PC Res 4245RESOLUTION NO. 4245
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A HISTORIC EXCEPTION
(PLN2015-203) TO ALLOW AN EXPANSION OF AN EXISTING
MEZZANINE INTO A FULL SECOND FLOOR, EXCEEDING THE
ALLOWABLE FLOOR AREA RATIO (FAR) ON PROPERTY
LOCATED 400 E. CAMPBELL AVENUE.
FILE NO.: PLN2015-203
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to file number PLN2015-203:
1. The project site is zoned C-3 (Central Business District) and designated Central
Commercial by the General Plan Land Use Element.
2. The project site is located along East Campbell Avenue between North Central
Avenue and the railroad tracks.
3. The project site consists of a 3,965 square-foot parcel, developed with the Grower's
National Bank Building.
4. The Grower's National Bank Building is listed as a historic resource on the Campbell
Historic Resource Inventory.
5. The Grower's National Bank Building is a unique historic resource being the only
Neoclassical commercial building within the City of Campbell, being of such
significance that it is eligible for listing on the National Register of Historic Places.
6. At its meeting of February 26, 2013, the Planning Commission adopted Resolution
No. 4094 approving a Conditional Use Permit (PLN2012-255) to allow establishment
of a 'wine bar' within the Grower's National Bank Building. The Conditional Use
Permit was subsequently modified (PLN2014-207) by the Planning Commission on
September 9, 2014, by adoption of Resolution No. 4165, to allow the approved 'wine
bar' use to be converted to a restaurant and bar.
7. The applicant has proposed allowing use of the upper floor to be utilized as
professional office instead of restaurant as currently approved. As part of this
proposal, the applicant proposes to extend the existing mezzanine into a complete
second floor. The expansion of the mezzanine would result in a Floor Area Ratio
(FAR) of 1.75, which would further exceed the allowable 1.5 FAR of the C-3 (Central
Business District) Zoning District (the current FAR is 1.57).
8. The 1.5 FAR maximum is found in both Section 21.10.060 of the Campbell Municipal
Code (C-3 -Central Commercial District) as well as in the Downtown Development
Plan as Strategy LU-7.1 a.
9. The October 3, 2006 City Council staff report for the Downtowr. Development Plan
noted that the maximum FAR language was modified "to provide consistency with the
Planning Commission Resolution No. 4245
PLN2015-203 - 400 E. Campbell Avenue -Historic Exception
Page 2 of 4
Campbell Zoning Code," which already contained this standard. In this regard, the 1.5
FAR maximum is zoning standard that was included in the Downtown Development
Plan only as a matter of internal consistency.
10. Pursuant to Campbell Municipal Code (CMC) Section 21.33.0160, a Historic
Exception may provide relief from strict compliance with the standards set forth by
this chapter and the city of Campbell Municipal Code, that may impair the ability of a
historic resource, landmark or historic district to be property used for adaptive reuse
and/or altered in a manner that will minimize the impact upon its historic character
and the surrounding area.
11. A property designated under CMC Chapter 21.33 as an historic resource is allowed
for adaptive reuse in compliance with the provisions of this chapter and the city of
Campbell Municipal Code. As used herein, adaptive reuse is a change to a new use,
including but not limited to retail uses, commercial uses, etc., as long as such use is
in compliance with the applicable zoning, the city's General Plan, any adopted
neighborhood or specific plan for that area and applicable design guidelines except
as provided herein.
12. The applicant has applied for a Historic Exception to seek relief from the FAR
restriction as to allow for the adaptive reuse of the Grower's National Bank Building.
13. Reducing the size of the restaurant space will increase its leaseability, while use of
the second floor for office will ensure functionality of the entire building in a financially
sustainable manner.
14. Although the building square-footage would be increasing, the overall intensity of the
building's use would decrease. By nearly halving the restaurant capacity from 239
seats to 129 seats and converting the upstairs to professional office use, the project
would result in a net decrease in parking demand of 20 spaces.
15. Restricting the second floor to professional office use is necessary to make an
affirmative determination on the Historic Exception in that it will ensure that the
increase in FAR would not result in an increase in land use intensity in the future.
16. The proposed of office use would be consistent with the Central Commercial General
Plan Land Use Designation and the C-3 (Central Commercial District) Zoning District,
as the professional office use would be restricted to the upper floor, retaining the
ground floor for restaurant use.
17. Retention of the interior barreled ceiling is necessary to ensure the historic integrity of
the resource and its eligibility for listing on the National Register of Historic Places.
18. The proposed Historic Exception would be consistent with the following General Plan
policies:
Planning Commission Resolution No. 4245
PLN2015-203 - 400 E. Campbell Avenue -Historic Exception
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Policy LUT-8.1: Historic Buildings, Landmarks and Districts and Cultural
Resources: Preserve, rehabilitate or restore the City's historic
buildings, landmarks, districts and cultural resources and retain
the architectural integrity of established building patterns within
historic residential neighborhoods to preserve the cultural
heritage of the community.
Strategy LUT-8.1 c: Adaptive Re-Use: Encourage adaptive reuse of and
incorporation of the city's historic buildings and structures for
new development projects, when feasible.
Strategy LUT-8.1 h: Historic Preservation Incentives: Develop incentives to
encourage preservation and restoration including allowing the
use of appropriate historic Building and Fire Codes and leniency
on certain standard development requirements.
Policy CNR-1.1: Historic Resource Preservation: Ensure that the City and its
citizens preserve historic resources as much as possible.
Policy D-4.1: Historic Preservation and Redevelopment Compatibility: The small
town character of Downtown Campbell shall be maintained by
encouraging the preservation of important historic resources,
promoting the improvement of existing properties and businesses,
and encouraging new development compatible in design with
existing and newly approved development.
19. The front entry of the Grower's National Bank was expanded by the previous theater
use in a manner inconsistent with the original design.
20. A requirement to restore the front entry to its original design, as depicted in historic
photography, is reasonably related to the requested Historic Exception and in
furtherance of the above noted General Plan policies.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The historic exception is necessary to provide for an appropriate use of an existing
building and/or to provide for the design and alteration of a building or site in a
manner that shall enhance its functional use and utility, including potential adaptive
reuse.
2. The historic exception shall not adversely impact property within the neighborhoods
and historic district, if it is within an historic district.
3. The historic resource being preserved shall retain its integrity as an historic resource
and any impacts on its historic characteristics shall be minimized.
4. The historic exception shall not adversely impact properties or public rights-of-way
within an historic district.
Planning Commission Resolution No. 4245
PLN2015-203 - 400 E. Campbell Avenue -Historic Exception
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5. The historic exception is the minimum departure from the requirements of this code.
6. There is a reasonable relationship and a rough proportionality between the
requirement to restore the entry way of the Grower's National Bank building and the
proposed Historic Exception.
7. The project is Categorically Exempt under Section 15301 Class 1 of the California
Environment Quality Act (CEQA), pertaining to minor alterations to an existing private
structure, involving negligible or no expansion of use beyond that existing at the time of
the lead agency's determination.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Historic
Exception (PLN2015-203) to allow an expansion of an existing mezzanine into a full
second floor, exceeding the allowable floor area ratio (FAR) on property located at 400 E.
Campbell Avenue, subject to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 22"d day of September, 2015, by the following roll call vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
Bonhagen, Dodd, Kendall, Reynolds, Rich and Young
None
Finch
None
i ~%,
Dodd, Acting Chair
ATTEST:
APPROVED:
EXHIBIT A
CONDITIONS OF APPROVAL
Historic Exception (PLN2015-203)
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance
with atl applicable conditions of approval, adopted policies and guidelines, ordinances, laws
and regulations and accepted engineering practices for the item under review. Additionally,
the applicant is hereby notified that he/she is required to comply with al! 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
Approved Proiect: Approval is granted for a Historic Exception (PLN2015-203) to allow
an expansion of an existing mezzanine into a full second floor, exceeding the allowable
floor area ratio (FAR), for property located at 400 E. Campbell Avenue. The project
shall substantially conform to the Revised Project Plans, stamped as received by the
Planning Division on September 3, 2015, except as may be modified by the conditions of
approval contained herein.
2. Approval Expiration: The Historic Exception approval shall be valid for one year from the
date of final approval (expiring October 2, 2016). Within this one-year period, an
application for a building permit to allow the mezzanine expansion must be submitted.
Failure to meet this deadline or expiration of an issued building permit will result in the
Historic Exception being rendered void.
3. Limitation of Use: The use of the second floor shall be restricted to "professional office",
as defined by the Campbell Municipal Code.
4. Preservation of Barreled Ceiling: The barreled ceiling shall be maintained and protected
indefinitely. No modifications to the ceiling shall be made without express approval of the
Community Development Director and/or Historic Preservation Board.
5. Restoration of Entryway: Prior to issuance of a building permit for the mezzanine
extension, the applicant shall submit construction drawings for restoration of the front
entryway. The drawings shall indicate restoration of the entryway to its original width,
with a metal or wood door design, as approved by the Historic Preservation Board.