UP - House Move - 2001MINUTES
5:30 p.m. - Monday
DOETSCH CONFERENCE ROOM
August 6, 2001
CALL TO ORDER
Chairperson Blake called the Historic Preservation Board meeting of Monday, August 6, 2001, at 5:30
p.m. to order, in the Doetsch Conference Room, located at 70 North First Street, Campbell, California,
and the following proceedings were had to wit.
ROLL CALL
Board Members Present:
Susan Blake, Chair
Joanna Herz
David Larson
Excused Absences:
David McParland, Vice Chair
Unexcused Absences:
Laura Taylor Moore
Staff Members Present:
GeoffBradley, Senior Planner
Kristi Bascom, Planner I
Guests:
John Peters
Berry Blaine
APPROVAL OF MINUTES
The minutes were not considered due to lack of quorum of members who attended previous meetings.
ORAL REQUESTS
Berry Blaine, owner of the historic home at 91 S. Fourth Street, requested information of the Board
regarding applying for Historic Landmark status. Mr. Blaine had several questions regarding the impact
of Landmark status on the family's ability to make alterations to the property. The members of the Board
provided some feedback and Staff agreed to send him a list of the names and addresses of other Landmark
property owners, a copy of the Historic Preservation Ordinance, as well as a copy of the Secretary of the
Interior's Standards for Rehabilitation of Historic Properties.
Historic Preservation Boara Meeting Minutes
August 6, 200 I
~age. 2
ANNOUNCEMENTS/COMMUNI CA TI ON
The Chair received a thank you from Bob Pedretti at the Campbell History Museum for her efforts to
salvage articles from the new public parking garage site.
UNFINISHED BUSINESS
1. Certified Local Government Program: Staff stated that the City's CLG application is being held
up while we wait for the resumes of two final Boardmembers. Until those are received, consideration
of the City's application is on hold.
NEW BUSINESS
1. Review Modification to Use Permit application PLN2001-56 for addition of a half-story, roof
dormer and a raised roofline to the Whitney House, which was recently relocated from 175 E.
Campbell Ave. to 109 S. Fourth Street.
The Applicant reviewed the changes proposed to the house and discussed various roofline alternatives
with the Board. After some discussion, the Board made a unanimous recommendation to approve the
modifications to the roofline as deemed appropriate by the applicant to the satisfaction of the
Community Development Director.
2. Heritage Tree Update. The Chair updated the Board on the progress she and Boardmember Larson
have made in identifying trees for a citywide tree survey.
3. Discussion of Historic Resources Inventory. Staff updated that Board on the progress to date on
reviewing the proposed additions to the Historic Resources Inventory. Staff informed the Board that
the proposed additions are to be reviewed in full detail at the next HPB meeting.
ADJOURNMENT
The Historic Preservation Board adjourned at 6:30 p.m. to the next meeting scheduled for 5:30 p.m. on
Wednesday, August 22, 2001.
PREPARED BY:
Kristi Bascom, Planner I
APPROVED BY:
Susan Blake, Chair
HISTORIC PRESERVATION BOARD
AGENDA
City of Campbell, 70 North First Street, Campbell, California
Special Meetine of the Historic Preservation Board
Mondav. AU2ust 6. 2001. 5:30 p.m.. Ralph Doetsch Conference Room
CALL TO ORDER
Chairperson Blake
ROLL CALL
Staff Representative
MINrTES
Approval of Minutes frorn June 4th, June 27th, and July 25th, 2001.
ORAL REQUESTS
A.i'{N 0 UNCEMENTS/COMMUNICA TIONS
UNFThlSHED BUSINESS
1. Certified Local Government program update (Staff)
NEW BUSINESS
I. Review a Modification to Use Permit application PLN2001-56 for addition of a half-story,
roof dormer and a raised roofline to the Whitney House, which was recently relocated from 175
E. Campbell Ave. to 109 S. Fourth Street. The house is on the City's Historic Resources
Inventory. At the request of the applicant, this item is being referred to the Board for a
recommendation to the Community Development Director. (Applicant/Staff)
2. Heritage Tree Update. (Chair)
3. Discussion of Historic Resources Inventory. (Staff)
ADJOl'RNMENT
Adjourn to the meeting of Wednesday, August 22, 2001, at 5:30 p.m., City Council Chambers, 70
North First Street, CampbelI, California.
In compliance witlt 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 Kristi Bascom at the Community Development Department at (408) 866-
2142.
June 13,2001
John & Valene Peters
118 S. Fourth Street
Campbell, CA 95008
Re:
PLN2001-56 - 109 S. Fourth Street - Use Permit to Move Whitney House
Dear Applicant:
Please be advised that at its meeting of June 12,2001, the Planning Commission adopted
Resolution No. 3356 approving a Conditional Use Permit to allow the relocation and
renovation of the Whitney House onto the above-referenced property.
This approval is effective in ten days, unless appealed in writing to the City Clerk.
California Code of Civil Procedure, Section 1094.6, governs the time within which
judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
~ l ~. b ~~ w vV'----
Kristi Bascom
Planner I
cc:
Frank Mills, Building Department
Chris Veargason, County Fire Department
Harold Housley, Public Works Department
70 North First Street. Campbell, California 95008.1423 . TEL 408.866.2140 . FAX 408.866.8381 . TDD 408.866.2790
RESOLUTION NO. 3355
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT (PLN2001-56) TO ALLOW THE MOVE AND
RESTORATION OF AN HISTORIC RESIDENCE (THE WHITNEY
HOUSE) FROM 175 E. CAMPBELL AVENUE ONTO PROPERTY
LOCATED AT 109 S. FOURTH STREET IN A PD (PLANNED
DEVELOPMENT). APPLICATION OF JOHN AND VALERIE
PETERS. FILE NO. PLN2001-56.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2001-56:
1. The development of the proposed project will result in a use that is consistent with the
General Plan designation of residential uses for this area.
2. The proposed project consists of relocation and restoration of a historic residence from its
original location at 175 E. Campbell Avenue to the subject property at 109 S. Fourth Street to
replace an existing 796 square foot residence.
3. The proposed project will consist of a 2,944 square feet (1,472 sq. ft. first floor + 1,472 sq. ft.
basement) residence, estimated to have been built in 1925 and has a classic
Craftsman/California bungalow design.
4. The proposed building would cover 20.6% of the lot area; paving would cover 38.7% of the
lot area; and landscaping would cover 40.7% of the lot area.
5. The net lot area of the project site is approximately 9,200 square feet; and under a
conventional residential zoning district would accommodate at least one residential unit.
6. The development of the proposed project will result in a use that is consistent with the P-D
(Planned Development) Zoning District, as required per the Zoning Ordinance.
7. The surrounding uses consist of residential to the north and east, commercial to the west and
a church to the south, creating a mixture of architectural styles. The proposed project is
architecturally compatible with the surrounding neighborhood.
8. The proposed project is compatible with the adjacent neighborhood and residential uses.
9. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Planning Commission ResolUtion No. 3355
PLN2001-56 - 109 S. Fourth Street - Use Permit - Relocation of Whitney House
Page 2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and use is compatible with the General Plan of the City, will aid
in the hannonious development of the immediate area, and allows for the preservation and
restoration of a historic residential structure.
2. The proposed development is consistent with the City's Zoning Ordinance.
3. The proposed development and uses will result in a more desirable environment and use of
land than would be possible under any other zoning classification.
4. The proposed development will not be detrimental to the health, safety, or welfare of the
neighborhood or of the City as a whole.
5. The proposed development will not result in allowing more residential units than would be
allowed by other residential zoning districts which are consistent with the general plan
designation ofthe property.
6. The establishment, maintenance, or operation of the use applied for will not be detrimental to
the health, safety, peace, morals, comfort or general welfare of persons residing or working
in the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the city.
7. The proposed site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping and other development features required in order
to integrate said use with uses in the surrounding area.
8. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
9. The proposed use is compatible with the uses in the area.
10. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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:
Planning Commission Resolution No. 3355
PLN2001-56 - 109 S. Fourth Street - Use Pennit - Relocation of Whitney House
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
1. Project Approval: Approval is granted for a Site and Architectural Pennit (PLN2001-56)
allowing development on property located at 109 S. Fourth St. consisting of the relocation of
the Whitney House from 175 E. Campbell Avenue, the construction of a full basement
underneath the structure, and the development of related parking and landscape areas. The
building designs and site design shall substantially confonn to the set of plans received by
John Peters on May 7, 2001, including building elevations and site plan for the 2,944 square
foot building, except as may be modified by the Conditions of Approval herein:
2. Site and Architectural Pennit Approval: The Site and Architectural Pennit approval shall be
valid for a period of one year from the date of final approval. Within this one-year period, a
building pennit must be obtained and construction completed one year thereafter or the Site
and Architectural Pennit shall be void.
3. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code.
4. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. Any vacant existing
structures shall be secured, by having windows boarded up and doors sealed shut, or be
demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Unifonn
Fire Code).
5. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
6. Landscaping: The applicant shall submit a detailed landscape and irrigation plan to be
reviewed and approved by the Community Development Director prior to issuance of any
building pennits for the site.
BUILDING DIVISION
7. Pennits Required: A building pennit application shall be required for each proposed
relocation of the existing structure. The building pennit shall include
ElectricaVPlumbinglMechanical fees when such work is part of the pennit.
8. Plan Preparation: Portions of this project will require plans prepared under the direction and
oversight of a California licensed Engineer or Architect. These plans shall be "wet stamped"
and signed by the qualifying professional person.
9. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building pennit.
10. Size of Plans: The minimum size of construction plans submitted for building pennits shall
be 24 in. X 36 in.
Planning Commission Resolution No. 3355
PLN2001-56 - 109 S. Fourth Street - Use Permit - Relocation of Whitney House
Page 4
11. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building
Official, containing foundation and retaining wall design recommendations shall be
submitted with the building permit application. This report shall be prepared by a licensed
engineer specializing in soils mechanics.
12. 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.
13. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report and the building pad elevation and on-site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
14. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. 8Y2 X 11 calculations shall be submitted as
well.
15. Special Inspections: When a special inspection is required by u.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with u.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms £Tom
the Building Inspection Division Counter.
16. Water Pollution Control: The City of Campbell, standard Santa Clara Valley Non-point
Source Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
17. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the School
District payment form from the City Building Division, after the Division has approved
the building permit application.
Planning Commission Resoultion No. 3355
PLN2001-56 - 109 S. Fourth Street - Use Pennit - Relocation of Whitney House
Page 5
d. Bay Area Air Quality Management District (Demolitions Only)
PUBLIC WORKS DEPARTMENT
18. Proof of Ownership: Prior to issuance of any grading, drainage, or building pennits for the
site, the applicant shall provide a current preliminary title report, grant deed, or other
satisfactory proof of ownership.
19. Street Improvements: Prior to issuance of any grading or building pennits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay fees, post security and
provide insurance necessary to obtain an encroachment pennit for construction of the
standard public street improvements, as required by the City Engineer. The fee for a non-
utility encroachment pennit is $245.00. The plans shall include the following:
a. Removal of existing driveway approach,
b. Reconstruction of contiguous driveway approach to north,
c. Construction of new ADA compliant residential driveway approach,
d. Removal of existing public sidewalk and construction of new separated sidewalk,
e. Repair of existing curb and gutter, as necessary,
f. Construction of confonns to existing public and private improvements, as necessary.
20. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
21. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, pennitting, and fee requirements of the serving utility
companIes.
22. Utility Installation Plan: Prior to issuance of building pennits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets,
which have been resurfaced within the previous 5 years, will require boring and jacking for
all new utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
23. Storm Drain Area Fee: Prior to issuance of any grading or building pennits for the site, the
applicant shall pay the required Stonn Drain Area fee, which is $2,000 per acre.
24. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) pennitting requirements and the California Stonn Water Best Management
Practices handbook prepared by the Stonn Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Stonn Water Pollution
Prevention.
Planning Commission ResolUtion No. 3355
PLN2001-56 - 109 S. Fourth Street - Use Permit - Relocation of Whitney House
Page 6
25. H()1J~p Mnv;ng Arrrnv~I' The applicant shall obtain approval from the Public Works
Department prior to moving the house at 175 E. Campbell Avenue into the public right-of-
way.
26. Sitp PI~n' Upon submittal of a formal application, the developer shall provide a complete and
accurate Site Plan in accordance with the Planning Division's checklist.
PASSED AND ADOPTED this 12th day of June, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Francois, Hernandez, Jones, Lindstrom and Lowe
None
Gibbons
None
APPROVED:
Mel Lindstrom, Chair
ATTEST:
Sharon Fierro, Secretary
STAFF REPORT - PLANNING COMMISSION MEETING OF
JUNE 12, 2001
PLN2001-56
Peters, J.
Public Hearing to consider the application of Mr. John Peters for approval of a
Use Permit (PLN2001-56) to allow the relocation and restoration of a historic
residence (the Whitney House) on property located at 109 S. Fourth Street in a
P-D (Planned Development) Zoning District.
ST AFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Use Permit to allow
the relocation and restoration of a historic residence (the Whitney House), subject to the
attached conditions of approval.
ENVIRONMENT AL DETERMINATION
This project is categorically exempt under Section 15303, Class 2 of CEQA pertaining to the
replacement or reconstruction of existing structures or facilities; therefore, no environmental
action is required.
PROJECT DATA
Gross Lot Area:
Net Lot Area:
.24 acres (10,450 square feet)
.21 acres (9,200 square feet)
Site Utilization
Building Coverage:
Paving Coverage:
Landscaping Coverage:
1,903 square feet (20.6%)
3,571 square feet (38.7%)
3.763 square feet (40.7%)
Building square footage:
Existing building
Proposed building
796 square feet
2,944 square feet (1,472 sq. ft. first floor + 1,472 sq. ft. basement)
Floor Area Ratio (FAR):
.32
Parking:
2 spaces provided (2 spaces required)
Surrounding Uses:
North:
South:
East:
West:
Residential
Church
Residential
Commercial
Staff Report - Planning Commission Meeting of June 12, 2001
PLN2001-56 - 109 S. Fourth St.
Page 2
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Use Permit to allow the
relocation and restoration of a historic residence from its original location at 175 E. Campbell
Avenue to the subject property at 109 S. Fourth Street. Commonly known as the Whitney House
because it was the residence of prominent local architect and builder George Whitney, the house
is on the property to be used for the City's parking garage and new commercial development on
Campbell Avenue.
The house is estimated to have been built in 1925 and has a classic Craftsman/California
bungalow design. At some point in the past the house was converted for commercial use -
having been used as a real estate office, a bridge and backgammon club, and offices for an
engineering firm, most recently. The Peters family intends to move the house onto their property
on South Fourth Street, demolish the 796 square foot house that currently sits on the property,
and to restore the Whitney House for use as their primary residence. The Whitney House is
listed on the Campbell Historic Resource Inventory as a notable building in the community. The
Inventory Form is provided as Attachment 3.
ANALYSIS
General Plan Designation: The General Plan land use designation for the site is Low-Medium
Density Residential. The relocation of this house to replace an existing house is consistent with
the City's General Plan.
Zoning Designation: The zoning designation for the project site is P-D (Planned Development).
The P-D zoning district allows for new construction to be approved with a Use Permit for
relatively small projects. The proposed project will be consistent with the zoning ordinance with
approval of a Use Permit.
Surrounding Neighborhood: The surrounding neighborhood on Fourth Street consists of a
number of older downtown homes, the Central Downtown Business District to the north along
Campbell Avenue, and commercial uses to the west along Winchester Boulevard. The relocation
of the Whitney House to an older, established community of similar properties will be both a
benefit to the house as well as to the neighborhood.
Site Plan: The site plan shows the placement of the house on the subject lot. All of the
minimum setback requirements are being met, as well as maximum lot coverage and the
minimum parking requirement.
Building Design and Renovation: The Whitney House is a one-story stucco building with a low
gable roof and prominent front porch with two round columns. The windows throughout the
house are similar in design - and some still have the original wavy glass. Although the interior
of the building has been modified for commercial use, the Peters family plans to restore the
interior in much of the same manner as the original structure. The enclosed project description
provides more detail about the proposed work to be done to the structure.
Staff Report - Planning Commission Meeting of June 12,2001
PLN2001-56 - 109 S. Fourth St.
Page 3
Historic Preservation Board Review: The Historic Preservation Board reviewed this project on
June 4, 2001. The Board was appreciative of the fact that the house is being saved from
demolition and is being moved to another downtown neighborhood to return to its original use as
a residence. The Board is supportive of the restoration efforts and they passed a motion to
recommend approval of the Use Pennit to the Planning Commission.
Site and Architectural Review Committee: The Site and Architectural Review Committee
considered this application at its meeting of May 22, 2001. The Committee was supportive of
the application as proposed and found that the project would be a good complement to this
neighborhood.
Attachments:
1. Findings for approval of the Site and Architectural Permit (PLN2001-56)
2. Conditions of Approval for the Site and Architectural Permit (PLN2001-56)
3. Historic Resource Inventory Form
4. Project Description with Site Plan and Elevations
5. Location Map
Prepared by:
- \4 \ ~ Þ "'-- >- l¥---
Kristi Bascom, Planner I
Approved by:
Desk Item for
Agenda Item #5
Attachment #1
FINDINGS RECOMMENDING APPROVAL OF FILE NO. PLN2001-56
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
109 S. Fourth Street
John and Valerie Peters
June 12,2001
Findings for the Planning Commission to approve an Use Permit to allow the relocation and
restoration of a historic residence (the Whitney House).
The Planning Commission finds as follows with regard to File No. PLN2001-56:
1. The development of the proposed project will result in a use that is consistent with the General
Plan designation of residential uses for this area.
2. The proposed project consists of relocation and restoration of a historic residence from its
original location at 175 E. Campbell Avenue to the subject property at 109 S. Fourth Street to
replace an existing 796 square foot residence.
3. The proposed project will consist of a 2,944 square feet (1,472 sq. ft. first floor + 1,472 sq. ft.
basement) residence, estimated to have been built in 1925 and has a classic Craftsman/California
bungalow design.
4. The proposed building would cover 20.6% of the lot area; paving would cover 38.7% of the lot
area; and landscaping would cover 40.7% of the lot area.
5. The net lot area of the project site is approximately 9,200 square feet; and under a conventional
residential zoning district would accommodate at least one residential unit.
6. The development of the proposed project will result in a use that is consistent with the P-D
(Planned Development) Zoning District, as required per the Zoning Ordinance.
7. The surrounding uses consist of residential to the north and east, commercial to the west and a
church to the south, creating a mixture of architectural styles. The proposed project is
architecturally compatible with the surrounding neighborhood.
8. The proposed project is compatible with the adjacent neighborhood and residential uses.
9. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant environmental
impacts would result from the project due to unusual circumstances or from the cummulative
impacts of successive projects of the same type in the same place.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and use is compatible with the General Plan of the City, will aid in
the hannonious development of the immediate area, and allows for the preservation and
restoration of a historic residential structure.
2. The proposed development is consistent with the City's Zoning Ordinance.
3. The proposed development and uses will result in a more desirable environment and use of land
than would be possible under any other zoning classification.
4. The proposed development will not be detrimental to the health, safety, or welfare of the
neighborhood or of the City as a whole.
5. The proposed development will not result in allowing more residential units than would be
allowed by other residential zoning districts which are consistent with the general plan
designation of the property.
6. The establishment, maintenance, or operation of the use applied for will not be detrimental to
the health, safety, peace, morals, comfort or general welfare of persons residing or working in
the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the city.
7. The proposed site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping and other development features required in order to
integrate said use with uses in the surrounding area.
8. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
9. The proposed use is compatible with the uses in the area.
lO. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2001-56
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
109 S. Fourth Street
John and Valerie Peters
June 12,2001
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each condition
where necessary. 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. Project Approval: Approval is granted for a Site and Architectural Permit (PLN2001-56)
allowing development on property located at 109 S. Fourth St. consisting of the relocation of the
Whitney House from 175 E. Campbell Avenue, the construction of a full basement underneath
the structure, and the development of related parking and landscape areas. The building designs
and site design shall substantially conform to the set of plans received by John Peters on May 7,
2001, including building elevations and site plan for the 2,944 square foot building, except as
may be modified by the Conditions of Approval herein:
2. Site and Architectural Permit Approval:. Within one-year from the date of final approval, a
building permit must be obtained. Construction must be completed one year thereafter. If either
of these deadlines is missed, the Site and Architectural Pcnnit shall be void.
3. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code.
4. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant existing structures
shall be secured, by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
5. Parking and Driveways: All parking and driveway areas shall be developed in compliance with
the standards in Chapter 21.50 of the Campbell Municipal Code.
6. Landscaping: The applicant shall submit a detailed landscape and irrigation plan to be reviewed
and approved by the Community Development Director prior to issuance of any building permits
for the site in compliance with all applicable conditions, laws, regulations and policies.
Building Division
7. Permits Required: A building permit application shall be required for each proposed relocation
of the existing structure. The building permit shall include ElectricallPlumbinglMechanical fees
when such work is part of the permit.
Conditions of Approval
PLN2001-56 - 109 S. Fourth St.
8. Plan Preparation: Portions of this project will require plans prepared under the direction and
oversight of a California licensed Engineer or Architect. These plans shall be "wet stamped" and
signed by the qualifying professional person.
9. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
10. Size of Plans: The minimum size of construction plans submitted for building permits shall be
24 in. X 36 in.
11. Soils RepOli: Two copies of a current soils report, prepared to the satisfaction of the Building
Official, containing foundation and retaining wall design recommendations shall be submitted
with the building permit application. This report shall be prepared by a licensed engineer
specializing in soils mechanics.
12. 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.
13. Foundation Inspections: A pad certificate prepared by;; I ¡censed civil engineer or land surveyor
shall be submitted to the project building inspector upon foundation inspection. This certificate
shall certify compliance with the recommendations as specified in the soils report and the
building pad elevation and on-site retaining w;¡]11oC:1ti.':~ and elevations are prepared according
to approved plans. Horizontal and vertical contro 1 s s]1:111 be set and certified by a licensed
surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
14. Title 24 Energy Compliance: California Title 24 EtlCr~'\' Compliance forms CF-IR and MF-IR
shall be blue-lined on the construction plans. 8Yè X 11 calculations shall be submitted as well.
15. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspectiC1n program that shall be submitted to the
Building Official for approval prior to issuance of the building permits, in accordance with
UB.C Section 106.3.5. Please obtain City or Campbell, Special Inspection forms from the
Building Inspection Division Counter.
16. Water Pollution Control: The City of Campbell, SLII1lL:tl: Santa Clara Valley Non-point Source
Pollution Control Program specification sheet S11:111 be p:!rt of plan submittal. The specification
sheet (size 24" X 36") is available at the Buildill~' Di\i~; :1 service counter.
17. Approvals Required: The project requires the lollowillg agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
i. Campbell Union School District (378-3!)():')
11. Campbell Union High School District (371-0%0)
Conditions of Approval
PLN2001-56 - 109 S. Fourth St.
111. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To Determine your district, contact the offìces identified above. Obtain the School
District payment form from the City Building Division, after the Division has approved
the building permit application.
d. Bay Area Air Quality Management District (Dcmolitions Only)
PUBLIC WORKS DEPARTMENT
18. Proof of Ownership: Prior to issuance of any !..:!'::c1;ng. c1r:¡inage, or building permits for the site,
the applicant shall provide a current preliminary title report, grant deed, or other satisfactory
proof of ownership.
19. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public Street
Improvements to be prepared by a registered civil cngineer, pay fees, post security and provide
insurance necessary to obtain an encroachmcT~ :":T1i: !~'r construction of the standard public
street improvements, as required by the City [:,~¡n.:'cr in accordance with all applicable
conditions, laws, regulations and policies. Thc fec for a non-utility encroachment permit is
$245.00. The plans shall include the following:
a. Removal of existing driveway approach,
b. Reconstruction of contiguous driveway appru:ich LI liunh,
c. Construction of new ADA compliant resiLl'c,,:t¡::! (';'c\\,,¡y approach,
d. Removal of existing public sidewalk and cu, :stillct;,,:¡ of new separated sidewalk,
e. Repair of existing curb and gutter, as necess:\ry,
f. Construction of conforms to existing public and priv:¡tc improvements, as necessary.
20. Water Meter(s) and Sewer Cleanout(s): E\i :'::..~ ::H: proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private ProPl'::.. ~,,:1:.: ::,C ¡,llbl¡c right-of-way line.
21. Utilities: All new on-site Utilities shall bc i:.,.:,,::c,; :,;.,;;erground per Section 20.36.150 of the
Campbell Municipal Code for any new or r.""nc1clcd buildings or additions. Applicant shall
comply with all plan submittals, permitting. :lIld fec requirements of the serving utility
companIes.
22. Utility Installation Plan: Prior to issuance u;', .:'c!i Llillits for the site, the applicant shall
submit a Utility Installation Coordination .P j¡m :,tiu ::., c ))lel U Ie for approval by the City Engineer
for installation of street improvements and/or'.:'.! )' ".':1~ of all utilities. Streets which have
been resurfaced within the previous 5 years \,.:I! r'.:'l:'::rl' 1wring and jacking for all new utility
installations. Applicant shall also prepare prl\CI1"nt r'C!or:ltion plans for approval by the City
Engineer prior to any utility installation or abrI11J111111lC:L.
23. Storm Drain Area Fee: Prior to issuance (1 t' : """)" n:' building permits for the site, the
applicant shall pay the required Storm Drain ,',l . ,l ., ; s 52,000 per acre.
24. Storm Water Pollution Prevention Measurl: ,; oli ,,) j:,sllance of any grading or building
permits, the applicant shall comply with the;, 11", : ,)¡¡Lilian Discharge Elimination System
Conditions of Approval
PLN2001-56 - 109 S. Fourth St.
(NPDES) permitting requirements and the CtliCornia Storm Water Best Management Practices
handbook prepared by the Storm Water Qua1ity Task Force, Santa Clara Valley Water District
and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention.
25. House Moving Approval: The applicant 511:111 obt:1in approval from the Public Works
Department prior to moving the house at 175 E. Campbell Avenue into the public right-of-way.
26. Site Plan: Upon submittal of a formal applied ion, the developer shall provide a complete and
accurate Site Plan in accordance with the Plan!,,:,,' iJivi ¡\)11"S checklist.
Attachment #4
Whitney House Relocation Project
John and Valerie Peters
118 South Fourth Street
Campbell, California 95008
Weare proposing to move the George Whitney house from its current location at 175 East Campbell
A venue to a lot at 109 South Fourth Street, and to restore and refurbish it. In order to provide more living
space for our family of five we intend to build a full basement underneath it. Since we want to retain the
original appearance of the house, the basement has been designed so that it will not be visible from the
street.
Schedule
The general order of events, with estimates of the schedule, is as follows:
1) Move Whitney house to rear part of new lot [June 2001].
2) Demolish existing house [July 2001].
3) Excavate and rough-in basement [August -December 2001].
4) Move Whitney house forward and place on basement [January 2002].
5) Restore/refurbish upper level [February - July 2002].
6) Move in to house [August 2002].
7) Use new house to obtain financing and finish the basement [September 2002 - February 2003].
These estimates are preliminary since we do not have bids from contractors at this point. We will rent two
storage containers and place them on the lot for use during construction. These are the same size and color
(8'W x 8'H x 24'D, tan color) and from the same company as the ones used by the city during the Ainsley
house restoration. They will be at the rear of the 185' deep lot, and we have made provisions to screen them
with a wooden fence/gate.
Prior Experience
We currently live across the street from the new lot, in a duplex that we built about 15 years ago. In that
project we hired out the excavation for the foundation, and the carpeting came with free installation. We
did all the rest, including the foundation forming and pouring, the framing, plumbing, electrical, insulation,
drywall, trim, roofing, stucco, painting and concrete flatwork. On this new project we expect to hire out
more of the work than we did last time.
House Move
We have contracted Kelly Brothers Housemovers, who will move the entire house and the upper section of
the porch as one unit, although we will probably have to reconstruct the pillars. The route they have chosen
is to go east to Second Street, south to Rincon A venue, west to just past South Fourth Street, then north
through the church parking lot. This route is about 3/8 mile long. To avoid traffic, Kelly Brothers usually
move houses on Sundays, but since the church has services Sunday mornings, this move will be done on a
Saturday. The pastor of the church has been kind enough to give us a written agreement to use their parking
lot.
Current Condition
Since the house was built in about 1925, it has been converted for use as a real estate office, bridge and
backgammon club, and engineering offices, at least. Inside, four walls, two of them load bearing, have been
removed. This allowed the ceilings to sag, which has destroyed much of the plaster. The roof also sagged,
and has been propped up with extra bracing. Built-in cabinets in the kitchen, dining room. living room and
front bedroom are gone. No original lighting fixtures remain, and the fir flooring has numerous holes
drilled in it for wiring. The brick chimney on the driveway side is broken off at the roof plane and the
chimney between the living room and the front bedroom has been removed. The house originally had
picture molding in every room except the laundry and the pantry, the only remaining picture molding is in
the bathroom. The plate rail is missing from the dining room.
The front left corner of the foundation has fallen off by almost six inches. The house was subsequently re-
leveled, but there is evidence of extensive water damage in that area.
The roof, originally tar and gravel, has been replaced with a composition shingle covering which now
needs to be replaced. The gutters are integral to the roof edge, and have weathered through in numerous
places. Due to the construction details of the eaves, water that leaks through the gutter system can end up
damaging interior walls (this may be the cause of the foundation settlement and water damage seen at the
front left corner of the house).
A new door has been cut into the side of the house, access is through a bedroom closet.
On the plus side, the built-in cabinet in the back bedroom, the linen closet in the hallway, the pocket doors
between the living and dining rooms, and the window sashes are in pretty good condition. And the house
was originally built by Mr. Whitney, who was concluding a 46-year career as a carpenter and building
contractor, as his own residence. With the exception of water and termite-damaged areas, the frame is in
good shape.
Restoration Plans
Our plans are to bring the interior of the house back to original appearance as much as possible, perhaps
even re-plastering the living and dining rooms. We will probably use drywall, possibly with a plaster skim
coat on other walls and ceilings upstairs. The basement will be finished out with contemporary materials
and finishes. The biggest change we anticipate is the addition of a stairway for basement access.
We will be replacing the walls that have been removed, as well as providing all new wiring and plumbing.
We will insulate the attic, and any exterior walls for which we have to remove the lath and plaster, and we
will recreate most of the missing built-in cabinets.
The building has a stucco exterior that currently shows no cracks. Since the house has settled over the years
(clearly visible from the basement/crawl space) we assume that the stucco has been patched and painted
recently. Moving the house may introduce some new cracks, and when we set the house down on a level
basement, we expect to get more. We will have to decide at that point how much stucco to patch and how
much to replace. We also plan to eliminate the door that was cut into the stucco on the left side of the
house. Much ofthe wood trim around the eaves has rotted and will have to be replaced. We will attempt to
determine the original color scheme, and then use that one or one which would have been popular at the
time the house was built. The current gray walls and burgundy trim are colors used by the previous tenant,
SMP Technology, in their company letterhead.
New Location
The house's new neighborhood consists of single-story homes built between the early 1900's and the late
1940's, with the exception of the church next door, construction date unknown. The lots are narrow and
deep, with garages in back. The Whitney house, currently on a similar lot, would fit into this mix well. The
small house that will be demolished was moved onto the lot in the 1950' s and was added onto, twice, to
bring it up to its current 796 square foot size.
The front faces of all the houses on the side of the street where the Whitney house would be located are
lined up the same distance from the street. We would place the front face of the Whitney house porch on
the same line, which would set the mass of the house back about nine feet.
New Electrical System
We plan to integrate a grid-tied, battery-backed Trace inverter into the new electrical system. It has a
continuous rating of 11,000 watts and will allow us to load shift our power usage to non-peak times. It also
has provision for the future addition of photovoltaic panels that will allow us to reduce our draw from the
grid, or even sell electricity back to PG&E, if they're still around. An advantage of the deep lot is that there
is room to place solar panels without putting them on the roof.
Final Note
Our architect's software is limited in its selection of interior trim details. The doors in the house are and
will be single panel, not what is shown in the drawings.
June 14, 2001
John and Valeria Peters
118 S. Fourth Street
Campbell, CA 95008
Re:
Application PLN 2001-56 - 109 S. Fourth Street
Dear Mr. and Mrs. Peters:
The Planning Commission, at its meeting of June 12, 200 1, adopted Resolution 3356 approving
a Conditional Use Permit to allow the relocation and renovation of the Whitney House onto the
above-referenced property.
At your earliest convenience, I would like to arrange a meeting with you, your consultants,
and the City's Public Works land development representative(s). The purpose of the meeting
would be to review the conditions of approval imposed by the Public Works Department and
the Department's procedures and requirements for satisfaction of those conditions. The land
development representative(s) may also include staff members from the Planning and Building
Divisions, if necessary. We hope this meeting will facilitate your project and assist in making
your project a success.
Please contact me at (408)866-2158 to arrange a meeting time and to answer any questions.
sincerelY/.
-ff
1. H~d Housley, P.E. -
Land Development Engineer
Cc:
Frank Mills, Building Department
Kristi Bascom, Planning Department
h:\landdev/109 54th stdltr(mp)
70 North First Street. Campbell, California 95008-1 4 ~ 3 . TEL 408 866.2150
FAX 408.376.0958 . TOD 408.866.2790
June 1,2001
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, June 12, 2001, in the City Hall Council Chambers,
70 North First Street, Campbell, California, for a Public Hearing to consider the application of
John and Valerie Peters for approval of a Conditional Use Permit (PLN2001-56) to allow the
move and restoration of an historic residence (the Whitney House) from 175 E. Campbell
Avenue on to property located at 109 S. Fourth Street in a PD (Planned Development) Zoning
District. This Project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. 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 Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2001-56
Address: 109 S. Fourth Street
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . fAX 408.866.8381 . TOD 408.866.2790
May 16,2001
Re:
PLN2001-56 - 109 S. Fourth Street
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, May 22,2001
Time: 6:30 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, June 12,2001
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
~fS~ ¥;lÁ-S~
Kristi Bascom
Planner I
cc:
John & Valerie Peters (ApplicantslProperty Owners)
118 S. Fourth Street
Campbell, CA 95008
70 North First Street
Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . mD 408.866.2790