PC Res 3355RESOLUTION NO. 3355
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT (PLN2001-56) TO ALLOW THE MOVE AND
RESTORATION OF AN HISTORIC RESIDENCE (THE WHITNEY
HOUSE) FROM 175 E. CAMPBELL AVENUE ONTO PROPERTY
LOCATED AT 109 $. FOURTH STREET IN A PD (PLANNED
DEVELOPMENT). APPLICATION OF JOHN AND VALERIE
PETERS. FILE NO. PLN2001-56.
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 Planning Commission did find as follows
with respect to application PLN2001-56:
o
The development of the proposed project will result in a use that is consistent with the
General Plan designation of residential uses for this area.
The proposed project consists of relocation and restoration of a historic residence from its
original location at 175 E. Campbell Avenue to the subject property at 109 S. Fourth Street to
replace an existing 796 square foot residence.
The proposed project will consist of a 2,944 square feet (1,472 sq. ft. first floor + 1,472 sq. fi.
basement) residence, estimated to have been built in 1925 and has a classic
Craftsman/California bungalow design.
The proposed building would cover 20.6% of the lot area; paving would cover 38.7% of the
lot area; and landscaping would cover 40.7% of the lot area.
The net lot area of the project site is approximately 9,200 square feet; and under a
conventional residential zoning district would accommodate at least one residential unit.
The development of the proposed project will result in a use that is consistent with the P-D
(Planned Development) Zoning District, as required per the Zoning Ordinance.
The surrounding uses consist of residential to the north and east, commercial to the west and
a church to the south, creating a mixture of architectural styles. The proposed project is
architecturally compatible with the surrounding neighborhood.
The proposed project is compatible with the adjacent neighborhood and residential uses.
The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Planning Commission Resomtion No. 3355
PLN2001-56 - 109 S. Fourth Street - Use Permit - Relocation of Whitney House
Page 2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed development and use is compatible with the General Plan of the City, will aid
in the harmonious development of the immediate area, and allows for the preservation and
restoration of a historic residential structure.
2. The proposed development is consistent with the City's Zoning Ordinance.
3. The proposed development and uses will result in a more desirable environment and use of
land than would be possible under any other zoning classification.
4. The proposed development will not be detrimental to the health, safety, or welfare of the
neighborhood or of the City as a whole.
o
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.
The establishment, maintenance, or operation of the use applied for will not be detrimental to
the health, safety, peace, morals, comfort or general welfare of persons residing or working
in the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the city.
The proposed site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping and other development features required in order
to integrate said use with uses in the surrounding area.
8. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
9. The proposed use is compatible with the uses in the area.
10. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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:
Planning Commission Resomtion No. 3355
PLN2001-56 - 109 S. Fourth Street - Use Permit - Relocation of Whitney House
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
1. Project Approval: Approval is granted for a Site and Architectural Permit (PLN2001-56)
allowing development on property located at 109 S. Fourth St. consisting of the relocation of
the Whitney House from 175 E. Campbell Avenue, the construction of a full basement
underneath the structure, and the development of related parking and landscape areas. The
building designs and site design shall substantially conform to the set of plans received by
John Peters on May 7, 2001, including building elevations and site plan for the 2,944 square
foot building, except as may be modified by the Conditions of Approval herein:
2. Site and Architectural Permit Approval: The Site and Architectural Permit approval shall be
valid for a period of one year from the date of final approval. Within this one-year period, a
building permit must be obtained and construction completed one year thereafter or the Site
and Architectural Permit shall be void.
3. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code.
4. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. Any vacant existing
structures shall be secured, by having windows boarded up and doors sealed shut, or be
demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform
Fire Code).
5. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
6. Landscaping: The applicant shall submit a detailed landscape and irrigation plan to be
reviewed and approved by the Community Development Director prior to issuance of any
building permits for the site.
BUILDING DIVISION
7. Permits Required: A building permit application shall be required for each proposed
relocation of the existing structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
8. Plan Preparation: Portions of this project will require plans prepared under the direction and
oversight of a California licensed Engineer or Architect. These plans shall be "wet stamped"
and signed by the qualifying professional person.
9. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
10. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
Planning Commission Resomtion No. 3355
PLN2001-56 - 109 S. Fourth Street - Use Permit - Relocation of Whitney House
Page 4
11. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building
Official, containing foundation and retaining wall design recommendations shall be
submitted with the building permit application. This report shall be prepared by a licensed
engineer specializing in soils mechanics.
12. 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.
13. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report and the building pad elevation and on-site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
14. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-
1R shall be blue-lined on the construction plans. 8½ X 11 calculations shall be submitted as
well.
15. Special Inspections: When a special inspection is required by U.B.C. Section 1701, 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 U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
16. Water Pollution Control: 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.
17. 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. 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.
Planning Commission Resomtion No. 3355
PLN2001-56 - 109 S. Fourth Street - Use Permit - Relocation of Whitney House
Page 5
d. Bay Area Air Quality Management District (Demolitions Only)
PUBLIC WORKS DEPARTMENT
18. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current preliminary title report, grant deed, or other
satisfactory proof of ownership.
19. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay fees, 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 fee for a non-
utility encroachment permit is $245.00. The plans shall include the following:
a. Removal of existing driveway approach,
b. Reconstruction of contiguous driveway approach to north,
c. Construction of new ADA compliant residential driveway approach,
d. Removal of existing public sidewalk and construction of new separated sidewalk,
e. Repair of existing curb and gutter, as necessary,
f. Construction of conforms to existing public and private improvements, as necessary.
20. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
21. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
22. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets,
which have been resurfaced within the previous 5 years, will require boring and jacking for
all new utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
23. 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, which is $2,000 per acre.
24. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
Planning Commission Resomtion No. 3355
PLN2001-56 - 109 S. Fourth Street - Use Permit - Relocation of Whitney House
Page 6
25. House Moving Approval: The applicant shall obtain approval from the Public Works
Department prior to moving the house at 175 E. Campbell Avenue into the public right-of-
way.
26. Site Plan: Upon submittal of a formal application, the developer shall provide a complete and
accurate Site Plan in accordance with the Planning Division's checklist.
PASSED AND ADOPTED this 12th day of June, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Francois, Hemandez, Jones, Lindstrom and Lowe
None
Gibbons
None
ATTEST:
APPROVED:
Sharon Fierro, Secretary
Mel Eindst~Chair