PC Res 4394RESOLUTION NO. 4394
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2016-76) TO ALLOW A
MINOR ADDITION, FACADE RESTORATION, AND SEISMIC
RETROFIT OF AN UNREINFORCED MASONRY COMMERCIAL
BUILDING LISTED ON THE HISTORIC RESOURCE INVENTORY
LOCATED AT 360 E. CAMPBELL AVENUE. FILE NO: PLN2016-76
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 PLN2016-76:
1. The project site is located at the southwest corner of Campbell and Central Avenues
in Historic Downtown Campbell.
2. The project site is zoned C-3 (Central Business, District) on the City of Campbell
Zoning Map.
3. The project site is designated Central Commercial on the City of Campbell General
Plan Land Use diagram.
4. The project site is an approximately 1,500 square-foot commercial property
developed with the Second Bank of Campbell Building, a designated historic resource
constructed circa 1911 in an Italian Renaissance Revival style.
5. The proposed project is an application for a Site and Architectural Review Permit
(PLN2016-76) to allow a minor addition, fagade restoration and seismic retrofit of the
Second Bank of Campbell Building. The proposed project also includes Modification
(PLN2016-99) to a previously approved Conditional Use Permit (PLN2007-183) to
modify the interior configuration of an existing restaurant with approved general
alcohol sales and late-night operational hours.
6. The proposed facade restoration will restore the building's facade in spirit and form to
the historic building design by reconstructing and extending the storefront (flush with
the building face), consistent with the Secretary of the Interior Standards.
7. The proposed project is consistent with the C-3 (Central Business District) Design
Standards with respect to building mass, building form and composition, storefront
design, materials, colors, and finishes, and overall building quality.
8. The proposed project was reviewed by the Historic Preservation Board at a regularly
scheduled meeting of May 24, 2017. The Board recommended approval of the project
subject to conditions of approval that are reasonable and necessary to cause the
application to conform to the purposes of the Historic Preservation Ordinance and
with the Secretary of the Interior's Standards.
9. In review of the proposed project, the Planning Commission considered traffic safety,
traffic congestion, site circulation, landscaping, structure design, and site layout.
Planning Commission Resolution No. 4394 Page 2 of 3
PLN2016-76 ~ 360 E. Campbell Ave. -Site and Architectural Review Permit
10. The proposed project would be consistent with the following General Plan policies:
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.
11. No substantial evidence has been presented which shows that the project, as
currently presented and subject to the required Conditions of Approval, will have a
significant adverse impact on the environment.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
The project will be consistent with the General Plan;
2. The project will aid in the harmonious development of the immediate area;
3. The project is consistent with applicable adopted design guidelines; and
4. 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 Site and
Architectural Review Permit (PLN2016-59) to allow a minor addition, facade restoration,
and seismic retrofit of an unreinforced masonry commercial building listed on the Historic
Resource Inventory located at 360 E. Campbell Avenue, subject to the attached
Conditions of Approval (attached Exhibit "A").
Planning Commission Resolution No. 4394 Page 3 of 3
PLN2016-76 ~ 360 E. Campbell Ave. -Site and Architectural Review Permit
PASSED AND ADOPTED this 25th day of July, 2017, by the following roll call vote:
AYES: Commissioners: Reynolds, Young, Kendall, Hernandez, Rivlin, and Rich
NOES: Commissioners:
ABSENT: Commissioners: Dodd
ABSTAIN: Commissioners:
APPROVED: ~~~~~ ~~ ~/ '/~~~
vonne Kendall, Chair ~
~~
ATTEST: `., , , ~~ zf
Bill Bruckart, Acting Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PL2016-76)
360 E. Campbell Avenue
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 all 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 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
Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2016-76) to allow a minor addition, fapade restoration, and seismic retrofit of an
unreinforced masonry commercial building listed on the Historic Resource Inventory
located at 360 E. Campbell Avenue. The project shall substantially conform to the
Revised Project Plans stamped as received by the Planning Division on May 26,
2017, except as modified by the required revisions specified by Condition of
Approval No. 7 (Plan Revisions).
2. Permit Expiration: The Site and Architectural Review Permit approval shall be valid
for one (1) year from the effective date of Planning Commission action (expiring
August 4, 2018). Within this one-year period, an application for a building permit
must be submitted. Failure to meet this deadline or expiration of an issued building
permit will result in the Site and Architectural Review Permit being rendered void.
3. Planning Final Required: Planning Division clearance is required prior to Building
Permit final. Construction not in substantial compliance with the approved project
plans shall not be approved without prior authorization of the necessary approving
body.
4. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties
and directed on site. The design and type of lighting fixtures and lighting intensity of
any proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director for historic appropriateness and compliance with
the Campbell Lighting Design Standards (CMC Sec. 21.18.090).
5. signage: No signage has been approved as part of this development application.
New signage shall not be installed prior to approval of a sign permit as required by
CMC Sec. 21.10.060.x. The allowable sign materials for the project site shall include
enameled metal, painted wood, cast metal, painted fabric, and similar materials, or
an awning sign. Plastic signage of any type, whether individual letters or as part of a
box (or cabinet), shall not be approved.
Exhibit A -Conditions of Approval ~ 360 E. Campbell Ave. (PLN2017-76) Page 2
6. HPB Review: The construction drawings submitted for a building permit shall be
reviewed by the Historic Preservation Board prior to issuance of a permit. At that
time, the applicant shall also provide material and color samples for review and
approval by the Board.
7. Plan Revisions: The construction plans submitted for a building permit shall
incorporate the following revision(s):
a. The elevation sheets shall correctly depict the divided light windows so that
the center pane is larger than the two outer panes.
b. All affected sheets shall incorporate the accessibility recommendations of the
submitted CASp review prepared by ADA Compliance Consultants, Inc.,
dated April 5, 2017.
c. The elevation sheets shall include final building color notations as approved
by the Historic Preservation Board.
d. Lighting details in compliance with Condition of Approval No. 4 (On-Site
Lighting).
8. Construction Activities: The applicant shall abide by the following requirements
during construction:
a. The project site shall be posted with the name and contact number of the lead
contractor in a location visible from the public street prior to the issuance of
building permits.
b. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00
p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take
place on Sundays or holidays unless an exception is granted by the Building
Official.
c. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise-generating construction equipment, such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses.
f. Use standard dust and erosion control measures that comply with the adopted
Best Management Practices for the City of Campbell.
Building Division
9. Permits Required: A building permit application shall be required for the proposed
Structural Retrofit of the unreinforced masonry commercial building. The building
permit shall include Electrical/Plumbing/Mechanical fees when such work is part of
Exhibit A -Conditions of Approval ~ 360 E. Campbell Ave. (PLN2017-76) Page 3
the permit. The building shall be made to comply with all the requirements
necessary to the new buildings proposed occupancy.
10. Plan Preparation: This project requires plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for building
permits shall be "wet stamped" and signed by the qualifying professional person.
11. Construction Plans: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
12. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
13. 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. Site address and
parcel numbers shall also be clearly called out. Site parking and path of travel to
public sidewalks shall be detailed.
14. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance
forms shall be blue-lined on the construction plans. Compliance with the Standards
shall be demonstrated for conditioning of the building envelope and lighting of the
building.
15.Special Inspections: When a special inspection is required by C.B.C. Chapter 17,
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 C.B.C Chapter 1, Section 106. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
16. Non-Point Source Pollution: 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. Title 24 Accessibility -Commercial: On site general path of travel shall comply with
the latest California Title 24 Accessibility Standards. Work shall include but not be
limited to accessibility to building entrances from parking facilities and sidewalks.
18. Title 24 Accessibility -Commercial: This project shall comply fully with the
provisions of Chapter 11 B of the California Building Code 2016 ed.
19.Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
o Santa Clara County Department of Environmental Health
o Santa Clara County Fire Department
Exhibit A -Conditions of Approval ~ 360 E. Campbell Ave. (PLN2017-76) Page 4
20. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early
as possible in the approval process. Service installations, changes and/or
relocations may require substantial scheduling time and can cause significant delays
in the approval process. Applicant should also consult with P.G. and E. concerning
utility easements, distribution pole locations and required conductor clearances.
21. Storm Water Requirements: Storm water run-off from impervious surface created by
this permitted project shall be directed to vegetated areas on the project parcel.
Storm water shall not drain onto neighboring parcels.
PUBLIC WORKS DEPARTMENT
Encroachment Permit /Fees /Deposits: Prior to occupancy of the building, the
applicant shall apply for an encroachment permit to upgrade the existing curb ramp
at the southwest corner of East Campbell Avenue and South Central Avenue to be
accessible complaint.
2. Street Improvements Completed for Occupancy and Building Permit Final: Prior to
allowing occupancy and/or final building permit signoff, the applicant shall have the
required street improvements and pavement restoration installed and accepted by
the City.
3. Utility Service Requirements: The following conditions only apply if the applicant has
a need to install / upgrade utility services (water, sewer, gas, etc.) in the
street/sidewalk:
a. Utility Encroachment Permit: Separate permits for the installation of utilities to
serve the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
b. Utility Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
c. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. South Central Avenue and Campbell Avenue have not been
reconstructed or overlaid in the last 5 years. The pavement restoration plan shall
indicate how the street pavement shall be restored following the installation or
abandonment of all utilities necessary for the project.