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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. Planning Commission Resolution No. 4045 PLN2011-11 - 140 S. Peter Drive -Conditional Use Permit -Changes to Landmark Property Page 2 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. Planning Commission Resolution No, 4045 PLN2011-11 - 140 S. Peter Drive -Conditional Use Permit -Changes to Landmark Property Page 3 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. Planning Commission Resolution No, 4045 PLN2011-11 - 140 S. Peter Drive -Conditional Use Permit -Changes to Landmark Property Page 4 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: Planning Commission Resolution No. 4045 PLN2011-11 - 140 S. Peter Drive -Conditional Use Permit -Changes to Landmark Property Page 5 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 Planning Commission Resolution No. 4045 PLN2011-11 - 140 S. Peter Drive -Conditional Use Permit -Changes to Landmark Property Page 6 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. Planning Commission Resolution. No. 4045 PLN2011-11 - 140 S. Peter Drive -Conditional Use Permit -Changes to Landmark Property Page 7 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. Planning Commission Resolution No. 4045 PLN2011-11 - 140 S. Peter Drive -Conditional Use Permit -Changes to Landmark Property Page 8 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