CC Resolution 12399RESOLUTION NO. 12399
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A PLANNED DEVELOPMENT
PERMIT (PLN2018-276) FOR AN APPROXIMATELY 114
SQUARE -FOOT REAR ADDITION TO AN EXISTING SINGLE-
FAMILY RESIDENCE/HISTORIC STRUCTURE OF MERIT ON
PROPERTY LOCATED AT 68 S. FOURTH STREET (AKA 70 S.
FOURTH STREET) IN A P-D (PLANNED DEVELOPMENT)
ZONING DISTRICT.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows with
respect to the recommended approval of file number PLN2018-276:
1. The project -site is located on the east side of S. Fourth Street, between E. Campbell
Avenue and E. Rincon Avenue.
2. The project site is zoned P-D (Planned Development) as shown on the Campbell
Zoning Map.
3. The project site is designated Low -Medium Density Residential (6-13 units per gross
acre) as shown on the Campbell General Plan Map.
4. The project site consists of a 7,800 sq. ft. parcel, currently developed with two (2)
single-family residences.
5. The front residence is designated as a Structure of Merit on the City's Historic
Resource Inventory and subject to the Historic Preservation Ordinance.
6. The proposed project is an application for a Planned Development Permit for an
approximately 114 square -foot rear addition to the existing 810 square -foot single-
family residence/historic Structure of Merit at the front of the property. The project
also includes removal of the existing rear windows, new windows on the rear fagade
of the new addition, and replacement of all , other existing windows. The
new/replacement windows include an interior wood frame and exterior fiberglass
cladding.
7. As conditioned, the proposed project would be consistent with the following General
Plan policies:
Policy LUT-3.1: Variety of Residential Densities: Provide land use
categories for and maintenance of a variety of
residential densities to offer existing and future
residents of all income levels, age groups and special
City Council Resolution 12399
Approving a Planned Development Permit
PLN2018-276 — 68 S. Fourth Street
Page 2 of 4
needs sufficient opportunities and choices for locating
in Campbell.
Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential
development and substantial additions that are
designed to maintain and support the existing
character and development pattern of the surrounding
neighborhood, especially in historic neighborhoods and
neighborhoods with consistent design characteristics.
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.
Policy CNR-1.1: Historic Resource Preservation: Ensure that the City
and its citizens preserve historic resources as much as
possible.
8. As conditioned, the project will be consistent with the purposes of the Historic
Preservation Ordinance, applicable design guidelines,. and the Secretary of the
Interior's Standards and the project will not have a significant impact on the historic
resource.
9. 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 City Council further finds and concludes
that:
1. There is a reasonable relationship and a rough proportionality between the
Conditions of Approval and the impacts of the project.
2. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
Planned Development Permit Findings (CIVIC Sec.21.12.030.H.6):
3. As conditioned, the proposed development or uses clearly would result in a more
desirable environment and use of land than would be possible under any other zoning
district classification;
4. As conditioned, the proposed development would be compatible with the general plan
and will aid in the harmonious development of the immediate area;
City Council Resolution
Approving a Planned Development Permit
PLN2018-276 — 68 S. Fourth Street
Page 3 of 4
5. The proposed development will not result in allowing more residential units than
would be allowed by other residential zoning districts which are consistent with the
general plan designation of the property.
6. As conditioned, the proposed development would not be detrimental to the health,
safety or welfare of the neighborhood or of the city as a whole.
Historic Preservation Ordinance Findings (CIVIC Sec.21.33.080(C):
7. As conditioned, the proposed action is consistent with the purposes of the Historic
Preservation Ordinance and the applicable requirements of the Municipal Code;
8. As conditioned, the proposed action is consistent with the applicable design
guidelines, including, but not limited to; the Historic Guidelines for Residential
Buildings;
9. As conditioned, the proposed action will not have a significant impact on the
aesthetic, architectural, cultural, or engineering interest or historical value of the
historic resource or district; and
10. As conditioned, the proposed action is consistent with the Secretary of the Interior's
Standards as follows:
a. The proposed action will preserve and retain the historic character of the
historic resource and will be compatible with the existing historic and will be
compatible with the existing historic features, size, massing, scale and
proportion, and materials. r
,
b. The proposed action will, to the greatest extent possible, avoid removal or
significant alteration of distinctive materials, features, finishes, and spatial
relationships, that characterize the historic resource.
c. Deteriorated historic' features will be repaired rather than replaced to the
r greatest extent possible.
d. New additions will be differentiated from the historic resource and will be
constructed such that the essential form and integrity of the historic resource
shall be protected if the addition is removed in the future.
Environmental Findings (CMC Sec. 21.38.050):
11. The project qualifies as a Categorically Exempt project under Section 15301, Class 1
of the California Environmental Quality Act (CEQA), pertaining to additions to existing
structures, so long as the addition and remodel is 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.
City Council Resolution
Approving a Planned Development Permit
PLN2018-276 - 68 S. Fourth Street
Page 4 of 4
THEREFORE, BE IT RESOLVED that the City Council approves a Planned Development
Permit (PLN2018-276) for an approximately 114 square -foot rear addition to an existing
single-family residence/historic Structure of Merit on property located at 68 S. Fourth
Street (AKA 70 S. Fourth Street), subject to the attached Conditions of Approval (attached
Exhibit A).
PASSED AND ADOPTED this 15th day of January, 2019, by the following roll call vote:
AYES:
COUNCILMEMBERS:
Resnikoff,
NOES:
COUNCILMEMBERS:
None
ABSENT:
COUNCILMEMBERS:
None
ABSTAIN:
COUNCILMEMBERS:
None
Bybee, Gibbons, Landry, Waterman
APPROVED:
ich,6rd M. Waterman, Mayor
ATTEST:
WendyW/ood, City Clerk
EXHIBIT A
CONDITIONS OF APPROVAL
Planned Development Permit (PLN2018-276)
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.
Cee ►7 T l 1161WJ1:1Z11i7=17_1AI 1,14',11111
Planning Division:
Approved Proiect: Approval is granted for a Planned Development Permit (PLN2018-
276) for an approximately 114 square -foot rear addition to. an existing single-family
residence/historic Structure of Merit on property located at 68 S. Fourth Street. The
project shall substantially conform to the Project Plans dated as received by the
Community Development Department on September 26, 2018, except as may be
modified by the Conditions of Approval contained herein. -
2. Permit Expiration: The Planned Development Permit is valid for a period of two years
from the date of final City Council approval. A building permit must be obtained within
this two-year period or the Planned Development Permit shall be void.
3. Rough Framinq and Planning Final .Inspections Required: Planning Division clearance
is required prior to Rough Framing inspection and 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. Plan Revisions: The construction plans submitted for a building permit shall incorporate
the following revision(s):
a. The exterior wood siding on the new addition shall be a wider plank than the
existing exterior siding of the original structure (by approximately 1 inch) and a
vertical wood member shall be incorporated at the transitions between the two
types of siding to differentiate between the original and new portions of the
structure.
Compliance with these requirement(s) and plan. revision(s) shall be subject to the
satisfaction of the Director of Community Development. Changes found not in
compliance shall require an application for a Modification to a' Planned Development
Permit.
5. Rehabilitation: All significant historic features should be rehabilitated wherever feasible.
If any of these features are found to be deteriorated, careful repair is preferred--
Exhibit A - Conditions of Approval Page 2 of 5
PLN2018-276 — 68 S. Fourth Street — Planned Development Permit
treatment. If deterioration is severe enough so that the feature has failed, the
replacement should match the original in design, color, texture, and materials.
6. Contractor - Unexpected Conditions: In the event that unexpected damage or historic
features (e.g. signage, murals, 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
arch itect/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. Replacement of
missing features will be substantiated by documentary and physical evidence to the
satisfaction of the Community Development Director.
7. 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.
8. Minor Modifications: Minor Modifications to the approved project plans are subject to
review and approval by the Community Development Director. Minor modifications
include alterations in floor area of no more than 50 square feet on the first floor (except
for PD permits where additional floor area is considered a major 'modification),
alterations to second story windows that are not oriented toward neighboring yards and
result in an increase in window area of no more than one square foot and horizontal
relocation of no more than one foot from the approved window location, and minor
alterations to facade material.
9. Plan Revisions: Upon prior approval by the Community Development Director, all Minor
Modifications to the approved project plans shall be included in the construction
drawings submitted for Building Permit. Any modifications to the Building plan set
during construction shall require submittal of a Building Permit Revision and approval
by the Building Official prior to Final Inspection.
10. Water Efficient Landscape Standards: As a remodel/addition/rehabilitation project with
a total project landscape area equal to or less than-500 square feet, this project is
subject to the landscaping and irrigation standards in Chapter 21.26 of the Campbell
Municipal Code. The building permit application submittal shall include compliant
Landscape Plans and shall include the following:
b. A completed Landscape Information Form.
c. A note on the Cover Sheet in minimum 1/2" high lettering stating "Planning Final
Required. The new landscaping indicated on the plans must be installed prior to
final inspection. Changes to the landscaping plan require Planning approval."
11.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
Exhibit.A - Conditions of Approval Page 3 of 5
PLN2018-276 — 68 S. Fourth Street — Planned Development Permit
Community Development Director for historic appropriateness and compliance with the
Campbell Lighting Design Standards (CIVIC Sec. 21.18.090).
12. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be submitted for review and
approval by the Community Development Department.
13. Contractor Contact Information Posting: 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.
14. 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 stationarynoise-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:-
15. PERMITS REQUIRED: A building permit application shall be required for the proposed
addition to and remodeling of the existing structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
16. PLAN PREPARATION: This addition may require plan prepared under the direction
and oversight of a California licensed Engineer or Architect. When applicable, plans
submitted for building permits shall be "wet stamped" and signed by the qualifying
professional person.
17. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the
cover sheet of construction plans submitted for building permit.
18. SIZE OF PLANS: The, minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
Exhibit A - Conditions of Approval Page 4 of 5
PLN2018-276 — 68 S. Fourth Street — Planned Development Permit
19. 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.
20. 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.
21. 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.0 Chapter 1, Section 106. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
22. 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.
23. 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. San Jose Water Company (279-7900)
d. Bay Area Air Quality Management District (Demolitions Only
24. 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.
25. 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.
26. CALIFORNIA GREEN BUILDING CODE: This project is subject to the mandatory
requirements for new residential structures (Chapter 4) under the California Green
Building Code, 2016 edition . ( "
27. 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.
Exhibit A - Conditions of Approval Page 5 of 5
PLN2018-276 — 68 S. Fourth Street —Planned Development Permit
28. 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.
Fire Department:
29. Review of this development proposal is limited to acceptability of site access, wwater
supply and may include specific additional requirements as they pertain to fire
department operations, and shall not be construed as a substitute for formal _plan
review to determine compliance with adopted model codes. Prior to performing any
work the applicant shall make application to, and receive from, the Building Division all
applicable construction permits.
30. This review shall not be construed to be an approval of a violation of the provisions of
the California Fire Code or of other laws or regulations of the jurisdiction. A permit
presuming to give authority to violate or cancel the provisions of the Fire Code or other
such laws or regulations shall not be valid. Any addition to or alteration of approved"
construction documents shall be approved in advance. [CFC Ch.1, 105.3.6]