PC Res 4415RESOLUTION NO. 4415
BEING A RESOLUTION OF tHE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT AND HISTORIC EXCEPTION FOR THE HISTORIC
PROPERTY LOCATED AT 20 ALICE AVENUE (PLN2017-164).
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 PLN2017-164:
1. The zoning designation for the project site is R-1-6 (Single Family Residential);
2. Exterior alterations to a historic resource in the Alice Avenue Historic District may
occur with the approval of a Conditional Use Permit;
3. The project consists of a 950 square foot rear addition, resulting in a 1,961 square
foot single family residence. The applicant also intends to demolish the existing
detached garage and construct a new 501 square foot detached garage;
4. The project is consistent with the purpose of the Historic Preservation Ordinance in
that the proposed exterior changes preserve existing culturally and historically
significant features of the historic resource and the project retains the established
building patterns and architectural and cultural heritage of the Historic District;
5. The project is consistent with the Secretary of the Interior's Standards in that it will
remain in use as a home; the proposed work retains the historic character of the
property and significance of the structure; and the addition is differentiated from
the historic structure so as not to create a false sense of history;
6. The project will not be detrimental to the significant historical interest or value of
the resource in that the most visible features of the historic resource will remain
intact as seen from the public right-of-way;
7. The requested exception for a reduced setback is the minimum departure from the
municipal code in that all other requirements will be adhered to;
8. The requested exception for a reduced setback will allow the homeowner to
enhance the functional use and utility of the structure without the need for a
second story which could adversely impact the integrity of the historic resource;
9. The requested exception for a reduced setback will not adversely impact
properties or public rights-of-way within the historic district.
Planning Commission Resolution No. 4415 Page 2 of 3
PLN2017-164 ~20 Alice Avenue -CUP and Historic Exception
Based upon the foregoing findings of fact and pursuant to CMC Section 21.42.020, the
Planning Commission further finds and concludes that:
1. The proposed use is allowed within the applicable zoning district with Conditional
Use Permit approval, and complies with all other applicable provisions of this
Zoning Code and the Campbell Municipal Code;
2. The proposed use is consistent with the General Plan;
3. The proposed site is adequate in terms of size and shape to accommodate the
fences and walls, landscaping, parking and loading facilities, yards, and other
development features required in order to integrate the use with uses in the
surrounding area;
4. The proposed site is adequately served by streets of sufficient capacity to carry the
kind and quantity of traffic the use would be expected to generate;
5. The. design, location, size, and operating characteristics of the proposed use are
compatible with the existing and' future land uses on-site and in the vicinity of the
subject property;
6. The establishment, maintenance, or operation of the proposed use at the. location
proposed will not be detrimental to the comfort, health, morals, peace, safety, or
.general welfare of persons residing or working in the neighborhood of the
proposed use, or be detrimental or injurious to property and improvements in the
neighborhood or to the general welfare of the city;
7. The action proposed is consistent with the purposes of the Historic Preservation
Ordinance;
8. The action proposed is consistent with the Secretary of the Interior's Standards for
the treatment of historic properties with guidelines for preserving, rehabilitating,
restoring and reconstructing historic buildings;
9. The action proposed will not be detrimental to a structure or feature of significant
aesthetic, architectural, cultural, or engineering interest or value of an historical
nature;
10. 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;
11. The historic exception shall not adversely impact property within the
neighborhoods and historic district, if it is within an historic district;
Planning Commission Resolution No. 4415 ~ Page 3 of 3
PLN2017-164 ~20 Alice Avenue -CUP and Historic Exception
12. The historic resource being preserved shall retain its integrity as an historic
resource and any impacts on its historic characteristics shall be minimized;
13. The historic exception shall not adversely impact properties or public rights-of-way
within an historic district;
14. The historic exception is the minimum departure from the requirements of this
code;
15. The project is Categorically Exempt pertaining to additions to existing structures
that are constructed in a manner consistent with the Secretary of the Interior's
Standards for the Treatment of Historic Properties with Guidelines for Preserving,
Rehabilitating, Restoring, and Reconstructing Historic Buildings.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a
Conditional Use Permit and Historic Exception (PLN2017-164) allowing demolition of
the existing detached garage, construction of a new 501 square foot detached garage,
and construction of a 950 square foot rear addition to the existing historic home on
property located at 20 Alice Avenue, subject to the attached Conditions of Approval
(attached Exhibit "A").
PASSED AND ADOPTED this 28th day of November, 2017, by the following roll call
vote:
AYES: Commissioners: Hernandez, Krey, Ostrowski, Rivlin and Young
NOES: Commissioners: Rich
ABSENT: Commissioners Dodd
ABSTAIN: Commissioners: None ,
APPROVED:
ATTEST:
Paul Ke moyan, Secretary
7zuel-~,+,~`~
Michael Rich, Chair
EXHIBIT A
CONDITIONS OF APPROVAL
Conditional Use Permit and Historic Exception (PLN2017-164)
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
1. Approved Project: Approval is granted for a Conditional Use Permit and Historic
Exception (PLN2017-164) for the historic property located at 20 Alice Avenue.
The project includes demolition of the existing detached garage, construction of a
new 501 square foot detached garage, and construction of a 950 square foot rear
addition to the existing home. The project shall substantially conform to the revised
project plans stamped as received by the Planning Division on September 18,
2017, except as may be modified by the Conditions of Approval herein.
2. Permit Expiration: The Conditional Use Permit and Historic Exception approval
shall be valid for one year from the date of final approval. Within this one-year
period (expiring December 8, 2018), an application for a building permit must be
submitted. Failure to meet this deadline will result in the Conditional Use Permit
with Site and Architectural Review 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. Rehabilitation: All significant historic features should be rehabilitated wherever
feasible. If any of these features are found to be deteriorated, careful repair is
preferred treatment. If deterioration is severe enough so that the feature has failed,
- the replacement should match the original in design, color, texture, and materials.
5. Contractor -Unexpected Conditions: In the event that unexpected damage occurs
or historic features (e.g. historic openings or brickwork) are discovered during the
construction process, the contractor shall stop work on the affected portion of the
project and seek written authorization of the Community Development Director
prior to proceeding. To obtain authorization, the contractor shall work with the
project architect/applicant to evaluate options to restore the existing material to the
extent feasible. Where the severity of deterioration requires replacement, the new
feature will match the old in design, color, texture, and, where possible, materials.
Exhibit A -Conditions of Approval Page 2 of 6
PLN2017-164 - 20 Alice Avenue -CUP and Historic Exception
Replacement of missing features will be substantiated by documentary and
physical evidence to the satisfaction of the Community Development Director.
6. Salvage: Where significant historic features cannot be restored in place, they shall
be salvaged for use elsewhere on the site, donated to a historic agency, or used
for interpretive display.
7. 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 prior to installation of the lighting for
compliance with all applicable Conditions of Approval, ordinances, laws and
regulations. Lighting fixtures shall be of a decorative design to be compatible with
the residential development and shall incorporate energy saving features.
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
Note: No building code issue has been reviewed at Development Review Committee; it
will be reviewed in the Building Permit process. Please be aware that building codes
are changing constantly; plans submitted for building permit shall comply with the code
in effect at that time. Submit permit application together with required documents to the
Building Inspection Division to obtain a building permit. No construction can be
commenced without an appropriate building permit. To the satisfaction of the building
division manager/building official:
Exhibit A -Conditions of Approval Page 3 of 6
PLN2017-164 - 20 Alice Avenue -CUP and Historic Exception
9. PERMITS REQUIRED: A building permit application shall be required for the
proposed complete remodeling and addition to the existing structure. The building
permit shall include Electrical/Plumbing/Mechanical fees when such work is part of
the permit.
10. PROJECT DESCRIPTION: This project is proposed as a "remodel and addition to
an existing dwelling". The scope of work proposed under this project more closely
reflects the construction of a new single-family dwelling. The Building Inspection
Division may consider this project as new construction, and fees will be calculated
based on the comparative similarities to new construction. This project will be
reviewed under the provisions of Chapter 18.32 of the Campbell Municipal Code to
determine how this project will be defined upon submittal for building permit.
11. 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.
12. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the
cover sheet of construction plans submitted for building permit.
13. SIZE OF PLANS: The minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
14. 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.
15. SEISMIC REQUIREMENTS: Additions and Alterations to (e) residential structures
shall comply with Section 3404 of the 2013 California Building Code (CBC).
16. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms
CF-1 R and MF-1 R shall be blue-lined on the construction plans. 8'/z X 11
calculations shall be submitted as well.
17. 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.
18. 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.
Exhibit A -Conditions of Approval Page 4 of 6
PLN2017-164 - 20 Alice Avenue -CUP and Historic Exception
19. APPROVALS REQUIRED: The project requires the following agency approval
prior to issuance of the building permit:
a. West Valley Sanitation District (378-2407) ,
b. Santa Clara County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
d. San Jose Water Company (279-7900)
e. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To determine your district, contact the offices identified above. Obtain the
School District payment form from the City Building Division, after the Division has
approved the building permit application.
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. INTENT TO OCCUPY DURING CONSTRUCTION: Owners shall declare their intent to
occupy the dwelling during construction. The Building Inspection Division may require the
premises to be vacated during portions of construction because of substandard and
unsafe living conditions created by construction.
22. CONSTRUCTION FENCING: This project shall be properly enclosed with
construction fencing to prevent unauthorized access to the site during construction.
The construction site shall be secured to prevent vandalism and/or theft during
hours when no work is being done! All protected trees shall be fenced. to prevent
damage to root systems -
23. BUILD IT GREEN: Applicant shall complete and submit a "Build it Green" inventory
of the proposed new single family project prior to issuance of building permit.
24. 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.
Exhibit A -Conditions of Approval Page 5 of 6
PLN2017-164 - 20 Alice Avenue -CUP and Historic Exception
25. This project shall comply with the mandatory requirements for Residential
Structures, Chapter 4 of the California Green Building Code 2013 ed.
26. This Structure, if classified as a new Single Family Dwelling under Chapter 18.32
of the Campbell Municipal Code, shall be equipped with residential fire sprinklers
compliant with Section R313 of the California Residential Code 2013 ed.
27. Please obtain a demolition permit for existing structures on site that are proposed
to be demolished. Applications for demolition can be obtained at the Building
Division counter.
Public Vllorks Division
28. Alleyway Access: Please note that the site plan as drawn does not show the
existing utility pole at the southeast corner of the property, nor the associated guy
wire extending westerly along the property's alleyway frontage. The guy wire may
not conflict with the proposed driveway access, but sheet A-101 should be revised
to document that existing condition.
29. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the
site, the. applicant "shall pay the required Storm Drain Area 'fee, currently set at
$2,120.00 per net acre, which is $360.00.
30. Encroachment Permit/Fees/Deposits: The applicant shall obtain an encroachment
permit (including fees, surety and insurance) for the construction of the following
public improvements:
a. Depending on the direction from the Planning Commission regarding the on-
site driveway access to Alice Avenue, the applicant will be required to either
close the existing driveway and replace with standard park strip and sidewalk
improvements; or reconstruct the existing damaged driveway approach to Alice
Avenue. .
b. Repair damaged curb and gutter.
31. Street Improvements Completed for Occupancy and Building Permit Final: Prior to
allowing occupancy and/or final building permit signoff for any and/or all buildings,
the applicant shall have the required street improvements and any pavement
restoration installed and accepted by the City.
32. Water Meter(s) and Sewer Cleanout(s): Any new water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
33. The following conditions only apply if the applicant has a need to install /upgrade
utility services (water, sewer, gas, etc.) in the street:
a. Utility Encroachment Permit: Separate permits for the installation of utilities to
serve the development will be required (including water, sewer, gas, electric,
Exhibit A -Conditions of Approval Page 6 of 6
PLN2017-164 - 20 Alice Avenue -CUP and Historic Exception ,
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. Alice Avenue has 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.
34. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water
District requirements, and the Campbell Municipal Code regarding stormwater
pollution prevention. The primary objectives are to improve the`quality and reduce
the quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003;
Start at the Source: A Design Guidance Manual for Stormwater Quality Protection
("Start at the Source") by the Bay Area Stormwater Management Agencies
Association (BASMAA), 1999; and Using Site Design Techniques to Meet
Development Standards for Stormwater Quality: A Companion Document to Start
at the Source ("Using Site Design Techniques") by BASMAA, 2003.