Site and Arch & Use Permit - Withdrawn - 2010Ainsley Plaza, LLC
43 Harrison Avenue
Campbell, CA 95008
May 19, 2010
Mr. Steve Prosser
Associate Planner
Campbell Planning Division
70 North First Street
Campbell, CA 95008
Dear Mr. Prosser,
RECEIVED
MAY 19 2010
CITY OF CAMPBELL
PLANNING DEPT.
Ainsley Plaza, LLC wishes to withdraw the application for the Site and Architectural
Review Permit on the 43 Harrison Avenue Campbell, CA property.
Please have the refund check sent to 43 Harrison Avenue, Campbell, CA 95008, payable
to Ainsley Plaza, LLC.
Thank you for your assistance.
Sincerely,
AINSLEY PLAZA, LLC
,~~~i~~
Robert B. Hicks
General Manager
NEON BUSINESS -ITEM NO.2
rF • Cq,~~n
r~ CITY OF CAMI'13ELL • HISTORIC PRESERVATION BOARD
a n Staff Depart • 1Vleeting of May 12, 2010
r`
~RCNAR~•
PLN2010-04 Application of VIr. Steve Nelson for a Conditional li se Permit/Site and
Nelson, S. Architectural Review Permit (PLN2010-044) to allow the construction
of a second story living unit associated with an existing professional
office building currently listed on the Historic Resource Inventory
(HRI), on property owned by Ainsley Plaza, LLC., located at 43 N.
Harrison Avenue in the in the C-3 (Central Business District) Zoning
District.
DISCUSSION
~~licant's Proposal: The applicant is requesting approval of a Conditional Use
Permit/Site and Architectural Review ,Permit to allow the construction of a second story
living unit associated vt~ith an existing professional office building currently listed on
the Historic Resource Inventory (HRI) List (reference Attachment 3, Project flans).
F'roj.ect Location: T'h.e existing professional office building is located at 43 N. Harrison
Avenue between Campbell. Avenue and Civic Center Drive (reference Attachment b,
Location Map}. The property is surrounded by downtown commercial uses on all sides.
Back rg. ound: The structure, lazown as the Ainsley Corporation I Ieadquarters building,
was constructed circa 1937 to house the corporate headquarters of the Ainsley
Corporation in order to manage the family's land assets after the sale of the cannery
(reference Attachments 1 and 2, I~Iistoric Assessment Report and Applicant Statement).
In 1984, the City Council formally placed the subject property on the Historic Resource
Inventory {HRI} List. Due to the properties listing as a historic resource, any proposed
development of the property is subject to the regulations set for in the City of
Campbell's Historic Preservation Ordinance.
ANALYSIS
G~~ileral Plan Consistency: The General Plan land use designation for the project site is
Central Comi-nercial. Any proposed cievclvpment of a property within the Central
Commercial Land Use Designation is governed by the Downtown Development Plan.
The. relevant Downtown Development flan Goals, Policies, and Strategies regarding
this project, are as follows:
t i ~,`,ilsl s~_ i'`r l"~f'1"~:' t3.i.a(1. Us_lill'El. ~?ti].t~f 1\epC)3~t
'._.~' )r)l.i.!-! .l - =1~ N. 3:larrise>n Avenue
Page of
(Jo~~l_L.L_4 I listoric I:~e5i~~21: 'Ta l:yrornote and assist- the restoration and lrotection
ref the itstc?ric character and elements that elxtbodies the Down.tow3:t anal
cha:racteri~~es it as an uniElue place;
• Strate~,~y Lt'-~.la: 1-lstoric Dc~s: The historic character of Downtown shall be
presE:rvc>>d through thE~ }?rot~~ction and restoration of its historic buildings and
la3~d3narl:s;
• 1'olicv I~U_?.1: Mined LJse I'ro~rts: Encotlr.age property owners and developers to
consider rf~sidential. mixE~d use projerts ~~~:here appropriate;
• StratE~>..~~ r~-1.2a: D~~i~n Guidelines: Building elements which add scale and
interest such as second-story bay windows, parapets, and cornices, are
ena)ur.~lned; and,
4 Srr~lt i)-1.2b: DE•si n C~lidelines: Sft.icco, brick, the and stone shall be the
primary l)tzilding materials on facades in the Dow3lto~n~n. Using a mix of these
mate3-ials is encouraged.
1-listc~ric Pre~_~tvation ~yc~ard REwiew Authority_and Scoff: With regards to potential
development E,f propr~; ties that are Historic Resources, Th.e Historic Preservation
Board's purpose for rep:~~~~cv is as follows:
• 5afegt.ard the hE ~itage of the city by providing for the protection of landmarks
representing significant elements of its I~.isto3°y;
• 1=11hane the vvisual character of the city by encouraging ~tn.d regulating the
coxrtpa:tibility of ~rchitc~ctural styles within historic districts reflecting unique and
estal~}i~hed architectural traditions;
• lctenti_fy valuable and pc.~tentially valuable historic resources;
• Foster public appreciation. of a civic pride in the beauty of the city and the
accomplishments of its past;
• Strengthen the economy of the city by protecting and enhancing the city's
attractions to residents, tourists, anc~[ visitors;
• Stabilize and im}?rove property values tvitllin the city;
• Promote the F)ricrate allci ptlhli.c tlse of land3-narl:s and historic. districts fc:~r the
education, prosperity, anc:l :;cner~)I wclf~-:re c,f the peoplE~;
• Encc~urale the preservation) of existinf; ct~l.t:ur<:)]]v and I~)istEZrically si,~nifica.nt
strt1C111.re6 ,.35 SVE'll. ~?S lanclin,ll k fE' ~tLtres ETi1 5f'1`s1C'tlrES cti1C~ tiites;
s RetC131~ t'1'1F, eStabllSl"1(:'Lt I]t.I11d13"1~ l~i:~tt"t'rIl-s rlrl';1 arC}lst<?Ctl.lri?I a71d cLl.It13.i'al Il.t;'rlta~e
cif the cc~.nrnunity;
I-Iisl-oric Preservation. Board, Staff Pc=port
PLNZUI0-U4 M 4^ N. Harrison Avg.=nue ~._._~..~__.__~_.~___._._.------_.._---' Z'a~e 3 of 5
• Fulfill the- city's responsibi}ity as a certified local government under- federal.
preservations laws; aiid,
• Fulfill the city's responsibilities for Federal Section 10C~ reviews and for the
California Environmental Quality Act.
1^Iunicipal Code: The subject property i.s within the C-3 {Central Business) Zone District.
The addition of a living unit located above the first floor may be approved-through the
Ccmditional Use Permit process. The proposed project meets the site development
standards set forth in the Campbell Municipal Code-for properties within the C-3 Zone
District regarding neigh ,setbacks, floor area, lot coverage, and. parking.
The proposed addition and c.ha.nge of use to a listed I-Iistoric Pesource require
independent review by the Historic Preservation Board pursuant to sections 21.33.070
and: 21.33.090 of Campbell Municipal Code (Historic Preservation Ordinance). The two
relevant aspects of the proposed project that fall under the purview of tl~e Historic
Preservation Board require review of specific criteria and findings.
;addition to a Historic Pesource: 'T'he proposed addition. to t1~e HRI property requires
3-Iistoric Preservation Board review and recommendation to the Planning Commission,
w~hic.h is the decision making body. The Historic Preservation Board, in considering the
;:appropriateness of this application shall consider, among other things, the purpose of
the I-Iistoric Preservation Ordinance, t11e architectural anal historical value and
significance of the structure; and the Secretary of the Interior's Standards far the
Treatment of Historic- Properties (reference Attachment 5, Secretary of Interior
Standards ~ New Additions to Historic Buildings).
Change of USe of a Historic Resource: The Ccmditional Use Permit application for the
change of use (professional office to professional office and residential) of the HRl
property requires 1-Iistoric Preservation. Board revieti~ and either a favorable
recorrunen:dation to th.e. Planning Commission or the Board may deny the Conditional.
L'scs Permit, whexc the denial decision is appealable to the City Council. As the Board's
determination authority is different from the review of the addition to the structure, the
Board shall consider the following fcr the Change of L.ise proposal:
The 1-Iistoric T'reservation Board, in cc~nsidc>ring the appropriateness of the
application for a change of use shall consider, a.~n.ong, other things, the. purpose of
the I Iistoric Preservation Ordir~~:~nre and they architechr-cal ~~nd historic value and
sigi-iificance of thc~ historic resource property; and,
m T'he I-listoric Preservation.-Board ~ha.ll also consider th.e material and context of
the structure in question or its appurtenant fixtures, including fences,
€1i~,lc,ric c're~servat~oil B<:s~~rd ~'{:at Derr+.~ri
I'1 :~I201()-04 -- -I ~ It . Harrison A v~zu e
I'a~~e ~ of 5
la~ldscapirg; parlci.n;, signs, site plant, and the relationship of the fea.ttires to
similar fc~attu•es of otllc>r structttres within an Historic District, and the position of
the structure in relation to tl ~e street or public way and to other neighboring
structures,
Site Layout and Ardzitecture: Tl1e .proposed. elevations depict atwo-story struchtre
influenced by t\`eo-Classicism architectural style. The existing exterior is brick veneer
with a compositic,n slate roof. The proposed second story addition also includes a brick
veneer exterior to match, except for- the inclusion. of Iap siding on the three dormers
proposed on the front elevation. The use of the brick veneer appears to Have been used
to tie the addition into the original design in order to limit a "tacked on appearance",
while the use of Iap siding appears to provide a distinct visual break. vetween old and
new in order to show that an additionz 11as occurred rather than t11e applicant trying to
camouflage the addition as original construction (reference Attachments 3 & 4, Project
Plans and Material Sample Board).
1 he proposed Eront elevation includes an ornate covered entryway, multiple pane
windows. The proposed rear elevation includes a ne~v open air metal. stairway and
second story wood balcony and landing. The balcony includes decorative support (ref.
Attachment 6, Original Colored Elevation).
ItECOMMElVDATIOI~r
Pursuant to C'ampbeIl Zoning Code 21.33.010 (Historic Preservation), the I-Iistoric
Preservation Board may recommend anyone of the following actions to the I?lanning
Commission regarding the proposed addition to the HP.I listed structure:
• Recommend approval of the application as presented;
• Recommend approval of t11e application subject to modifications as the Historic
Preservation Board. finds reasonable and necessary to cause the application to
conform to the purposes of this chapter and with the Secretary of the Interior's
:Standards; or,
• Recommend. denial of the application.
Additionally, pursuant to Campbell Zoning Code 21.;13.090 (Historic Presc~rvationj, the
I-Iistaric Preservation Board. may recommend any ot~e czf. the follotiving actions to the
Planning Cotalmission or ci~ny the }~roposeci chan~c of tt5e to the HRI iistc~d structure:
Recommend. approval of a Change of `t1se. Before recc>mn~ending approval or
mcsdified approvalro the I'Ianning Comsnissiott, the Historic 1'reservcstion Board
shall n~ta.I<e the following findings:
1. The. action proposed is consistent r~lith the 1?urposes of t11is dzapter; anal,
i~listoric; 1'reStr~/,:i~it~~n bCtiarci ~~tar; 1~~..~1,~4~i"F
PI.N?()lU-l)=I ~ ~> N. 1-larl-isc:>n -~ver~L~c3 Pale a of 5
~. 111.E i~CtiC)T1 pi"OpOtiC>d Ca'lIl I'1(?t bE' dE'..trimE'.1'ltal tO i~ Str11CtL11'e .)T fecltLlrl''. Of
slnnlftCalt aesthetl(., ~?rC!lltE'CtLII.'al; CLIItUral, Or ~'1"iC~inl't'.r[n~ it"ltt'rE'St Or V11Llt' Of
an historical natLire.
o Deny a Change of Use. The 1 iistoric preservation Boarci may deny a proposal for
a change of use, and the decision. shall be final unless the applicant or other
interested party makes arr ~app~al to the City Council in writing within ten days
of the decision.
ADDITIONAL INFOR1VlATION
C~~yition Col-res}~ondi~nce: Staff has received one email in opposition to the
applicant's request for a second story addition to a H.istor.ic Resource as the respondent
believes that the modification proposed is to significant of a.n in-lpact on the Historic
Structure (reference Attachment 6, O}?position Email).
Attachments:
1. Historic Resource Primary Record.
2. Applicant Statement.
>. Project Plans.
~. Cplor and Material Sample Board.
5. Secretary of Interior Stan.daxd.s for the
Additions to Historic Buiidiligs.
Treati7~ent of Historic Properties ~ New
6. Opposition. Email.
7. Location Map.
Prepared by: -- ---- _._._- ------------`°''~--~.,~_:-----
Steve Prosser, Assor_i.ate Planner