PC Res 4485RESOLUTION NO. 4485
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MODIFICATION
(PLN2019-09) TO A PREVIOUSLY APPROVED SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2016-76), INCLUDING A
HISTORIC RESOURCE ALTERATION PERMIT (TIER 1), TO
ALLOW A REVISED WINDOW AND DOOR DESIGN FOR AN
ONGOING FACADE RESTORATION AND SEISMIC RETROFIT OF
A STRUCTURE OF MERIT COMMONLY KNOWN AS THE
SECOND BANK OF CAMPBELL BUILDING ON PROPERTY
LOCATED AT 360 E. CAMPBELL AVENUE IN THE C-3 (CENTRAL
BUSINESS DISTRICT) ZONING DISTRICT. FILE NO: PLN2019-09
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 regards to file number PLN2019-09:
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 Structure of
Merit constructed circa 1911 in an Italian Renaissance Revival style.
5. On July 25, 2017, the Planning Commission approved 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; and a 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. On December 20, 2017, the Planning Commission reviewed and approved
construction plans submitted for a building permit pursuant to the Planning
Commission's Site and Architectural Review Permit (PLN2016-76) approval.
7. On April 2, 2018, the Building Division issued Building Permit No. BLD2017-1353 for
the approved minor addition, fagade restoration and seismic retrofit.
8. On January 4, 2019, the Planning Division conducted a "framing inspection" in order
to confirm that exterior work was being performed per the approved plans. Upon
conducting the inspection, it was apparent that the door and window design diverged
from the construction plans issued under Building Permit No. BLD2017-1353.
Planning Commission Resolution No. 4485
PLN2019-09 — 360 E. Campbell Ave. — Modification
Page 2 of 4
9. The proposed project is an application for a Modification (PLN2019-09) to the
previously approved Site and Architectural Review Permit (PLN2016-76) to allow a
revised window and door design in order to better replicate the original facade design
of the building.
10. Campbell Municipal Code Section 21.33.070.B.2 (Discretionary Permit Applications)
requires that discretionary development applications affecting a historic resource be
reviewed in accordance with the standards for a "Tier 1" Historic Resource Alteration
Permit, provided in Section 21.33.080 (Historic Resource Alteration Permit (Tier 1).
11. When reviewed against the Secretary of the Interior's Standards, the proposed
project would satisfy the applicable criteria in that the restored storefront would
continue to be a faithful representation of the original storefront, without creating a
false historical appearance.
12. 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.
13. In review of the proposed project, the Planning Commission considered traffic safety,
traffic congestion, site circulation, landscaping, structure design, and site layout.
14. 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-8.1c: 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.
15. 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.
Planning Commission Resolution No. 4485
PLN2019-09 — 360 E. Campbell Ave. — Modification
Page 3 of 4
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
Site and Architectural Review Permit Findings (CIVIC Sec. 21.42.060.13):
1. 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, development
agreement, overlay district, area plan, neighborhood plan, and specific plan(s);
Historic Resource Alteration Permit — Tier 1 Findings (CIVIC Sec. 21.33.080):
4. The proposed action is consistent with the purposes of this chapter and the
applicable requirements of the Municipal Code;
5. The proposed action is consistent with the applicable design guidelines, including, but
not limited to, the Historic Design Guidelines for Residential Buildings;
6. 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;
7. 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 features, size,
massing, scale and proportion, and materials.
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
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 (CIVIC Sec. 21.38.050):
8. 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.
Planning Commission Resolution No. 4485
PLN2019-09 - 360 E. Campbell Ave. - Modification
Page 4 of 4
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Modification
(PLN2019-09) to a previously approved Site and Architectural Review Permit (PLN2016-
76), including a Historic Resource Alteration Permit (Tier 1), to allow a revised window and
door design for an ongoing fagade restoration and seismic retrofit of a Structure of Merit
commonly known as the Second Bank of Campbell Building on property located at 360 E.
Campbell Avenue, subject to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 12th day of March, 2019, by the following roll call vote:
AYES: Commissioners: Ching, Krey, Hernandez, Hines, Ostrowski, Rich, and Rivlin
NOES: Commissioners:
ABSENT: Commissioners
ABSTAIN: Commissioners:
APPROVED:�It-
Joae-
Hernandez, Chair
ATTEST: V I-"
Paul Kermoyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit Modification
Historic Resource Alteration Permit (Tier 1)
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 L
1. Approved Project: Approval is granted for a Modification (PLN2019-09) to a
previously approved Site and Architectural Review Permit (PLN2016-76), including a
Historic Resource Alteration Permit (Tier 1), to allow a revised window and door
design for an ongoing fagade restoration and seismic retrofit of a Structure of Merit
commonly known as the Second Bank of Campbell Building on property located at
360 E. Campbell Avenue. The revised project shall substantially conform to the
Project Plans stamped as received by the Planning Division on January 14, 2019.
- 2. Permit Expiration: This Approval shall be valid for one (1) year from the effective
date of Planning Commission action. Within this one-year period, revised
construction plans for Building Permit. No. BLD2017-01353 must be submitted.
Failure to meet this deadline or expiration of an issued building permit, will result in
the Approval being rendered void.
3. Previous Conditions: Except as modified by this Approval, the Conditions of
Approval provided in Planning Commission .Resolution No. 4394 shall remain in
effect.
4. Additional Alterations: Additional alterations to the subject structure, including, but
not limited to the installation of awnings or wall -mounted heaters or a change in
building colors, may be approved administratively by the Community Development
Director only if such changes would not alter the character -defining features of the
structure pursuant to CMC Sec. 21.33.070.B.1.a.(1). All other changes shall require
a Modification to this Approval with issuance of a Historic Resource Alteration Permit
(Tier 1).