Use Permit - 1995 CITY OF CAMPBELL
Community Development Department - Current Planning
June 14, 1995
Edward Nazaradeh
101 Lincoln Centre Drive, 4th Floor
Foster City, CA 94404
Re: UP 95-07 - 109 N. First Street - St. Mary's Church
Dear Mr. Nazaradeh:
Please be advised that the Planning Commission, at its meeting of June 13,
1995, adopted Resolution No. 2981 approving your request for a Conditional
Use Permit to allow a new vestibule entry to the front of an existing church,
to construct a handicapped accessible ramp, to restripe the parking area and
add landscaping in front of the new building addition, for property located at
109 N. First Street in a PD (Planned Development) Zoning District. This
approval is effective 10 days following the Planning Commission's action and
is subject to the conditions provided in the enclosed Resolution.
If you have any questions regarding the Commission's approval, please do
not hesitate to contact the undersigned at (408) 866-2144.
Sincerely,
nes
Senior Planner
cc: Building Division
File
70 North First Street · Campbell, California 95008. 1423 I-EL 408.866.2140 . F^X 408.379.2572 . TOD 408.866.2790
RESOLUTION NO. 2981
BEING A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF CAMPBELL APPROVING
A CONDITIONAL USE PERMIT TO ALLOW A NEW
VESTIBULE ENTRY TO THE FRONT OF AN EXISTING
CHURCH/PUBLIC FACILITY, TO CONSTRUCT A
HANDICAPPED ACCESSIBLE RAMP, TO RESTRIPE THE
PARKING AREA AND ADD LANDSCAPING IN FRONT
OF THE NEW BUILDING ADDITION, FOR PROPERTY
LOCATED AT 109 N. FIRST STREET IN A PD (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF
MR. EDWARD NAZARADEH, ON BEHALF OF ST.
MARY'S ASSYRIAN CHALDEAN CATHOLIC CHURCH.
FILE NO. UP 95-07.
After notification and Public Hearing as specified by law on the
application of Mr. Edward Nazaradeh, on behalf of St. Mary's Assyrian
Chaldean Catholic Church, to approve a Conditional Use Permit to allow
a new vestibule to the front of an existing building, to construct a
handicapped accessible ramp, to restripe the parking area and add
landscaping in front of the new building addition, for property located at
109 N. First Street, and after presentation by the Community
Development Director, proponents and opponents, the hearing was
dosed.
After due consideration of all evidence presented, the Planning
Commission did find as follows with respect to File No. UP 95-07:
The existing use is a legal non-conforming use. Modification of the
existing seating is consistent with the intent of the legal non-
conforming status of the use and site;
2. '~ Adequate parking can be provided for this use through both on- and
off-site parking availability;
o
Proposed site improvements will enhance the aesthetic appearance
of the building and the site, and bring the site more into compliance
with commercial or quasi-public standards;
The proposed building addition is architecturally compatible with
the existing structure and the immediate area and the use is
compatible with the adjacent area;
Planning Commission Resolution No. 2981
UP 95-07 - St. Mary's Church
Adopted on June 13, 1995
Page 2
Based on the foregoing findings of fact, the Planning Commission further
finds and concludes, per Section 21.06.100 of the Zoning Ordinance that:.
The proposed site modifications, and the interior and exterior
building improvements will result in a more desirable
environmental use of the land.
o
The proposed development is compatible with the general plan of
the city and will aid in the harmonious development of the
immediate area.
The proposed use will not result in an a use which will not be
consistent with the general plan designation of the property.
The proposed development will not be detrimental to the health,
safety or welfare of the neighborhood or of the city as a whole.
Further, the applicant is notified as part of this application that the
applicant 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. 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.
APPROVED USE
1. Approved Project: Approval is granted for a Use Permit allowing a
secondary living unit on property located at 109 N. First Street.
Project approval shall substantially comply with project plans
prepared by Edward Nazaradeh dated June 7, 1995, except as
modified herein in the Conditions of Approval and as specified
below:
Ao
Landscaping: At least one 24" box sized tree shall be
planted in the landscaped area north of the vestibule
addition. The tree type to be agreed upon by the applicant
and the City.
Planning Commission Resolution No. 2981
UP 95-07 - St. Mary's Church
Adopted on June 13, 1995
Page 3
ge
e
A landscaped parkway shall be installed at the N. First
Street curb line which is consistent with the parkway area
both north and south of the subject property. Said
landscaped parkway shall be installed within two years of
the Planning Commission's approval or by June 13, 1997.
Encroachment Permit: The applicant shall obtain an encroachment
permit, pay fees and deposits, provide bonds and insurance, for all
construction work performed in the public right-of-way.
Landscape Improvements: All landscape improvements, including
trees and irrigation, in the public right-of-way shall be in accordance
with the City's Standard Specifications and Details for public works
construction.
Streets and Sidewalks: Applicant shall remove northern driveway
and install curb, gutter and sidewalks which comply with the
current City of Campbell Standard Specifications and Details for
Public Works Construction, and shall comply with Title 11 of the
Campbell Municipal Code concerning Streets and Sidewalks.
Seating Capacity: Interior seating capacity for fixed seating shall be
limited to a maximum of 210 seats.
Building Use: The auxiliary portion of the building shall not be used
separately, by a separate use, simultaneously with the main portion
of the building. The auxiliary area is limited to a support function of
the primary building and use on this site for meeting and
classrooms.
Property Maintenance: The property is to be maintained free of any
combustible trash, debris and weeds, until such time as construction
commences. (Section 11.201 & 11.414, 1985 Ed. Uniform Fire Code.)
Parking and Driveways: All parking and driveways areas shall be
developed in compliance with the standards in Chapter 21.50 of the
Campbell Munidpal Code.
Planning Commission Resolution No. 2981
UP 95-07 - St. Mary's Church
Adopted on June 13, 1995
Page 4
o
Development Approval Expiration: The Use Permit approval (UP
95-07) for this project is valid for a period of one year from the date
of the Planning Commission approval, plus 10 days, unless appealed
to the City Council. The expiration date will then be one year from
the City Council action. All conditions of approval spedfied herein
must be completed within one year from the date of approval or the
Use Permit shall become void.
10.
Noise: The applicant and property owner shall conduct the primary
use within the building, except for those activities which will not
create noise impacts on adjacent residents.
11. Hours of Operation: The hours of operation shall not exceed 11:00
pm Sunday through Saturday.
12.
Historic Review: This application shall be forwarded to the Historic
Preservation Board for review and discussion at its June 28, 1995
meeting.
PASSED AND ADOPTED this 13th day of June, 1995, by the following roll
call vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Alne, Higgins, Lindstrom, Lowe,
Meyer-Kennedy, Perrine
None
Kearns
APPROVED:
Jane Meyer-Kennedy, Chair
ATFEST:
Steve Piasecki, Secretary
Planning Commission Minutes of June 13, 1995
Page 3
MO~O~
On motion of Commissioner Perrine, seconded by Commissioner
Lowe, the Planning Commission moved to dose the Public Hearing
(6-0-1; Commissioner Kearns was absent).
MO~O~
On motion of Commissioner Lindstrom, seconded by
Commissioner Perrine, the Planning Commission adopted
Resolution No. 2980 approving a Conditional Use Permit to allow a
secondary living unit on property located at 1605 Van Dusen Lane,
by the following mil-call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Alne, Higgins, Lindstrom, Lowe, Meyer-Kennedy, Perrine
None
Kearns
None
This approval is effective in 10 days unless appealed in writing to the City Clerk.
Chairwoman Meyer-Kennedy read Agenda Item No. 2 into the record.
2. UP 95-07
Public Hearing to consider the application of Mr. Edward
Nazaradeh, on behalf of St. Mary's Assyrian Chaldean Catholic
Church, for approval of a Conditional Use Permit (UP 95-07) to
allow a new vestibule entry to the front of an existing
church/public assembly facility, to construct a handicapped
accessible ramp, to restripe the parking area and add
landscaping in front of the new building addition, for property
located at~ ~~i~'~i~ a PD (Planned Development)
Zoning Digtrict.
Mr. Darryl Jones, Senior Planner, presented the staff report as follows:
· Applicant is seeking approval of a Conditional Use Permit for the former
Grange Hall.
· Site is zoned for PD (Planned Developmen0.
· While property was on the market the main concern was parking and limits '
on seating were identified by staff.
· Parking for the site without fixed seating is established at one space for every
forty square feet (1:40) for a total of 65 required spaces.
· Parking for the site with fixed seating the ratio becomes one space for every
four fixed seats (1:4) for a total requirement of 53 seats.
· Site currently has 24 functional parking spaces. With the proposed
renovations the parking would include 23 spaces. One space is lost to the
trash enclosure.
Planning Commission Minutes of June 13, 1995 Pa~;e 4
Applicant's proposal includes a new vestibule, landscaping, a restriped
parking area and handicapped accessibility features.
Staff is supportive of this proposal.
Commissioner Alne inquired whether signs were a factor in this proposal or
whether they would be handled as a separate issue.
Mr. Darryl Jones responded that there was no signage proposed at the present
time.
Chairwoman Meyer-Kennedy asked how staff proposed to deal with a 30-40
parking space deficit.
Mr. Darryl Jones replied that there was available on-street parking. In addition,
Council policy allows the use of City Hall parking fadlities (located directly across
the street from the project site) after 5:30 p.m. during the week and all day on
Saturday, Sunday and Holidays.
Commissioner Lindstrom presented the Site and Architectural Review
Committee report as follows:
· Applicant wanted to include 240 fixed seats but agreed to a reduction to 210
fixed seats.
· SARC is supportive.
· Applicant is required to install parkway landscaping at the curb. SARC is
proposing that the applicant be given two years to install this parkway
landscaping while staff's Conditions of Approval requires the immediate
installation of this parkway landscaping.
Commissioner Alne asked whether 210 was less than what the applicants wanted.
Commissioner Lindstrom replied that the applicant's original request was for 240
seats.
Commissioner Alne inquired why the applicant could not be granted leeway for
240 seats considering the available parking across the street to accommodate the
use.
Mr. Steve Piasecki, Community Development Director, responded that 210 seats
more than serves the Church's current congregation. The use could be expanded
in the future.
Commissioner Higgins inquired whether the Historic Preservation Board had
reviewed this proposal.
Planning Commission Minutes of June 13, 1995 Page 5
Mr. Darryl Jones replied that the Historic Preservation Board had not yet reviewed
the project but that it would be forward to the Board. The Board wants to ensure
photographic documentation of the site prior to any renovations.
Commissioner Alne asked staff whether the Historic Preservation Board had veto
power over decisions of the Planning Commission.
Mr. Darryl Jones responded that HPB did not have veto power. Additionally, the
structure in question is not included in the City's Historic Resources Inventory.
Chairwoman Meyer-Kennedy opened the Public Hearing for Agenda Item No. 2.
Mr. Edward Nazaradeh, Applicant, addressed the Commission as follows:
· The congregation has been utilizing space at St. Lucy's.
· Current membership is 120-150.
· Services are planned for Sundays from 11 a.m. to 12 noon. Additionally,
there would be occasional uses for Christmas and Easter, etc.
· There will be 210 fixed seats.
· Noted that usually, families arrive in one vehicle, four or so to a vehicle. He
does not anticipate more than approximately 40 to 50 cars.
· Their proposed improvements will enhance the architectural appearance of
the site.
· In response to the Commission's questions regarding signage, they plan to
utilize the existing sign by simply changing the text.
Commissioner Alne ask Mr. Nazaradeh whether settling for 210 fixed seats
instead of their desired 240 was difficult for the church to accommodate.
Mr. Nazaradeh responded that they would prefer 240 seats, utilizing 16 rows of
benches.
Commissioner Alne asked whether 210 seats was acceptable for the time being.
Mr. Nazaradeh replied that it was.
Commissioner Lindstrom asked about the parkway installation.
Mr. Nazaradeh advised the Commission that they would appreciate the two-year
deadline due to financial constraints.
Commissioner Alne asked whether the Commission had an informal policy
against approvals for more than one year.
Planninl5 Commission Minutes of June 13, 1995 Page 6
Mr. Steve Piasecki, Community Development Director, responded that the
Council policy did not apply in this case and added that it costs the City to monitor
that the condition be met. Suggested that the applicant either be required to
install the parkway now or remove the condition completely.
Commissioner Alne asked whether a trade could be made. More seats for
immediate installation of the parkway.
Mr. Steve Piasecki replied that that was not an acceptable alternative.
Commissioner Lindstrom advised that he wanted to leave the requirement for
the parkway installation in the Conditions of Approval and allow the applicants
two years to comply.
Mr. Nazaradeh added that while they would prefer to have the two-year time
frame for compliance with the Condition of installing the parkway, they would
install it immediately if the Commission mandated it.
Commissioner Alne asked if this would pose a financial burden.
Mr. Nazaradeh responded that the project was funded by a small congregation.
MOTION:
On motion of Commissioner Alne, seconded by Commissioner
Perrine, the Planning Commission moved to close the Public
Hearing (6-0-1; Commissioner Kearns was absent).
MOTION:
On motion of Commissioner Lindstrom seconded by
Commissioner Alne, the Planning Commission adopted
Resolution No. 2981 approving a Conditional Use Permit to allow a
new vestibule entry to the front of an existing church/public
assembly facility, to construct a handicapped accessible ramp, to
restripe the parking area and to add landscaping in front of the new
building addition (with a two-year time frame for the installation of
the parkway landscaping), for property located at 109 N. First Street
in a PD (Planned Development) Zoning District, by the following
roll-call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Alne, Higgins, Lindstrom, Lowe, Meyer-Kennedy, Perrine
None
Kearns
None
This approval is effective in 10 days, unless appealed in writing to the City Clerk.
ITEM NO. 2
STAFF REPORT - PLANNING COMMISSION MEETING OF
JUNE 13, 1995
UP 95-07 Public Hearing to consider the application of Mr. Edward
Nazaradeh, £. Nazaradeh on behalf of St. Mary's Assyrian Chaldean Catholic Church
for approval of a Use Permit to allow the intensification of an existing
use which includes a 150 sq. ft. addition to the existing building, and
various site improvements for property located at 109 N. First Street in
the PD (Planned Development) zoning district.
~;TAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution incorporating the attached findings, approving a Use
Permit application allowing a secondary living unit, subject to the attached
conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is determined to be Categorically Exempt under section 15301 (e), Class 1
of CEQA; therefore, no environmental action is required.
PROJECT DATA
Gross Lot Area:
Net Lot Area:
Building Coverage:
Total Building Area:
Proposed Addition:
Floor Area Ratio:
Landscape Coverage:
Paving Coverage:
.40 acres (17,500 sq. ft.)
.34 acres (14,950 sq. ft.)
37%
5,525 sq. ft. (proposed)
156 sq. ft.
.37
9%
54%
Parking Required Under Existing Conditions:
Existing Required
24 spaces 65 spaces
Deficit
41 spaces
Parking Provided Under Proposed Plans:
Proposed Required
23 spaces 53 spaces
Deficit
30 spaces
Staff Report - Planning Commission Meeting of June 13, 1995
uP 95-07 u 109 N. First Street
Page 2
Applicant's Proposal: The applicant is requesting approval of a use permit to allow
an increase in the amount of allowed seating from 165 unfixed seats to a maximum
of 210 fixed seats. This proposal also requests a reduction in the required on-site
parking provided. The applicant also proposes to add a new vestibule entry into the
main structure, construction of a handicapped accessible ramp, re-striping of the
parking area and installation of on and off-site landscaping.
Project Background & History: The site was previously used as a meeting hall prior
to the current owners purchasing the property. The "L" shaped building is located
along the northern and western property lines. The building and site has
historically been utilized as the Grange Hall, which was the town meeting hall for
the local agricultural commu/nity. According to historical records, the building was
originally constructed in~ ~903 and utilized as the Grange Meeting Hall until ~1~'~?, ~
~l~e-s-t~ure was later Used as a church and rented as a meeting hall until the ·
present. The current use is a continuation of previous uses. The structure will
receive minor structural changes and is considered an adaptive reuse of the
building. The project will also be forwarded to the Historic Preservation Board for
discussion.
ANALYSIS
General Plan Consistency: The proposed project is located in an area designated by
the City's General Plan for office and low/medium density residential. The building
and the use is considered a continuation of an existing legal non-conforming
condition. Because of the legal non-conforming status of the building and use, and
the scale of the use, it is determined to be consistent with the intent of the General
Plan designation for this area.
Zoning Consistency: The project site is located in a P-D (Planned Development)
zoning district. This designation allows for the proposed use with approval of a use
permit by the Planning Commission based on the limited scale of site modifications
proposed by this project.
Use: The site is currently being utilized as a church. The current application would
allow the existing use to intensify the current operation. Likewise the use is
compatible with the local neighborhood because the scale and the proposed
intensification of the use is due to the relatively minor amount of additional seats
being identified within the facility is relatively minor. It is not antidpated that any
noise generated by or associated with the proposed use will have a negative impact
on the neighborhood.
Staff Report - Planning Commission Meeting of June 13, 1995
uP 95-07 - 109 N. First Street
Page 3
Building Design: The building design of the 150 square foot addition is consistent
with the existing structure. The front facade is an extension of the existing facade
and maintains the same roof pitch, roof structure, and exterior materials. No
structural modifications are proposed for the rear "L' portion of the existing
structure. Additional features such as arched windows on the southern building
elevation and stained glass windows on the front facade will be enhancements to
the structure.
Site Design: The site will be modified to include landscaping around the parking
area and a new trash endosure, and in front of the building addition. The site will
also include installation of exposed aggregate concrete surface leading to the new
entry, lawn areas, shrubs and groundcover, and three street trees on First Street.
The existing northern driveway apron is substandard, and its use raises traffic
circulation safety concerns. As a part of this project the driveway will be removed,
and a sidewalk area installed.
Parking: The site currently functions with a deficit in the number of on-site
parking spaces required for the existing and proposed use. The site provides 24 on-
site parking spaces which are recognized as functional spaces. The deficit in parking
can be accommodated with on-street parking and spaces available in the City Hall
parking lot which is located directly across the street from the project site. In
accordance with City Council policy, the City Hall parking area is available for
general parking purposes after 5:30 Monday through Friday, and on Saturdays,
Sundays, and Holidays. The City Hall parking area is reserved for employees and
visitors between the hours of 8:00 am to 5:00 pm, Monday through Friday.
The existing use operates at the site without causing a disruption to existing traffic
flow and circulation in the area. Additionally, the use is not anticipated to generate
additional traffic than what exists in the area.
SITE AND ARCHITECTURAL REVIEW COMMITTEE
This application was presented before the Site and Architectural Review Committee
on May 25, 1995. The Committee was supportive of the applicant's proposal for a
moderate increase in interior seating, on-site landscaping and parking, and removal
of an existing driveway. The Committee also required that a landscaped parkway be
installed at the curb line, and allowed the applicant a maximum of two years to
install the required improvement. The Committee did not have a recommendation
at that time, but requested that the applicant modify the site plan for further review
prior to the June 13th Planning Commission meeting.
Staff Report -- Planning Commission Meeting of June 13, 1995
UP 95-07 - 109 N. First Street
Page 4
Attachments
1. Findings
2. Conditions of Approval
3. Exhibits
4. Location Map
Submitted
Planner
Approved By:
Steve Piasecki, Community Development Director
Attachment No. 1
FINDINGS FOR APPROVAL OF FILE NO. UP 5-07
SITE ADDRESS: 109 N. First Street
APPLICANT: Edward Nazaradeh
P.C. MEETING: June 13, 1995
Findings for Approval of a Use Permit application to allow intensification of seating
for an existing (non-conforming) use, and related building and site modifications.
The Planning Commission finds as follows with regard to File No. UP 95-07:
The existing use is a legal non-conforming use. Modification of the existing
seating is consistent with the intent of the legal non-conforming status of the
use and site;
Adequate parking can be provided for this use through both on- and off-site
parking availability;
Proposed site improvements will enhance the aesthetic appearance of the
building and the site, and bring the site more into compliance with
commercial or quasi-public standards;
The proposed building addition is architecturally compatible with the existing
structure and the immediate area and the use is compatible with the adjacent
area;
Based on the foregoing findings of fact, the Planning Commission further finds and
concludes, per Section 21.06.100 of the Zoning Ordinance that:
1. The proposed site modifications, and the interior and exterior building
improvements will result in a more desirable environmental use of the land.
2. The proposed development is compatible with the general plan of the dty
and will aid in the harmonious development of the immediate area.
3. The proposed use will not result in an a use which will not be consistent with
the general plan designation of the property.
4. The proposed development will not be detrimental to the health, safety or
welfare of the neighborhood or of the dty as a whole.
Attachment No. 2
CONDITIONS OF APPROVAL FOR FILE NO. UP 95-07
SITE ADDRESS: 109 N. First Street
APPLICANT: Edward Nazaradeh
P.C. MEETING: June 13, 1995
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. 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 as they pertain to this development and are
not herein spedfied.
Approved Project: Approval is granted for a Use Permit allowing a secondary
living unit on property located at 109 N. First Street. Project approval shall
substantially comply with project plans prepared by Edward Nazaradeh dated
June 7, 1995, except as modified herein in the Conditions of Approval and as
specified below:
Landscaping: At least one 24" box sized tree shall be planted in
the landscaped area north of the vestibule addition. The tree
type to be agreed upon by the applicant and the City.
A landscaped parkway shall be installed at the N. First Street
curb line which is consistent with the parkway area both north
and south of the subject property.
Encroachment Permit: The applicant shall obtain an encroachment permit,
pay fees and deposits, provide bonds and insurance, for all construction work
performed in the public right-of-way.
Landscape Improvements: All landscape improvements, including trees and
irrigation, in the public right-of-way shall be in accordance with the City's
Standard Specifications and Details for public works construction.
e
Streets and Sidewalks: Applicant shall remove northern driveway and install
curb, gutter and sidewalks which comply with the current City of Campbell
Standard Spedfications and Details for Public Works Construction, and shall
comply with Title 11 of the Campbell Municipal Code concerning Streets and
Sidewalks.
Seating Capacity: Interior seating capadty for fixed seating shall be limited to
a maximum of 210 seats.
Conditions of Approval for File No. Up 95-07
Page 2
Building Use: The auxiliary portion of the building shall not be used
separately, by a separate use, simultaneously with the main portion of the
building. The auxiliary area is limited to a support function of the primary
building and use on this site for meeting and classrooms.
e
Property Maintenance: The property is to be maintained free of any
combustible trash, debris and weeds, until such time as construction
commences. (Section 11.201 & 11.414, 1985 Ed. Uniform Fire Code.)
o
Parking and Driveways: All parking and driveways areas shall be developed
in compliance with the standards in Chapter 21.50 of the Campbell Municipal
Code.
Development Approval Expiration: The Use Permit approval (UP 95-07) for
this project is valid for a period of one year from the date of the Planning
Commission approval, plus 10 days, unless appealed to the City Council. The
expiration date will then be one year from the City Council action. All
conditions of approval specified herein must be completed within one year
from the date of approval or the Use Permit shall become void.
10.
Noise: The applicant and property owner shall conduct the primary use
within the building, except for those activities which will not create noise
impacts on adjacent residents.
11.
Hours of Operation: The hours of operation shall not exceed 11:00 pm
Sunday through Saturday.
12.
Historic Review: This application shall be forwarded to the Historic
Preservation Board for review and discussion at its June 28, 1995 meeting.
Your Company Name - (81 ~,) 555-2121 - Created: Thursday, June 8, 1 po-5 5:04 PM - Page 1 of 2
ARCHIVES & ARCHITECTURE
HERITAGE RESEARCH SERVICES
353 Surber Drive
San Jose, CA 96123
Voice/FAX (408) 227-265'7
Ms. Gloria Sciara
Community Development, Planning Division
70 N. First Street
Campbell, CA 95008
June 8, 1995
Re: Grange Hall
Dear Ms. Sciara:
Per your request, I reviewed materials at the Campbell Historical Museum and looked at the
Grange Hall on First Avenue. Unfortunately, the documents at the Museum did not
contain a great deal of information about the Grange Hall. Moreover, I was unable to locate
any of the Grange members that may have been able to provide additional information. The
folloxving is a summary of xvhat I was able to discover about the history of the Orchard
City Grange and the Grange Hall, as xvell as my comments and recommendations. I have
attached a brief bibliography of sources which I used.
The Orchard City Grange was organized on March 6, 1903 with a 123 charter members.
The names of the original members and subsequent membership roles read like a Who's
Who of prominent Campbell citizens. The Grange met in the I.O.O.F. Hall in Campbell
for many years. In 1909, the group began a building fund that grew slo~vly over the years.
In August 1926, the minutes reported that the purchase of 3 1/2 acres near do~vntown had
been completed. Two lots were reserved for the Grange Hall and the remaining twelve lots
~vere sold. Unfortunately, no additional information was provided on the construction of
the Grange Hall. It appears that by July 1927, the Hall xvas in use and in February 1928
the building fund was closed and the residue deposited in the general fund. A 1967 history
of the Grange reports that the Grange Hall was purchased from the First Baptist Church of
Campbell and moved to this location. The dining room, kitchen, and rest rooms were
added at later dates. The building dedication was held in December 1959. This dedication
was probably for the addition on the rear of the original hall. (The reference to the First
Baptist Church of Campbell may be an error. According to Watson's history of Campbell,
the Baptist churches were not organized until 1946.)
The building at 109 N. First Avenue is a simple gabled structure with stucco siding. In
recent years it appears to have been remodeled resulting in the replacement of the original
windows with aluminum double-hung sash and sliding windows. A modern (ca. 1959)
rear addition features v,4de overhanging eaves with exposed beams and a flat intersecting
pillar.
The Order of Patrons of Husbandry was organized in 1867 in Washington, D. C.
Commonly known as the Grange, this farm fraternity was embraced in rural communities
throughout the country. In the days before television, automobiles and social ~velfare
programs, fraternal organizations played important cultural, social and benevolent roles in
our society. The Orchard City Grange had a large active membership and the organization
supported a variety of local and regional social and educational activities. Since 1961, it
Your Company Name - (8~ 6) .555-2121 - Created: Friday, June 9, 199g 11:28 AM -
Page 2 of 2
has played a special role in honoring pioneer families and sponsoring the annual Early
Settlers Reunion.
The Grange Hall xvas included in Campbell's 1978 inventory, but ~vas not transferred to
the 1984 Master List of historic resources. Although the building is not architecturally
exciting, it does represent an important social aspect of Campbell development. Based on
the little research that I was able to accomplish today, I would be inclined to rate it as a
significant resource.
Before any further alterations are made to the building, I would recommend that, as a
minimum, a series of photographs be taken of the building and be put on file at the
historical museum. The scant reference materials that are available on the history of
Orchard City Grange indicate that this was an important, as well as interesting, organization
in the development of Campbell. If additional mitigation is deemed appropriate, I would
recommend that a more complete history of the organization be compiled based on Grange
minutes and records, as well as on oral histories from surviving members.
I hope this brief treatise provides you with the information that you need. Let me know if I
can be of further service.
Sincerely,
Glory Anne Laffey
Historical Consultant
Sources:
McChesney, Jessie K. A History of the Orchard City Grange, No. 333, Campbell,
California, 1903-1941.
Shadle, Herbert. A Thumb Nail Sketch of the Orchard City Grange #333. 1967.
Watson, Jeanette. Campbell, the Orchard City. 1989.
MEMORANDUM
CITY OF CAMPBELL
To:
From:
Subject:
Date:
Historic Preservation Board
Nancy Stillger, Historic Museum Supervis°r//¢/ffiTF/--'-- o
109 N. First Street - Grange Hall
July 24, 1995
Below is the historical background on the the 109 N. First Street structure as a supplement to
Staff Representative Gloria Sciara's report on the application.
Historical Background: In 1959, after 55 years of utilizing the Odd Fellows Hall (at
Campbell and Central Avenues - demolished in 1968), the Orchard City Grange dedicated its
first meeting hall at 109 North First Street. The building was purchased from the First
Baptist Church of Campbell and was at that time modified with the addition of a dining room
and a kitchen.
Date of construction of the First Baptist Church building is not verified but is thought to be
in the mid-1940s. The First Baptist Church was a mission of the Calvary Baptist Church of
San Jose and had its first services at the First Street location in August of 1946. Sanborn
Maps of the 1920s and 1930s show two residential houses on the site of the church.
The 109 N. First Street - Grange Hall is not on Campbell's Historic Resource Survey. The
master list from the late 1970s does include the building but details are limited and often
estimated. Churches are not eligible for landmark status in the State of California.
The structure is of limited architectural significance as it has been modified over time. The
primary significance of the building is cultural as the Orchard City Grange was important in
early Campbell history. The Grange was formed in 1903 in Campbell and was instrumental
in establishment of rural free delivery parcel post and the organization of the Farmers
Telephone Company in early Campbell. They were involved in all agricultural discussion of
the day, primarily local issues involving fruit crops. The Grange began the Early Settler's
Day luncheons in 1961 and served them in their meeting hall.
The museum has numerous archives on the Orchard City Grange in its collection including
"A History of the Orchard City Grange no. 333, Campbell, California- 1903 to 1941" by
Jessie McChesney. A sign from the Grange Hall has also been retrieved by City Staff and
will be in the museum's collection.
MEMORANDUM
To:
From:
Historic Preservation Board
Gloria Sciara, Staff Representative~
Subject:
109 N. First Street-Grange Hall
Date:
Item #4
CITY OF CAMPBELL
july 21, 1995
Background: A Use Permit to allow the intensification of an existing Church use at
109 N. First Street was approved by the Planning Commission on June 13, 1995. The
structure is commonly known as the "Grange Hall" but was originally built and
utilized by a Baptist Church in the early 1940's. The application to the Planning . vo,.~sa~~d~
Commission included a new vestibule or entry feature along the front of ~the ......... ~.
building, interior remodel with new seating, and new exterior windows." ~
condition of approval for this application to refer the application to the Historic
Preservation Board was adopted in Resolution 2981.
!oint Study Session: Per the recommendations discussed at the joint staff
department meeting on June 20, 1995, and during the interim that the Historic
Resource Inventory is under review, staff will forward all development applications
that impact potential historical resources to the Historic Preservation Board for
review and comment prior to the Planning Commission hearings.
Historical Background: The Historical Museum Supervisor will provide a more
detailed historical background of the property at the Historic Preservation Board
meeting.
Summary and Recommendation: Staff is recommending that the Board review the
attached staff report, exhibits, and supporting documentation and provide
comments to staff for referral to the applicant.
CITY OF CAMPBELL
Community Development Department · Current Planning
June 2, 1995
NOTICE OF 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 13, 1995, in the City
Hall Council Chambers, 70 North First Street, Campbell, California, for a Public
Hearing to consider the application of Mr. Edward Nazaradeh, on behalf of St.
Mary's Chaldean Catholic Church, for approval of a Conditional Use Permit (UP 95-
07) to construct a new vestibule entry to the front of an existing church/public
assembly fadlity, to construct a handicapped accessible ramp, to rest'ripe the parking
area and add landscaping in front of the new building addition, for property located
at 109 N. First Street in a PD (Planned Developmen0 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
Planning Office 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 866-
2140, at least one week in advance of the meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
STEVE PIASECKI
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. UP 95-07
Address: 109 N. First Street
70 North First Street . Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.379.2572 ' TDO 408.866.2790
TO:
Steve Piasecki
communi~ Development Director
CITY OF CAMPBELL
DATE:
May 31, 1995
FROM:
Darryl Jones
Senior Planner
SUBJECT:
Site and Architectural Review Committee Meeting Notes of May 25, 1995
The Site and ArchiteCtural Review Committee (SARC) met on May 25, 1995 to discuss the
following applications, and made the following recommendations:
UP 95-06 -- 1605 Van Dusen [nne -- Vernon Swart
The applicant is requesting approval of a Conditional Use Permit to allow a secondary
living unit on the project site. The Site and ArchiteCtural Review Committee was
supportive of the applicant's request, subject to the following recommendations:
Continue applications of horizontal wood siding along all elevations,
except for the rear elevation (optional).
Add a window or other opening on the front elevation to create a more
residential appearance.
C, Increase size of porch columns to cream a moro substantial porch feature.
D. Add landscaping at front elevation building wall area without windows.
E.
Building placement should maintain larger side and rear yard setbacks in
conformance with the San Tomes Area Plan.
UP 95-07 - 109 N. First Street - Edward Nazaradeh
The applicant is requesting approval of a Conditional Use Permit to allow the
intensification of the use and related site mod.iflcations including an addition to the
existing building and landscaping.
After an overview of the key items of the project were discussed with the applicant, the
SARC was supportive of the changes proposed by the applicant in accordance with the
following recommendations:
A.
Re-align the front entry walkway to include a suitable surface material,
such as concrete, and remove the existing asphalt and northerly driveway.
The design of the realigned walkway should be primarily straight from
the sidewalk area to the front of the building·
Reduce the number of fixed seats proposed with the sanctuary so that the
intensification of the use is minimal, and additional parking demand is
limited.
Applicant should Install a 4-foot wide planting strip in the sidewalk area
at the curb to blend in with the existing neighborhood on First Street. A
two-year maximum time limit to install this improvement was also
recommended.
Do
The revised plans will be reviewed at a Special SARC meeting to be held on
Tuesday, June 13, 1995 at 9:30a.m.
COMPANY
May 1, 1995
Mr. Daryl Jones
Planning Department
70 North First Street
Campbell, CA 95008
RECEIVED
HAY o 2 1995
CITY' OF CAMPBELL
PLANNING DEPI',
St. Mary's Assyrian Chaldean Catholic Church
109 First Street
Campbell, CA
Dear Mr. Jones:
I am writing this letter to apply for a Use Permit on the above project stated.
We would like to remodel our church which will add a 150 sq. ft. Main Entry Vestibule.
Additionally, we would like to replace existing windows with arched windows in the
congregation area. Second, we will replace existing carpets and repaint the interior. Exterior
paint will remain the same or match existing.
Every Sunday morning there will be a mass and an occasional afternoon event such as a wedding
or a funeral. We estimate the actual number of people for the morning mass to be about 120 -
150 people. There will be occasional evening or weekend meetings at the Meeting Room, at
the rear of the site.
The Occupant Load shown on plans is based on UBC 91 Occupant Load Factor calculation total
of 290. The number of parking available on site is 2]. We would like your permission to use
the street and some of City Hall's parking area across the street on weekends and off hours.
Please let we know if you need any more information regarding this site for a Use Permit.
Sincerely,
DC Kim, A.I.A.
Project Manager
101 LINt:()]N Ck:NTR[ DF~IVE Fosqk'[~ CrrY, CA 94404-1167 (415) 571-2200 [ACSIMILF (415) 571-2211
CITY OF CAMPBELL
Community Development Department · Current Planning
November 3, 1994
Ms. Phyllis Wong
Fox and Carskadon
285 Hamilton Ave.
Palo Alto, CA 94301
RE: Orchard City Grange Hall - 109 FLrSt Street, Campbell CA.
Dear Ms. Wong:
This letter is in response to your inquiry about using the Orchard City Grange Hall for a
church. The general plan for the site is commercial/residential. The existing use of the
site as a meeting hall is considered a legal non-conforming use.
The Community Development Director has determined that the use of the site as a
church does not constitute an intensification of the existing use. Therefore, a church
would be a permitted use on the site. The maximum permitted seating capacity would
be for 165 people. The seating capadty is based upon the existing capacity for the area
you indicated would be used for the sanctuary, which is depicted in Exhibit #A".
You also asked about the potential for expansion. Chapter 21.66 of Campbell
Municipal Code states that non-conforming uses may not be expanded. However, upon
approval of a use permit the a church could become a conforming use. Should a use
permit be approved, any expansion would require bringing the site into conformance
with current zoning standards, including parking and landscaping. Based on 165 seats,
the site would require 42 parking spaces. The site has 22 spaces. The parking defidt
makes expansion of the site difficult.
If you have any questions, please contact the undersigned at the Community
Development Department at 866-2140.
Sincerely,
Curtis Banks, AICP
Planner E
70 North First Street · Campbell, California 95008. 1423 . TEL 408.866.2 140 · FAX 408.379.2572 . TDD 408.866.2790