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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 Page 3 of 4 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 Page 4 of 4 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.