirements found in both the Secretary of the Interior’s Standards and the city of Campbell’s Guidelines for Historic Buildings. EXISTING EXTERIOR ELEVATIONS SHOWN ON SHEET A3.0E WALKER AND ETHEL CURRY VAUGHN HOUSE 199 Alice Avenue, Campbell, CA M. SANDOVAL ARCHITECTS, INC. Date: 3/1/21 (Final) Page | 6 ARCHITECTURAL DESIGN REVIEW PHOTOGRAPH OF SUBJECT PROPERTY FROM THE WEST The Secretary of the Interior’s Standards recommend the following: “new additions to historic buildings use the same forms, materials, and color range of the historic building in a manner that does not duplicate it, but distinguishes the addition from the original building.” The non-permitted bedroom addition currently projects within the 5’-0” side yard setback, as does the existing west wall of the living room of the home. One option for staff to consider would be to require the applicant to correct this non-conforming encroachment condition by removing that portion of the existing room addition that is within this setback. The other option may simply be to work out a compromise that would allow some encroachment within this area—only if it can be demonstrated by further research of other properties within this historic district that similar exceptions have been granted in the past and that this would not set a precedent. Whatever the outcome, it is recommended that all new room additions to this home be stepped back from the original finish wall surface. In doing WALKER AND ETHEL CURRY VAUGHN HOUSE 199 Alice Avenue, Campbell, CA M. SANDOVAL ARCHITECTS, INC. Date: 3/1/21 (Final) Page | 7 ARCHITECTURAL DESIGN REVIEW so, both the new and the old portions of the building will be greater delineated from one another, and in turn, lessen the visual impact on the historic character of the home. Architectural Character Checklist/Questionnaire: It is recommended that the property owner and the applicant’s architect complete the 6-page City of Campbell Historic Preservation Evaluation form and included this with their application. In filling out this checklist, they will gain a better understanding of the significant aspects of their building along with its setting and what design elements and features that are essential to maintaining their building’s historic character and integrity. Preservation Guidelines: It is important that the applicant familiarize him or herself with The Secretary of the Interior’s Standards for the Treatment of Historic Properties and Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings and consult with a preservation professional early in the development of this project. It is extremely important to follow these guidelines in the decision-making process and the development of design documents and drawings for a construction project on a historic building. These guidelines establish the framework in which the project emerges and is constructed. They are intended to aid in applying the Secretary of the Interior’s Standards to all types of historic building; although they not provide case-specific advice or address exceptions or unusual conditions, they do address both exterior and interior work on historic buildings. The approaches to work treatments and techniques that are consistent with The Secretary of the Interior’s Standards for the Treatment of Historic Properties are listed in the “Recommended” column on the left; those that are inconsistent with the Standards are listed in the “Not Recommended” column on the right. There are four sections, each focusing on one of the four treatment standards: Preservation, Rehabilitation, Restoration, and Reconstruction. Each section includes one set of standards, with accompanying guidelines that are to be used throughout the course of a project. PRESERVATION is defined as the act or process of applying measures necessary to sustain the existing form, integrity, and materials of an historic property. Work, including preliminary measures to protect and stabilize the property, generally focuses on the ongoing maintenance and repair of historic materials and features rather than on extensive replacement and new construction. New exterior additions are not within the scope of this treatment. The Standards require retention of the greatest amount of historic fabric along with the building’s historic form. Preservation may be appropriate if distinctive materials, features, and spaces are essentially intact and convey the building’s historical significance. If the building requires more extensive repair and replacement, or alterations or additions are necessary for a new use then rehabilitation is probably the most appropriate treatment. REHABILITATION is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features that convey its historical, cultural, or architectural values. The rehabilitation standards acknowledge the need to alter or add to a historic building to meet continuing or new uses, while retaining the building’s historic character. WALKER AND ETHEL CURRY VAUGHN HOUSE 199 Alice Avenue, Campbell, CA M. SANDOVAL ARCHITECTS, INC. Date: 3/1/21 (Final) Page | 8 ARCHITECTURAL DESIGN REVIEW RESTORATION is defined as the act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period. The restoration standards allow for the depiction of a building at a particular time in its history by preserving materials, features, finishes, and spaces from its period of significance and removing those from other periods. RECONSTRUCTION is defined as the act or process of depicting, by means of new construction, the form, features, and detailing of a non-surviving site, landscape, building, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location. The reconstruction standards establish a limited framework for recreating a vanished or non-surviving building with new materials, primarily for interpretive purposes. Choosing the most appropriate treatment requires making careful decisions about a building’s historical significance, as well as taking into account a number of other considerations, such as the actual level the building’s significance, condition, intended end, and building code or other regulation requirements. Standards for Preservation: The applicant should prepare a comprehensive description that identifies the extent of all construction that is to be undertaken in areas that might affect the primary street façade and portions of the building’s side elevations that may be seen from Alice Avenue. This information should be clear and unambiguous, and should correlate with both the architectural and structural drawings for this project. It should also describe the limits of the areas from which the extant historic material, features, and architectural components are anticipated to be removed, along with full descriptions of all proposed preservation methods and treatments (consistent with the Secretary of the Interior Standards) that will be employed during the construction phase of the project. Special attention should be paid to the proposed preservation treatments that will be used on the project’s existing stucco, brick masonry chimney and original wood sash windows. Submittals: Representative samples and full-scale tracings of all existing materials that are to be matched in like kind (e.g., trim boards, bevel siding, window sash, etc.) should be submitted to the city for comparison with the proposed replacement samples in order to determine suitability and match in appearance before they are purchased and installed. Monitoring of the Project: Periodic monitoring and inspection during the course of the construction process should be implemented by the city, to ensure that all agreed upon preservation measures, methods and materials found in the project’s design documents are correctly being implemented. This oversight should be carried out by a third-party professional in concert with the city staff, property owner and the builder. Having this arrangement in place at the beginning of the construction operation is of immeasurable benefit particularity if unforeseen conditions arise that may require a process and a means to which the owner can turn for guidance and advice for find the best end solution. At a minimum, this oversight should begin early on in this project’s development, before the demolition phase. During this phase, decisions can be made regarding exactly which areas and parts of the existing home should be removed and which should be kept in place. The demolition operation can commence WALKER AND ETHEL CURRY VAUGHN HOUSE 199 Alice Avenue, Campbell, CA M. SANDOVAL ARCHITECTS, INC. Date: 3/1/21 (Final) Page | 9 ARCHITECTURAL DESIGN REVIEW once these agreements are made, and should be periodically monitored to ensure that the extant historic material that is to remain is properly protected from damage or accidental removal. After this phase of the project the monitoring should continue in the form of the general review and approval of all submittals required by staff for this project and periodic field observations during the foundation and rough framing inspection signoffs by the Building Department. Once these milestones have been completed, further monitoring should also include both the repair and/or replacement of any other character-defining features of the home (e.g., masonry brick, stucco, roof fascia and eave trim boards, etc.), to ensure that all preservation methods and treatment work is carried out in a satisfactory manner. Before the final inspection is issued for the project, the members of the Historic Preservation Board and Planning Staff who have been responsible for the field monitoring of the project should perform one last inspection of the project to ensure that all final work has been completed in a satisfactory manner. CONCLUSION Although the applicant’s architect has created a well-thought-out design for the remodeling of the home, the current drawings do not present a full and accurate picture of both the existing conditions and features found on this building or the actual magnitude of repair and reconstruction work required to complete this project as illustrated. This lack of accuracy and, in particular, depiction of existing features that do not exist in reality, only compounds the confusion and makes the task of trying to decipher what extant historic fabric is to be preserved, removed, reconstructed, or replaced more difficult. In addition, these drawings should also state what methods and preservation treatments will be used during the construction process otherwise, these drawings provide an incomplete picture of the actual extent of repair, renovation and new construction work is to be performed. Having this additional information is of paramount importance to ensure that all work performed on this project is carried out in the manner consistent with recommendations found in both the Secretary of the Interior’s Standards for the Treatment of Historic Properties and Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings and the City of Campbell’s Historic Design Guidelines. If the applicant wishes to work with the city staff to resolve the outstanding issue of the non-permitted room addition and revise their drawings to clarify the concerns raised above, then the applicant should provide a cover letter responding to each concern and include this with their resubmittal application for another review by this office. PLN-2020-116 199 Alice Ave, Campbell, CA Page 1 Beckstrom Architecture + Interiors PO Box 1317, Los Gatos, CA 94030 650 847-8351 E: Eric@BeckstromArchitecture.com March 18, 2021 To: Daniel Fama, Senior Planner Community Development Department 70 North First Street Campbell, CA 95008-1423 Re: File No: PLN-2020-116 Address: 199 Alice Avenue Application: Historic Resource Alteration Permit Architect’s Professional and Historical Background 1. Prior Historic projects (partial list) a. Winchester, England village, circa 1250; assisted David Trussler, Architect, in renovation plans and drawings for Historic Church, Rebuilding the tower and other renovations to National Trust standards. b. London, England, 4 Millbank, Westminster, 1914; Omrania UK Architects, renovations (near the Houses of Parliament on the Thames) i. In 1914-16 architects John W. Simpson and Maxwell Ayrton designed and built 4 Millbank, a six-story Neoclassical office building for the Offices of the Crown Agents for the Colonies. This structure has since been converted into multi-let office building with a central, glass-roofed atrium c. San Francisco, 1772 Vallejo Street, 1875; registered historic landmark. Renovation and Addition. Gast and Associates Architects. Permit approval from the SF Historical Board for 4 story, French Second Empire conversion from offices back to a single family home with addition i. A city landmark, 1772 Vallejo Street includes a wine cellar, media room, garden cottage and exercise room. Here is one of two parlors, which features a fireplace and chandelier. https://www.sfgate.com/business/article/1772-Vallejo-St-San-Francisco-3281594.php d. San Francisco, 1926, 540 El Camino Del Mar, renovation and addition, Gast and Associates Architects e. Santa Clara, CA, 1925; 393 Jefferson St. (next to 373 Jefferson, 1840’s Berryessa Adobe-the oldest house in Santa Clara) restoration/reconstruction, f. Palo Alto, 1936; 2150 Cowper, historic house renovations/addition permitting g. Santa Cruz, 1926, 2030 East Cliff Drive, historic beach house renovation/addition, https://www.sfgate.com/realestate/slideshow/Santa-Cruz-records-its-highest-residential-sale- 206580.php h. Rockport Maine, 1856; 86 Pascal Avenue, Church renovations into Art Gallery i. Rockport Maine, 1850; 159 Russel Ave, Maine Ship’s captain house renovations/additions, j. Camden, Maine, 1903; 35 Neillehaven Drive, Maine Ship’s captain house renovations/additions k. Flyinge Vingard, Sweden, 1890; Swedish Farmhouse renovations/additions GENERAL COMMENTARY The Secretary of the Interior Standard guidelines recommends the following: • A new exterior addition to a historic building should be considered in a rehabilitation project only after determining that requirements for a new or continuing use cannot be successfully met by altering non-significant interior spaces. If the existing building cannot accommodate such requirements in this way, then an exterior addition or, in some instances, separate new construction on a site may be acceptable alternatives. PLN-2020-116 199 Alice Ave, Campbell, CA Page 2 Response: Affirmative – Prior to zoning, The first dwelling on the lot was the rear outbuilding built in 1922 as the primary residence until the lot was sold in 1927. In 1927 the one-story, 1-bedroom house was built in front which has 1,173 total sf with a small 75, sf Kitchen. At later date a previous owner built an additional bedroom that is aligned with the left exterior wall. It is constructed with stucco to match the existing house and wood double-hung windows. This addition has a low pitch roof, somewhat like the front porch roof and the addition is tucked behind the main front gable form. The current owner wishes to construct an addition on the back of the house, to accommodate a larger kitchen, new master suite and small family room. As mentioned above the Lot already has an outbuilding built in 1922 as the original dwelling on the lot. There is no room on the lot for a separate building on the lot nor is it allowed. Although many of the other Alice Avenue lots have a multitude of outbuildings which seem to have been constructed before zoning was adopted. Many of the other houses also have additions of various forms, massing, and character which also appear to be pre- zoning. • A new addition must preserve the building’s historic character, form, significant materials, and features. It must be compatible with the massing, size, scale, and design of the historic building while differentiated from the historic building. Response: Affirmative - The exterior of the existing houses is to be completely maintained except for the replacement removal of (2) vinyl window and installation of a wood window, Kitchen window #2 to match the profile of Kitchen window #1. The Exterior casing is to remain unchanged. The new rear addition is compatible with both the house and existing outbuilding in form, massing, materials and while also being differentiated, please see the plans and elevations. • It should also be designed and constructed so that the essential form and integrity of the historic building would remain if the addition were to be removed in the future. Response: Affirmative - The existing house is maintained on the front and the 2 sides. If the new addition were removed the existing house would remain. • Placing an addition on the rear or on another secondary elevation helps to ensure that it will be subordinate to the historic building. Response: Affirmative - The new addition is to be constructed on the rear. • New construction should be appropriately scaled and located far enough away from the historic building to maintain its character and that of the site and setting. Response: Affirmative - The new addition is to be constructed solely on the rear. The new addition is scaled to be compatible with both the existing house and outbuilding as well as the neighborhood fabric. The design maintains the character of the site and setting as is apparent in the plans. The City of Campbell’s Guidelines for Historic Buildings offer a similar recommendation: • New construction should be compatible with the architectural character of the neighborhood. Each house should be designed with a full understanding of the characteristic elements of that style selected for the home. Careful attention to scale, balance, proportion, detail, and craftsmanship must always be observed. Incorporate these elements in a tasteful and consistent manner. Avoid combining characteristics of different or unrelated styles. PLN-2020-116 199 Alice Ave, Campbell, CA Page 3 Existing Room Addition: Response: Affirmative - The new construction is compatible with the architectural character of the neighborhood. The new addition adopts details, fenestration (double hung windows) and siding of both structures on the lot: the earlier 1922 rear out building and the 1927 front residence. The builder/developers of the 199 Alice primary dwelling also built 2 other houses on the Alice block as spec. homes. It is evident from observation of the 199 Alice structures, that most are small, lightly detailed as would be typical for developer-built spec. homes. See further info below: ‘The architectural styles evident in the Alice Avenue neighborhood consist of conventional, modest residential designs typical of single-family construction from the early- to mid-twentieth century. None of the houses exhibits extraordinarily high-style architectural design; however, many of the buildings feature distinctive characteristics of recognized styles. Some of the houses are more vernacular in nature, with very limited stylistic elements. The houses in the Alice Avenue neighborhood include examples of the Craftsman Bungalow, Colonial Revival, Tudor Revival, Spanish Eclectic, Minimal Traditional, and Ranch styles. is to be constructed solely on the rear. The new addition is scaled to be compatible with both the existing house and outbuilding as well as the neighborhood fabric. The design maintains the character of the site and setting.’ Source: ALICE AVENUE HISTORIC DISTRICT CONTEXT STATEMENT, December 11, 2003 Architectural Character Checklist/Questionnaire: PRESERVATION is defined as the act or process of applying measures necessary to sustain the existing form, integrity, and materials of an historic property. Work, including preliminary measures to protect and stabilize the property, generally focuses on the ongoing maintenance and repair of historic materials and features rather than on extensive replacement and new construction. New exterior additions are not within the scope of this treatment. The Standards require retention of the greatest amount of historic fabric along with the building’s historic form. Preservation may be appropriate if distinctive materials, features, and spaces are essentially intact and convey the building’s historical significance. If the building requires more extensive repair and replacement, or alterations or additions are necessary for a new use then rehabilitation is probably the most appropriate treatment. Response: Affirmative – The existing house will remain as is and be improved by removing (2) non-original vinyl windows in the Kitchen with the installation of new wd sashes to match Kitchen window #1. There are no exterior changes to the existing house. REHABILITATION is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features that convey its historical, cultural, or architectural values. The rehabilitation standards acknowledge the need to alter or add to a historic building to meet continuing or new uses, while retaining the building’s historic character. Response: Affirmative – The existing house will remain as is, see note above. RESTORATION is defined as the act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period. The restoration standards allow for the depiction of a building at a particular time in its history by PLN-2020-116 199 Alice Ave, Campbell, CA Page 4 preserving materials, features, finishes, and spaces from its period of significance and removing those from other periods. Response: Affirmative – The existing house will remain as is, see notes above. RECONSTRUCTION is defined as the act or process of depicting, by means of new construction, the form, features, and detailing of a non-surviving site, landscape, building, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location. The reconstruction standards establish a limited framework for recreating a vanished or non-surviving building with new materials, primarily for interpretive purposes. Response: Affirmative – The existing house will remain as is, see notes above. PLN-2020-116 199 Alice Ave, Campbell, CA Page 5 Architectural Questionnaire 1. Shape What is there about the form or shape of the building that gives the building its identity? Is the shape distinctive in relation to the neighboring buildings? Is it simply a low, squat box, or is it a tall, narrow building with a corner tower? Is the shape highly consistent with its neighbors? Is the shape so complicated because of wings, or ells, or differences in height, that its complexity is important to its character? Conversely, is the shape so simple or plain that adding a feature like a porch would change that character? Does the shape convey its historic function as in smoke stacks or silos? Notes on the Shape or Form of the Building: Response: Please see A3.1E which has a 3D diagram and explains some of the forms. The house is an amalgamation of different styles. The house looks like it was put together by combining different forms, massing and fenestration from a pattern book of different styles. The house was most likely designed by the owners who were part time, builder/developers on Alice Avenue. They had other full-time jobs than designing and building the houses (see attached Alice Ave. History). The house has a steep pitched front cross gable which has Jugenstil/Art Noveau style central arched window with Prairie Style dividers. There is a low pitch shed/hip entry porch with a brick floor. Behind that is a faceted Dining Rm bay with a steep pitch, almost Victorian turret roof on top. It appears this roof was made tall in order to ‘stop’ form of the main rear gable which is perpendicular to the front gable. If the main rear gable form had come all the way to the front elevation it would have produced a very odd roof intersection/collision at the above the front porch. The Dining Room Bay has full height casement windows with a prairie style dividers which are curious given the Victorian style steep roof above and the Art Noveau arched window in the front. It literally looks like they cut and pasted these design inspirations from different styled houses. The irony is that these forms occur on a very small one-story house. 199 Alice is by far the smallest house on the block, many houses are 2-4x larger and most of the other houses have much larger and many outbuildings. Many decades ago, a previous owner added one more bedroom which is typical. This bedroom addition shed roof tucks in under the existing main gable eave. The left gable and the bedroom addition both have wood double hung windows. The left gable is centered with a simple, tapered brick chimney, flanked by two double hung windows. 2. Roof and Roof Features Does the roof shape or its steep (or shallow) slope contribute to the building's character? Does the fact that the roof is highly visible (or not visible at all) contribute to the architectural identity of the building? Are certain roof features important to the profile of the building against the sky or its background, such as cupolas, multiple chimneys, dormers, cresting, or weather vanes? Are the roofing materials or their colors or their patterns (such as patterned slates) more noticeable than the shape or slope of the Notes on the Roof and Roof Features: Response: See response #1 above. From the street the new form will follow the typical American domestic addition patterns. 3. Openings PLN-2020-116 199 Alice Ave, Campbell, CA Page 6 -Is there a rhythm or pattern to the arrangement of windows or other openings in the walls; like the rhythm of windows in a factory building, or a three-part window in the front bay of a house; or is there a noticeable relationship between the width of the window openings and the wall space between the window openings? Are there distinctive openings, like a large arched entranceway, or decorative window lintels that accentuate the importance the window openings, or unusually shaped windows, or patterned window sash, like small panes of glass in the windows or doors, that are important to the character? Is the plainness of the window openings such that adding shutters or gingerbread trim would radically change its character? Is there a hierarchy of facades that make the front windows more important than the side windows? What about those walls where the absence of windows establishes its own character? Notes on the Openings: Response: See response #1 above. The windows are mixed with Arched top, casement, double hung, some with prairie dividers, most without any dividers. The window types are quite varied for such a small house. The pattern is that there is no pattern or rhythm to the house fenestration as a whole. The new rear addition will have compatible yet simpler without dividers, double hung windows, two awnings above the doors facing the rear yard and 2 triple slider doors facing the rear yard. From the street the windows will be complementary with the rest of the house. 4. Projections Are there parts of the building that are character defining. because they project from the walls of the building like porches, cornices, bay windows, or balconies? Are there turrets, or widely overhanging eaves, projecting pediments or chimneys? Notes on the Projections: Response: There are no projections. 5. Trim and Secondary Features Does the trim around the windows or doors contribute to the character of the building? Is there other trim on the walls or around the projections that, because of its decoration or color or patterning contributes to the character of the building? Are there secondary features such as shutters, decorative gables, railings, or exterior wall panels? Notes on the Trim and Secondary Features: Response: There trim around the windows is unremarkable, 1x3 side and head casing, picture framed with a simple profile and simple 1 ¼” sill projecting 1” beyond the sides of the casing. 6. Materials Do the materials or combination of materials contribute to the overall character of the building as seen from a distance because of their color or patterning, such as broken faced stone, scalloped wail shingling, rounded rock foundation walls, boards and battens, or textured stucco? Notes on the Materials: Response: The front house has painted stucco walls.roof has modern Architectural Asphalt shingles. The older rear house/outbuilding has wd clapboards and small brackets on the rakes. 7. Setting PLN-2020-116 199 Alice Ave, Campbell, CA Page 7 What are the aspects of the setting that are important to the visual character? For example, is the alignment of buildings along a city street and their relationship to the sidewalk the essential aspect of its setting? Or, conversely, is the essential character dependent upon the tree plantings and out buildings, which surround the farmhouse? Is the front yard important to the setting of the modest house? Is the specific site important to the setting such as being on a hilltop, along a river, or, is the building placed on the site in such a way to enhance its setting? Is there a special relationship to the adjoining streets and other buildings? -Is there a view? Is there fencing, planting, terracing, walkways or any other landscape aspects that contribute to the setting? Notes on the Setting: Response: The setting is a simple fabric of one-story homes on the East side of Alice Ave and one and two-story homes on the opposite side. As stated in the history of Alice Avenue, the homes do not have significant detailing or forms. They are simple cottages/houses with fairly uniform front setbacks and varying side setbacks. The land is very flat. There are no proposed changes to the lot in front or sides from the existing house forward. This lot is different in that the other houses are larger and have larger and more outbuildings of a multitude of shapes and styles. STEP Two 8. Materials at Close Range Are there one or more materials that have an inherent texture that contributes to the close range character, such as stucco, exposed aggregate concrete, or brick textured with vertical grooves? Or materials with -inherent colors such as smooth orange colored brick with dark spots of iron pyrites, or prominently veined stone, or green serpentine stone? Are there combinations of materials, used in juxtaposition, such as several different kinds of stone, combinations of stone and brick, dressed stones for window lintels used in conjunction with rough stones for the wall? Has the choice of materials or the combinations of materials contributed to the character? Notes on the Materials at Close Range: Response: There trim around the windows is unremarkable, as stated above. The painted, stucco is pebbly and of medium quality. The rear, older building has typical wood clapboard siding, painted. The street has a combination of stucco and clapboard structures, while some outbuildings have texture T111 plywood siding, etc. 9. Craft Details Is there high-quality brickwork with narrow mortar joints? Is there hand tooled or patterned stonework? Do the walls exhibit carefully struck vertical mortar joints and recessed horizontal joints? Is the wall shingle work laid up in patterns or does it retain evidence of the circular saw marks or can the grain of the wood be seen through the semitransparent stain? Are there hand split or hand-dressed clapboards, or machine smooth beveled siding, or wood rusticated to look like stone, or Art Deco zigzag designs executed in stucco? Almost any evidence of craft details, whether handmade or machine-made, will contribute to the character of a building because it is a manifestation of the materials, of the times in which the work was done, and of the tools and processes that were used. It further reflects the effects of time, of maintenance (and/or neglect) that the building has received over the years. All of these aspects are a part of the surface qualities that are seen only at close range. Notes on the Craft Details: Response: There are not high quality craft details. The houses look like modest, spec. built houses at the low end of the market. PLN-2020-116 199 Alice Ave, Campbell, CA Page 8 Criteria for Historical Signifance In Campbell Check all criteria that apply for significance. 1. Review criteria for historic resource inventory property or landmark. A. Historical •and cultural significance. NO i. It exemplifies or reflects special elements of the city's aesthetic, architectural; cultural, economic, engineering, political or social history; NO ii. It is identified with persons, or events significant in local, state, or federal history; NO iii. It embodies distinctive characteristics of a method, period, style, or type of construction, or is a valuable example of the use of: indigenous materials or craftsmanship; or NO iv. It is representative of the notable work of an architect, builder, or designer. B. Architectural; engineering, and historical: significance. NO i.- The construction materials or engineering. methods used in the proposed historic resource inventory property or landmark are unusual or significant or uniquely- effective; or MAYBE-ONLY THE ARCHED WINDOW ii. The overall effect of the design of the proposed historic resource inventory property or landmark is unique, or its details- and materials are unique, or unusual. C. Neighborhood and geographic setting, NO i. It materially benefits the historic character of the neighborhood; NO ii. Its location represents an- established and familiar visual' feature of the neighborhood, community, or city. 2. Additional review criteria for historic district. A.- Neighborhood and-geographic setting. NO i. It is a geographically definable area, urban or rural, possessing a. significant concentration or continuity of objects, sites, or structures unified by past-events; or aesthetically by plan of physical development; or NO ii. The collective value of: the historic district taken together may be greater than the value of each individual structure. Please call or email with any follow up questions. Thanks. Sincerely, Eric A. Beckstrom PLN-2020-116 199 Alice Ave, Campbell, CA Page 9 President/Architect B20-160 REV 1, INTWEST CLSG20-0002 1890 Mora Ave., Calistoga, CA Page 10 of 10