Loading...
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.