Site and Arch - 1998CITY OF CAMPBELL
Community Development Department - Current Planning
November 25, 1998
Glush Design Associates
6572 Northridge Drive
San Jose, CA 95120
Re: S 98-06 - 1360 Harriet Avenue
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of November 24, 1998,
adopted Resolution No. 3208 granting a Site and Architectural Approval to allow the
construction of a new single-family residence on the above-referenced property.
This approval is effective in ten days, unless appealed in writing to the City Clerk. The
time within which judicial review of this decision must be sought is governed by
California Code of Civil Procedure, Section 1094.6.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Sharon Fierro
Senior Planner
Harold Housley, Public Works
Frank Cauthom, Building
Wayne Hokanson, Central Fire
Mr & Mrs. Bahmaram (Property Owners)
1360 Harriet Avenue
Campbell, CA 95008
70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2140 · F^X 408.866.8381 · TDO 408.866.2790
RESOLUTION NO. 3208
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
APPROVAL TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-
FAMILY RESIDENCE ON PROPERTY LOCATED AT 1360 HARRIET
AVENUE IN AN R-l-9 (SINGLE FAMILY RESDENTIAL) ZONING
DISTRICT. APPLICATION OF GLUSH DESIGN ASSOCIATES. FILE
NO. S 98-06.
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 S 98-06:
The proposed project is consistent with the R-l-9 (Single family residential) zoning district
where applicable and the development standards as required per the Zoning Ordinance and the
San Tomas Area Neighborhood Plan.
2. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and with the San Tomas Area.
o
The development of the property will result in a density of 3.7 dwelling units per gross acre and
is consistent with the General Plan density of less than 4.5 dwelling units per gross acre for this
area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the City's General Plan, Zoning Ordinance and San
Tomas Area Neighborhood Plan.
2. The proposed project, as conditioned, will aid in the harmonious development of the immediate
area.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. 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
1. Approved Project: Approval is granted for a Site and Architectural Review permit to allow
construction of a new 4,003 square foot, two-story, single family residence located at 1360
Harriet Avenue. Project approval shall substantially comply with project plans prepared by
Glush Design Associates dated September 1998, except as modified by the Conditions of
Approval herein.
Planning Commission Resolution No. 3208
S 98-06 - 1360 Harriet Avenue - Glush Design Associates
Page 2
Site and Architectural Approval Expiration: The Site and Architectural approval (S98-06) for
this project is valid for a period of one year from the Planning Commission approval. All
conditions of approval specified herein must be completed within one year from the date of
approval or the permit shall be void.
Building Division Requirements: Applicant shall comply with all Building Code requirements
and obtain necessary permits as determined by the City's Building Division.
Building Division submittals shall include the conditions of approval as a portion of the plan
check cover sheets.
Park Impact Fee: A park impact fee of $10,990 is due upon development of a new single-
family residence unless a credit may be applied for a preexisting legal single family use on the
property. Full payment of this fee is due prior to issuance of a certificate of building occupancy.
o
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. A fencing plan depicting fencing type and height shall be submitted prior to
the issuance of building permits.
o
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).
7. 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.
o
Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with the
City's Water Efficient Landscape Guidelines (W-ELS) and the Tree Preservation Ordinance to
indicate how trees to be retained on site will be protected during construction, prior to issuance
of building permits.
Landscaping: The applicant shall be required to provide a minimum of one (1) tree per 2,000
square feet of net lot area of the subject property. Existing trees within the net lot area of the
subject property shall be included in the total. All new trees shall be planted within the net lot
area and shall be noted on plans to be submitted to the Community Development Department
prior to issuance of building permits.
10. San Tomas Area Neighborhood Plan: The approved project shall comply with all requirements
of the City's San Tomas Area Neighborhood Plan.
Planning Commission Resolution No. 3208
S 98-06 - 1360 Harriet Avenue - Glush Design Associates
Page 3
CENTRAL FIRE DISTRICT:
11. Property Address: Applicant shall provide the Central Fire District with the newly established
address to be assigned to the property prior to issuance of building permits.
12. 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 apply to the City's Building Division
for applicable construction permits
PUBLIC WORKS DEPARTMENT
13. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a cun'ent Preliminary Title Report.
14.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall grant a 10-foot-wide strip of property along the
Harriet Avenue frontage to accommodate a 30-foot half street for Public Street Purposes
and sufficient right-of-way at the southeast comer of Harriet Avenue and Walters to
provide for a 20-foot radius property line remm to the Walters Avenue right-of-way.
15.
Public Service Easement: Prior to issuance of any grading or building permits for the site,
the applicant shall grant a 10-foot Public Service Easement on private property contiguous
with the public right-of-way along the Walters Avenue frontage. The applicant shall
cause all documents to be prepared by a registered civil engineer/surveyor and submitted
to the City for review and recordation.
16.
Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant 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 public improvements, as required by the City
Engineer. The plans shall include the following:
! Remove all of existing pavement from centerline easterly (approximately 6' wide)
plus approximately one-half of the intersection pavement.
· Reconstruct the pavement with 4 inches of AC on 12 inches of AB.
· Construct temporary asphalt curb (epoxy and dowels) across the property frontage to
match the existing curb adjacent to the site.
· Construction of new 5-foot concrete sidewalk across the property frontage with face of
sidewalk to match alignment of adjacent sidewalk.
· Construction of new modified driveway approach.
· Protection of existing trees and utilities.
· Design of horizontal and vertical location of future standard curb, gutter, and
sidewalk.
· Construction of conforms as necessary to join existing improvements.
Planning Commission Resolution No. 3208
S 98-06 - 1360 Harriet Avenue - Glush Design Associates
Page 4
17. 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.
18.
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. Utilities
to both residential structures shall be installed underground. Applicant shall comply with
all plan submittals, permitting and fee requirements of the serving utility companies.
19.
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 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.
20.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public
street improvements required by the street improvement agreement and the encroachment
permit must be completed and accepted by the City and the applicant must provide a one-
year Maintenance Security in an amount of 25% of the Faithful Performance Bond.
21.
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. The current fee is $2,000 per
acre or $747 for this parcel.
22.
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.
COMMUNITY DEVELOPMENT DEPARTMENT
23. Existing Residence: The existing residence in the center of the project site shall be
removed prior to the building occupancy of the new residence.
Planning Commission Resolution No. 3208
S 98-06 - 1360 Harriet Avenue - Glush Design Associates
Page 5
PASSED AND ADOPTED this 24~h day of November, 1998, by the following roll call vote:
AYES:
NOES:
ABSENT:
'ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Jones, Keams, Lindstrom, Meyer-Kennedy
Lowe
None
None
APPROVED:
Dennis Lowe, Chair
ATTEST:
Steve Piasecki, Secretary
S 98-06
Glush
Design
ITEM NO. 4
STAFF REPORT - PLANNING COMMISSION MEETING
OF NOVEMBER 24, 1998
Public Hearing to consider the application of Glush Design Associates,
on behalf of Mr. & Mrs Behmaram, for a Site and Architectural Approval
(S 98-06) to allow construction of a two-story, 4,000 square foot single-
family residence on property located at 1360 Harriet Avenue in an R-1-9
(Single Family Residential) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Review Permit to allow construction of a new single-family residence, subject to the attached
conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 Class 3 (a) of CEQA pertaining to New
Construction of Small Structures; therefore, no environmental action is required.
PROJECT DATA
Category_
Gross Lot Area:
Net Lot Area:
Density:
Proposed Project
.53 acres (23,124 square feet)
.19 acres (16,274)
3.7 units/gross acre
San Tomas Neighborhood Plan (STNP)
N/A
9000 sq. ft.
less than 4.5 units/gross acre
Proposed residence
Proposed Residence:
Proposed Garage:
Total Building Area:
3,365 square feet(living area)
638 square feet
4003 square feet
N/A
N/A
Existing second unit:
Accessory building 585 square feet (living area)
334 square feet (garage/laundry)
Total Accessory Building 919 square feet
Total building coverage 3304 square feet 20.3 %
Total building area 4922 square feet 30.2 %
(35 % of net lot area maximum)
(45% of net lot area maximum)
Lot Coverage:
Floor Area Ratio:
Parking Provided:
20.3%
.30
6 spaces (3 covered)
35% maximum
.45 maximum
4 spaces (minimum 2 covered)
Staff Report - Planning Commission Meeting of November 24, 1998
S 98-06 - 1360 Harriet Avenue
page 2
Setbacks Proposed Residence:
Front Yard: 20 feet
Rear Yard: 86 feet
Side Yard (north): 24 feet
Side Yard (west): 12 feet
STANP Requirements:
20 feet minimum
25 feet minimum
12 feet minimum
8 feet minimum (60% of wall height)
The existing retained second unit has a rear yard setback of 3 feet.
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural application
to allow the replacement of an existing single family residence of approximately 820 square feet
with a new two-story home of approximately 4,000 square feet and the retention of an existing
second living unit. The two existing residences on the property were constructed on the site in the
late 1930's or early 1940's.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Low
Density Residential (less than 4.5 units per gross acre). The density of the proposed project site
is 3.7 units per gross acre, which is consistent with the General Plan land use designation.
Zoning Designation: The zoning designation for the project site is R-l-9 (Single-Family
Residential, 9,000 square foot minimum lot size). The existing net lot area is currently
developed with two legal dwelling units. The rear unit has a substandard setback of 3' where a
25' setback is now required. All of the other setbacks, height, lot coverages, and building area
ratios are consistent with the development standards for this zoning district. The applicant does
not intent to expand or enlarge the rear dwelling unit.
Site Layout and Unit Design: The proposed single-family residence will be centered on the lot
with its entry oriented to the Harriet Avenue frontage and its garage facing on to Walters Avenue.
The two story residence has a Mediterranean design which sheds to a single story element along
the street frontages and the side yard of the project site.
The floor plans illustrate a four bedroom, two and one/half bath home with an attached three car-
garage.
The proposed design of the home will have a stucco exterior with a concrete tile as a roofing. The
elevations are accentuated by bay windows, decorative grill work and keystoned arches.
The existing second residence is a small gabled structure with stucco walls and an asphalt shingle
roof and will not be highly visible to the street due to the construction of the new residence.
Staff Report - Planning Commission Meeting of November 24, 1998
S 98-06 - 1360 Harriet Avenue
page 3
Street Improvements: The project site does not currently have standard street improvements
(curb, gutter or sidewalks) and the applicant will be required to install street improvements along
the Harriet Avenue frontage. Staff is recommending that a sidewalk and modified curb/gutter
design and a wider than normal planting strip be installed along the Harriet Avenue frontage to
transition into existing improvements south of the project site. No street improvements are
required for the Walter Avenue frontage.
Site and Architectural Review Committee: The Committee reviewed this application at its
meeting of November 10, 1998, and is supportive of its approval subject to the recommended
conditions of approval.
Attachments:
1. Findings for approval of the Site and Architectural Review Permit
2. Conditions of Approval for the Site and Architectural Review Permit
3. Exhibits
4. Location Map
Prepared by:
Approved by:
Tim J. nmc-y~xssociate Panner
Sharon Fierro, Senior Planner
FINDINGS FOR APPROVAL OF FILE NO. S 98-06
SITE ADDRESS: 1360 Harriet Avenue
APPLICANT: Glush Design,
DATE: November 24, 1998
Attachment 4/1
Findings for Approval of a Site and Architectural Review Permit to allow the construction of a
new single family residence
The Planning Commission finds as follows with regard to File No. S 98-06:
The proposed project is consistent with the R-l-9 (Single family residential) zoning district
where applicable and the development standards as required per the Zoning Ordinance and
the San Tomas Area Neighborhood Plan.
2. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and with the San Tomas Area.
o
The development of the property will result in a density of 3.7 dwelling units per gross acre
and is consistent with the General Plan density of less than 4.5 dwelling units per gross acre
for this area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the City's General Plan, Zoning Ordinance and San
Tomas Area Neighborhood Plan.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. S 98-06
SITE ADDRESS: 1360 Harriet Avenue
APPLICANT: Glush Design
P.C. MEETING: November 24, 1998
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance 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:
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Proiect: Approval is granted for a Site and Architectural Review permit to allow
construction of a new 4,003 square foot, two-story, single family residence located at 1360
Harriet Avenue. Project approval shall substantially comply with project plans prepared by
Glush Design Associates dated September 1998, except as modified by the Conditions of
Approval herein.
Site and Architectural Approval Expiration: The Site and Architectural approval (S98-06) for
this project is valid for a period of one year from the Planning Commission approval. All
conditions of approval specified herein must be completed within one year from the date of
approval or the permit shall be void.
Building Division Requirements: Applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
Building Division submittals shall include the conditions of approval as a portion of the plan
check cover sheets.
Park Impact Fee: A park impact fee of $10,990 is due upon development of a new single-
family residence unless a credit may be applied for a preexisting legal single family use on
the property. Full payment of this fee is due prior to issuance of a certificate of building
occupancy.
o
Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. A fencing plan depicting fencing type and height shall be submitted prior to
the issuance of building permits.
o
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).
CONDITIONS OF APPROVAL FOR FILE NO. S 98-06
SITE ADDRESS: 1360 Harriet Avenue
APPLICANT: Glush Design
P.C. MEETING: November 24, 1998
page 2
7. 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.
o
Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Guidelines (WELS) and the Tree Preservation
Ordinance to indicate how trees to be retained on site will be protected during construction,
prior to issuance of building permits.
Landscaping: The applicant shall be required to provide a minimum of one (1) tree per
2,000 square feet of net lot area of the subject property. Existing trees within the net lot area
of the subject property shall be included in the total. All new trees shall be planted within
the net lot area and shall be noted on plans to be submitted to the Community Development
Department prior to issuance of building permits.
10. San Tomas Area Neighborhood Plan: The approved project shall comply with all
requirements of the City's San Tomas Area Neighborhood Plan.
CENTRAL FIRE DISTRICT:
11. Property Address: Applicant shall provide the Central Fire District with the newly
established address to be assigned to the property prior to issuance of building permits.
12. 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 apply to the City's Building
Division for applicable construction permits
PUBLIC WORKS DEPARTMENT
13. Preliminary_ Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
14.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall grant a 10-foot-wide strip of property along the
Harriet Avenue frontage to accommodate a 30-foot half street for Public Street Purposes
and sufficient right-of-way at the southeast comer of Harriet Avenue and Walters to
provide for a 20-foot radius property line return to the Walters Avenue right-of-way.
CONDITIONS OF APPROVAL FOR FILE NO. S 98-06
SITE ADDRESS: 1360 Harriet Avenue
APPLICANT: Glush Design
P.C. MEETING: November 24, 1998
page 3
15.
16.
17.
18.
Public Service Easement: Prior to issuance of any grading or building permits for the site,
the applicant shall grant a 10-foot Public Service Easement on private property contiguous
with the public right-of-way along the Walters Avenue frontage. The applicant shall
cause all documents to be prepared by a registered civil engineer/surveyor and submitted
to the City for review and recordation.
Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant 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 public improvements, as required by the City
Engineer. The plans shall include the following:
Remove all of existing pavement from centerline easterly (approximately 6' wide)
plus approximately one-half of the intersection pavement.
· Reconstruct the pavement with 4 inches of AC on 12 inches of AB.
· Construct temporary asphalt curb (epoxy and dowels) across the property frontage to
match the existing curb adjacent to the site.
· Construction of new 5-foot concrete sidewalk across the property frontage with face of
sidewalk to match alignment of adjacent sidewalk.
· Construction of new modified driveway approach.
· Protection of existing trees and utilities.
· Design of horizontal and vertical location of future standard curb, gutter, and
sidewalk.
· Construction of conforms as necessary to join existing improvements.
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.
Utilities: Ail 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. Utilities
to both residential structures shall be installed underground. Applicant shall comply with
all plan submittals, permitting and fee requirements of the serving utility companies.
CONDITIONS OF APPROVAL FOR FILE NO. S 98-06
SITE ADDRESS: 1360 Harriet Avenue
APPLICANT: Glush Design
P.C. MEETING: November 24, 1998
page 4
19.
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 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.
20.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public
street improvements required by the street improvement agreement and the encroachment
permit must be completed and accepted by the City and the applicant must provide a one-
year Maintenance Security in an amount of 25% of the Faithful Performance Bond.
21.
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. The current fee is $2,000 per
acre or $747 for this parcel.
22.
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.
COMMUNITY DEVELOPMENT DEPARTMENT
23. Existing Residence: The existing residence in the center of the project site shall be
removed prior to the building occupancy of the new residence.
CITY OF CAMPBELL
Community Development Department · Current Planning
November 13, 1998
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the
time of 7:30 p.m., or shortly thereafter, on Tuesday, November 24, 1998, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Heating to
consider the application of Glush Design Associates, on behalf of Mr. & Mrs. Behmaram,
for a Site and Architectural Approval (S 98-06) to allow the construction of a new single-
family residence on property located at 1360 Harriet Avenue in an R-l-9 (Single Family
Residential) Zoning District. This project is Categorically Exempt.
Interested persons may appear and be heard at this heating. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only
those issues you or someone else raised at the Public Heating described in this Notice, or
in written correspondence delivered to the City of Campbell Planning Commission at, or
prior to, the Public Hearing. Questions may be addressed to the Community
Development Department at (408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals
must be submitted to the City Clerk in writing within 10 calendar days of an action by the
Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are
available for all meetings held in the Council Chambers. If you require accommodation,
please contact the Community Development Department at (408) 866-2140, at least one
week in advance of the meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
STEVE PIASECKI
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. S 98-06
Address: 1360 Harriet Avenue
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · FaX 408.866.8381 · TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department - Current Planning
November 3, 1998
Re: S 98-06 - 1360 Harriet Avenue
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting(s):
Site and Architectural Review Committee Meeting
Date: Tuesday, November 10, 1998
Time: 6:00 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, November 24, 1998
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
Tim J. Haley
Associate Planner
CCi
Glush Design Associates (Applicant)
6572 Northridge Drive
San Jose, CA 95120
Mr. & Mrs. Behmaran (Property Owners)
1360 Harriet Avenue
Campbell, CA 95008
70 North First Street - Campbell, California 95008.1423 - TEL 408.866.2140 - F^X 408.866.8381 - TDD 408.866.2790
May20,1998
CITY OF CAMPBELL
Public ~(/orks Department
Ms. G'Lush Dada
G'Lush Design Associates
6572 Northridge Drive
San Jose, CA 95120
Re:
S 98-06 - Application Completeness
1360 Harriet Avenue
Dear Ms. Dada:
Please be advised that the Public Works Department has reviewed your Site Plan submitted with
your Site and Architectural Application for the above referenced property and found it to be
incomplete for the reasons summarized below:
The existing edge of pavement is not correctly shown on both streets.
The existing concrete, sidewalk, street tree, fight-of-way, and property line are not correctly
shown on Harriet Avenue.
I have enclosed information to assist you regarding the issues. I recommend the information be
plotted by a qualified civil engineer/surveyor. I have tried unsuccessfully to reach you by
telephone regarding these issues. I have also made some field measurements which may be of
assistance. These are completion comments only. As of now it has not been determined if there
will be a change in the right-of-way or street improvement requirements.
If you should have any questions regarding the requested information or if you would like to
discuss these items, please do not hesitate to contact the undersigned at 866-2158.
Sigc.~ rely, /
Land D~velopm~r~t l}hg' ember
cc:
Mr. And Mrs. Behmaram, Property Owner, 1360 Harriet Avenue
Frank Cauthorn, Building Official
Tim Haley, Community Development Department
Wayne Hokanson, Santa Clara County Fire Department
H:\WORDXLANDDEV\ 1360HARR(JD)
70 North First Street . Campbell, California 95008. 1423 · TEL 408.866.2150 · FaX 408.376.0958 . TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department · Current Planning
Mr. Majid Behmaram
1360 Harriet Avenue
Campbell, CA 95008
May 20, 1998
Request to review proposed subdivision of property located at 1360 Harriet
Avenue
Dear Mr. Behmaram:
The Community Development Department has reviewed your proposal to subdivide
property located at 1360 Harriet Avenue and has determined that your property cannot
be subdivided in accordance with the requirements of the R-l-9 zone in which your
property is located and the San Tomas Area Neighborhood Plan. Subdivision of your
property would require that each lot be a minimum of 9,000 square feet and have a
minimum lot width of 70 feet. Unfortunately, your proposal does not meet these
requirements.
Please find enclosed the copies of your proposed plan which you had submitted to the
City for review. I have also enclosed a copy of the San Tomas Area Neighborhood Plan
which states the requirements for properties within an R-l-9 zone. Should you have any
questions regarding the enclosed information or need additional information, please do
not hesitate to contact me in the Community Development Department. I can be
reached at (408) 866-2142.
Sincerely,
Aki R. Irani
Planner I
enclosure
70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
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CITY oF CAMPBELL
Community Development Department
May 19,1998
Glush Design Associates
6572 Northridge Drive
San Jose, CA 95120
Re: S 98-06 o Application Completeness
1360 Walters Avenue
Dear Glush:
Please be advised that the Community Development Department has reviewed your Site and Architectural
Application for the above reference property and has deemed it to be incomplete. The following information is
necessary to complete the application:
1. Completion of the development and supplemental application form. A copy is enclosed for you
consideration.
2. Submittal of an application fee of $120.00.
3. The proposed street dedication and improvements along the Harriet Avenue frontage are not shown
accurately. It is anticipated that dedication will be 30 feet from center line.
4. The existing edge of pavement improvements are not shown accurately.
5. Please provide four elevations and a floor plan for the remodeled pool house structure. Living areas are not
permitted in accessory buildings unless approval is granted for an additional living unit through a conditional
use permit process. A concern would be expressed regarding the size and setbacks of this unit if considered
as a secondary living unit.
6. A concern is regarding the amount of pavement along the street frontage of the project. It is recommended
that the circular driveway be eliminated.
7. The front setback of the residence should be 20 feet from the future property line thus requiring the residence
to be setback an additional 10 feet.
8. The fence along the Harriet Avenue frontage should be setback 15 feet or reduced in height to 3 feet 6
inches.
If you should have any questions regarding the requested information or if you wOUld like to discuss these items,
please do not hesitate to contact the undersigned at 866-2144.
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · VAX 408.866.8381 · TDD 408.866.2790
Completeness Letter- S 98-06 Page 2
Tim J. Haley
Associate Planner
CC:
Frank Mills, Building Official
Wayne Hokanson, S. C. County Fire Department
Harold Housley, Land Development Engineer
Mr. & Mrs. Behmaram, Property Owner, 1360 Hamet Avenue