PC Res 4045RESOLUTION NO. 4045
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT (PLN2011-11) TO ALLOW ALTERATIONS TO A CITY
LANDMARK (NATIONAL REGISTER OF HISTORIC PLACES
PROPERTY) FOR AN ADDITION TO THE MAIL HOUSE, MINOR
ADDITION AND INTERIOR REMODEL OF THE TWO-STORY
CARRIAGE HOUSE AND AN ADDITION TO THE EXISTING
POOL HOUSE ON PROPERTY LOCATED AT 140 S. PETER
DRIVE. FILE NO.: PLN2011-11
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 PLN2011-11:
Environmental Finding
1. The project qualifies as a Categorically Exempt project per Section 15331, Class 31 of the
California Environment Quality Act (CEQA), pertaining to projects involving the maintenance,
rehabilitation, restoration, preservation, or reconstruction of historical resources, provided
that the activity meets published federal standards for the treatment of historic properties.
Evidentiary Findings
1. The zoning designation for the project site is R-1-6/H (Single-Family Residential/Historic
Overlay). Additions and alterations to asingle-family residence are permitted within the
R-1-6/H zone district and may be allowed for a City Landmark property with the approval
of a Conditional Use Permit.
2. The project site is designated Low Density Residential on the City of Campbell General
Plan Land Use Map.
3. The project site is located on the east side of S. Peter Drive, between Arroyo Seco Drive
and the north side of East Campbell southeast corner of Campbell Avenue and First
Street.
4. The site is currently developed with atwo-story residence, two-story carriage house, and
one-story pool house with conflicting dates of original construction, dating circa 1830.
Multiple one-story additions to the main residence, additions and remodel to the carriage
house, and the construction of the pool house -have occurred during the past 130 years.
In 1980, the property was listed on the National Registry of Historic Places. In December
1990, the property was designated a City Landmark.
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5. The project consists of a garage and room addition to the main residence, an addition to
the detached pool house, and a minor addition and interior remodel of a carriage house.
6. The proposed additions and alterations to existing structures on site are consistent with
the Historic Preservation Ordinance, Historic Design Guidelines, and the Secretary of
Interior Standards as shown on the revised project plans, with minor modification
through the Conditions of Approval.
Based upon the foregoing findings of fact and pursuant to Campbell Municipal Code
Sections 21.33.080(D)(1) and 21.46.040, 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 proposal is consistent with the purpose of the Historic Preservation Ordinance.
8. The proposal 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 proposal will not be detrimental to a structure or feature of significant aesthetic,
architectural, cultural, or engineering interest or value of an historical nature.
10. 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.
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11. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
12. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Permit (PLN2011-11) to allow alterations to a City Landmark (National Register of
Historic Places property) for an addition to the main house, minor addition and interior
remodel of the two-story carriage house and an addition to the existing pool house on
property located at 140 S. Peter Drive.
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. Where approval by the Community Development Director, 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:
Planning Division:
1. Approved Project: Approval is granted for a Conditional Use Permit (PLN2011-11) to
allow alteration of a City Landmark (National Register of Historic Places) for additions to
the main residence, minor addition and interior remodel of the two-story carriage house,
and an addition to the existing pool house on asingle-family property located at 140 S.
Peter Drive. The project shall substantially conform. to the revised Project Plans stamped
as received by the Community Development Department on January 4, 2012, except as
may be modified by the Conditions of Approval specified herein.
2. Conditional Use Permit Approval Expiration: The approval shall be valid for one year
from the date of final approval. Within this one-year period an application for a building
permit must be submitted to the Campbell Building Division. Failure to meet this deadline
will result in the Conditional Use Permit being 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. Exterior Material: All additions to the existing structures shall utilize exactly the same
exterior material. The applicant shall use seven-inch horizontal "v" groove siding for all
additions to the main residence, pool house, and carriage house.
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5. Maximum Height of Pool House: The maximum height of the pool house, both existing
and proposed square footage, shall not exceed 14 feet.
6. Maximum Height of the Garage Addition: The garage addition shall be a maximum of 17
feet, 4 inches in height. The applicant shall retain and re-use all serviceable windows.
Prior to the issuance of any Building Permit, the applicant shall provide a window
inspection and inventory prepared by a licensed contractor who specializes in the
rehabilitation of historic windows that describes the condition of each window and what
applicable repair rehabilitation work is necessary.
7. Windows: The applicant shall retain and re-use all serviceable windows. Prior to the
issuance of any Building Permit, the applicant shall provide a window inspection and
inventory prepared by a licensed contractor who specializes in the rehabilitation of
historic windows that describes the condition of each window and what applicable repair
rehabilitation work is necessary.
8. Obscure windows: The two proposed dormers along the north elevation shall include
obscure glazing to mitigate any potential privacy impact.
9. Parkins: All parking and driveway areas shall be maintained in compliance with the
standards in Section 21.10.060 (C-3 Zoning District) and Chapter 21.28 (Parking &
Loading) of the Campbell Municipal Code. The proposed driveway to the garage addition
shall be of a "Hollywood" driveway design consistent with the recommendations set forth
is the Historic Design Guidelines.
10. Compliance with Other Regulations: The applicant shall comply with all state, county,
and city regulations and laws that pertain to the proposed project
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 Fighting intensity of any
proposed exterior lighting for the project shall be reviewed by the Community
Development Director prior to installation of the lighting for compliance with all applicable
Conditions of Approval, ordinances, laws and regulations. The Director will have the
authority to reject, approve or request modifications to the lighting design to achieve
these goals.
12. Landscaping: With building permit submittal, the applicant shall include landscaping
details that show the planting of Italian Cypress (Cupressus sempervirens) trees along
the side of the (northern) property line adjacent to the proposed garage, if the location is
deemed adequate by a licensed arborist. The size of the Italian Cypress trees shall be a
• minimum 24-inch box (approximately 5-6 foot tall trees). In accordance with the Tree
Protection Ordinance (Chapter 21.32), all trees planted pursuant to this approval shall be
considered "protected" and subject to the established removal requirements and
restrictions.
13. Construction Activities: The applicant shall abide by the following requirements during
construction:
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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 during all periods of
construction.
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:OO 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.
14. No other exterior work/Revocation of Permit: Construction activities that impact the
historic integrity of the residential structures shall be grounds for consideration of
revocation of the Conditional Use Permit by the Planning Commission.
Building Division:
15. Permits Required: A building permit application shall be required for the proposed
additions to and remodel of the existing residential structures. A separate permit shall be
required for the proposed work in the detached Barn/Carriage House. The building
permits shall include Electrical/Plumbing/Mechanical fees when such work is part of the
permit.
16. Plan Preparation: The project 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 size of construction plans submitted for building permits shall be 24
inches by 36 inches.
19. Use of Space: Space above the proposed garage/workshop shall be considered
habitable floor area and is subject to requirements for separation between habitable
areas and garages.
20. 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. Elevation bench marks
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shall be called out at all locations that are identified as "natural grade" and intended to
be used to determine height of the proposed structure.
21. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be blue-
lined on the construction plans. 8'/z X 11 calculations shall be submitted as well.
22. 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 Appendix Chapter 1, Section 106. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
23. Non-Point Source: 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.
24. 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. 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 school district, contact the offices identified above or
visit: http://www.sccoe.k12.ca.us/resourcesfamilies/districtlocator. Obtain the
School District payment form from the City Building Division, after the Division has
approved the building permit application.
25. 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.
26. 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.
27. Build it Green: Applicant shall complete. and submit a "Build it Green" inventory of the
proposed new single family project prior to the issuance of a building permit.
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Santa Clara County Fire Department
28. Development Review: Review of this development proposal is limited to acceptability of
site access and water supply 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 Department all applicable construction
permits.
29. Fire Sprinklers Required: An approved automatic sprinkler system shall be provided
throughout existing buildings and structures, when additions are made that increase the
building area to more than 3,600 square feet. Exception: Aone-time addition to an
existing building that does not total more than 1,000 square feet of building area. Note:
Covered porches, patios, balconies, and attic spaces may require fire sprinkler
coverage. A State of California licensed (C-16) Fire Protection Contractor shall submit
plans, calculations, a completed permit application and appropriate fees to this
department for review and approval prior to beginning their work. CFC Sec. 903.2, as
adopted and amended by CBLTC.
30. Potable Water: Potable water supplies shall be protected from contamination caused by
fire protection water supplies. It is the responsibility of the applicant and any contractors
and subcontractors to contact the water purveyor supplying the site of such project, and
to comply with the requirements of that purveyor. Such requirements shall be
incorporated into the design of any water-based fire protection systems, and/or fire
suppression water supply systems or storage containers that may be physically
connected in any manner to an appliance capable of causing contamination of the
potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by this office until compliance with the requirements of
the water purveyor of record are documented by that purveyor as having been met by
the applicant(s). 2007 CFC Sec. 903.3.5 and Health and Safety Code 13114.7.
31. Emergencv Gate/Access Gate Requirements: Gate installations shall conform with Fire
Department Standard Detail and Specification G-1 and, when open shall not obstruct
any portion of the required width for emergency access roadways or driveways. Locks, if
provided, shall be equipped with an approved access device. If the gates are operated
electrically, an approved Knox key switch shall be installed; if they are operated
manually, then an approved Knox padlock shall be installed. Gates providing access
from a road to a driveway or other roadway shall be at least 30 feet from the road being
exited. CFC Sec. 503.
32. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers .shall contrast with their background. CFC Sec.
505.
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33. Construction Plans: To prevent plan review and inspection delays, the above noted
Development Review Conditions shall be restated as "notes" on all pending and future
plan submittals and any referenced diagrams to be reproduced onto the future plan
submittal.
PASSED AND ADOPTED thi:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
24th day of January, 2012, by the following roll call vote:
Alster, Brennan, Gibbons, Resnikoff, Reynolds and
Roseberry
None
Ebner
None
~ ~/~~~
APPROVED: ~-~~2.e~~- G"'
Theresa Alster, Chair
ATTEST:
< Hei ichs, Secretary