PC Res 4665RESOLUTION NO. 4665
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT AND TIER 1 HISTORIC RESOURCE ALTERATION
PERMIT TO ALLOW THE EXTERIOR FAÇADE ALTERATION,
INCLUDING REPAINTING AND THE REMOVAL OF EXISTING
AWNINGS, OF AN EXISTING COMMERCIAL BUILDING LISTED ON
THE CAMPBELL HISTORIC RESOURCE INVENTORY AS A
DESIGNATED STRUCTURE OF MERIT, COMMONLY KNOWN AS
THE B.O. CURRY BUILDING, FOR PROPERTY LOCATED AT 415 E
CAMPBELL AVENUE IN THE C-3 (CENTRAL BUSINESS
DISTRICT). FILE NO.: PLN-2022-145
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 the approval of a Site and
Architectural Review Permit and a Tier 1 Historic Resource Alteration Permit:
1. The Proposed Project is an application for a Site and Architectural Review Permit
and a Tier 1 Historic Resource Alteration Permit (PLN-2022-145) to allow the exterior
façade alteration, including repainting and the removal of existing awnings, of an
existing commercial building listed on the Campbell Historic Resource Inventory as a
designated structure of merit, commonly known as the B.O. Curry Building.
2. The project site is a 5,850 square-foot parcel located on the north side of East
Campbell Avenue, between North Central Avenue and Harrison Avenue, in
Downtown Campbell.
3. The Project Site is zoned C-3 (Central Business District) as shown on the Campbell
Zoning Map.
4. The Project Site is designated Central Commercial as shown on the Campbell
General Plan Map.
5. The Subject Property is developed with a two-story, multi-tenant, commercial building
commonly known as the B. O. Currey Building. Constructed in 1913 in the California
Mission Revival architectural style, this building was added to the City’s Historic
Resource Inventory (HRI) as a structure of merit in 1984.
6. When reviewed against the Secretary of the Interior's Standards, the proposed
project would satisfy the applicable criteria in that the removal of the non-authentic
awnings and repainting of the façade would continue to be a faithful representation of
the original building, without creating a false historical appearance.
7. Campbell Municipal Code (CMC) 21.33.070.B.2, that all discretionary applications
affecting an historic resource shall be reviewed in accordance with Section 21.33.080
(Tier 1 Permit). As such, the application for a Site and Architectural Review Permit to
allow the proposed exterior alterations also requires consideration of a Tier 1 Historic
Resource Alteration Permit.
Planning Commission Resolution No. 4665 Page 2 of 4
PLN-2022-145 – S/A Review Permit &Tier 1 Historic Resource Alteration Permit
415 E. Campbell Ave.
8. Pursuant to CMC Section 21.33.080, a request for a Historic Resource Alteration
Permit is considered by the Planning Commission in a public hearing conducted in
compliance with CMC Chapter 21.64. Upon conclusion of the public hearing, the
Commission shall provide a decision for approval or denial.
9. The Proposed Project would be consistent with the following General Plan policies
and strategies:
Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets
and public spaces by orienting the building to the to
the street, including human scale details and massing
that engages the pedestrian.
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-9.3j: Landmark Preservation: Encourage preservation of
existing landmark features on buildings and on
building sites.
Strategy LU-4.1a: The historic character of Downtown shall be preserved
through the protection and restoration of its historic
buildings and landmarks.
Policy CNR-1.1: Historic Resource Preservation: Ensure that the City
and its citizens preserve historic resources as much as
possible.
10. There is a reasonable relationship and a rough proportionality between the
Conditions of Approval and the impacts of the project.
11. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
12. 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:
Site and Architectural Review Permit Finding (CMC Sec. 21.42.060.B):
1. The project will be consistent with the general plan;
Planning Commission Resolution No. 4665 Page 3 of 4
PLN-2022-145 – S/A Review Permit &Tier 1 Historic Resource Alteration Permit
415 E. Campbell Ave.
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 Alteration Permit Findings (CMC Sec. 21.33.080.C):
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;
and
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 Finding(s) (CMC Sec. 21.38.050):
8. This project is Categorically Exempt under Section 15301 of the California
Environmental Quality Act (CEQA) pertaining to existing facilities and Class 1
consisting of the minor alteration of an existing private structure;
9. There are no unusual circumstances that would prevent the project from qualifying as
Categorically Exempt per Section 15300.2c of the CEQA Guidelines.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit and Tier 1 Historic Resource Alteration Permit (PLN-2022-
145) to allow the interior remodel and exterior façade alteration, including repainting and
the removal of existing awnings, of an existing commercial building listed on the
Campbell Historic Resource Inventory as a designated structure of merit, commonly
Planning Commission Resolution No. 4665 Page 4 of 4
PLN-2022-145 – S/A Review Permit &Tier 1 Historic Resource Alteration Permit
415 E. Campbell Ave.
known as the B.O. Curry Building, for property located at 415 E Campbell Avenue,
subject to the attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 28th day of March, 2023, by the following roll call vote:
AYES: Members: Krey, Kamkar, Zisser, Buchbinder, Ostrowski, Fields
NOES: Members:
ABSENT: Members: Ching
ABSTAIN: Members:
APPROVED:
Adam Buchbinder, Chair
ATTEST:
Rob Eastwood, Secretary
CONDITIONS OF APPROVAL
PLN-2022-145
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 Site and Architectural Review Permit and
Tier 1 Historic Resource Alteration Permit (PLN-2022-145) to allow the exterior
façade alteration, including repainting and the removal of existing awnings, of an
existing commercial building listed on the Campbell Historic Resource Inventory as a
designated structure of merit, commonly known as the B.O. Curry Building, for
property located at 415 E Campbell Avenue. The project shall substantially conform
to the Project Plans included as Attachment D in the March 28, 2023, Planning
Commission Staff Report, except as may be modified by conditions of approval
contained herein.
2. Permit Expiration: Approval of the Site and Architectural Review Permit and Tier 1
Historic Resource Alteration Permit ("Approval") shall be valid for one (1) year from
the effective date of Planning Commission approval (expiring March 28, 2024). Within
this one-year period a Building Permit for the project must be issued pursuant to
CMC Sec. 21.56.030.B.1. Failure to meet this deadline or expiration of an issued
Building Permit shall result in the Approval 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. Timely Completion: Once under construction it shall be the obligation of the property
owner and contractor to demonstrate continued progress on the project. In the event
the building permit expires, the City may impose fines or exercise administrative
remedies to compel timely completion of work.
5. 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).
Exhibit A – Conditions of Approval ~ 415 E Campbell Ave. Page 2 of 3
PLN-2022-145 – S/A Review Permit & Tier I Historic Resource Alteration Permit
6. Plaster CMU Wall: Prior to painting the exterior CMU wall located on the east façade
of the building, the CMU wall will be plastered with stucco in order to maintain
consistency with the existing ground floor stucco walls.
7. Signage: All signage shall require separate approval of a Sign Permit in compliance
with Campbell Municipal Code (CMC) 21.30.080.A
8. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site in compliance with City of Campbell Lighting Design Standards (CMC
21.18.090). 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. Lighting fixtures shall be of a decorative design to
be compatible with the residential development and shall incorporate energy saving
features.
9. 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
10. Permit Required: A building permit application shall be required for the proposed
project. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit.
11. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
12. Construction Fencing: The property 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
Exhibit A – Conditions of Approval ~ 415 E Campbell Ave. Page 3 of 3
PLN-2022-145 – S/A Review Permit & Tier I Historic Resource Alteration Permit
no work is being done. All protected trees shall be fenced to prevent damage to root
systems in compliance with the Standards for Tree Protection During Construction.
PUBLIC WORKS DEPARTMENT
13. Plans / Encroachment Permit / Fees / Deposits: The plan is showing work in City
owned property to install detectable warning surface and “No Parking” pavement
marking in the existing access aisle of the ADA parking stall. Prior to issuance of any
building permits for the site, the applicant shall cause plans for public improvements
to be prepared by a registered civil engineer, pay various fees and deposits, post
security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City
Engineer. The plans shall include the following, unless otherwise approved by the
City Engineer:
a. Installation of detectable warning surface. The detectable warning surface
shall be precast 1’ x 1’ x 2” ADA compliant warning concrete pavers –
Wassau Terra pavers, ADA 2 – 60, as manufactured by Wassau Tile or
approved equal. The plan shows the detectable warning surface in the
sidewalk area that is sloped toward the area drain. Detectable warning
surface location and configuration will be determined during encroachment
permit plan review stage.
b. Installation of “No Parking” pavement marking will be determined during
encroachment permit plan review stage.
c. Construction of conforms to existing public and private improvements, as
necessary.
14. Public 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 voluntary public parking improvements installed and
accepted by the City, and the design engineer shall submit as-built drawings to the
City.
Resol 4665 _ 415 E. Campbell Ave. (B.O.
Currey)
Final Audit Report 2023-03-31
Created:2023-03-29
By:Selina Perez Aquino (selinap@campbellca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAA9s3pf_4iA881nOuBJeftQyN-SJOydxys
"Resol 4665 _ 415 E. Campbell Ave. (B.O. Currey)" History
Document created by Selina Perez Aquino (selinap@campbellca.gov)
2023-03-29 - 8:15:30 PM GMT
Document emailed to Bob Lennen (bobl@campbellca.gov) for signature
2023-03-29 - 8:18:06 PM GMT
Email viewed by Bob Lennen (bobl@campbellca.gov)
2023-03-29 - 10:10:29 PM GMT
Document e-signed by Bob Lennen (bobl@campbellca.gov)
Signature Date: 2023-03-29 - 10:10:40 PM GMT - Time Source: server
Document emailed to abuchbinder@google.com for signature
2023-03-29 - 10:10:42 PM GMT
Email viewed by abuchbinder@google.com
2023-03-31 - 8:47:03 PM GMT
Signer abuchbinder@google.com entered name at signing as Adam Buchbinder
2023-03-31 - 8:47:31 PM GMT
Document e-signed by Adam Buchbinder (abuchbinder@google.com)
Signature Date: 2023-03-31 - 8:47:33 PM GMT - Time Source: server
Agreement completed.
2023-03-31 - 8:47:33 PM GMT
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