Loading...
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.