Site and Arch - 2000CITY OF CAMPBELL
Community Development Department
November 15, 2000
Mr. Bill Rosingana
1480 Harriet Avenue
Campbell, CA 95008
Re: PLN2000-126 - 1480 Harriet Avenue
Dear Applicants:
Please be advised that the Planning Commission, at its meeting of November 14, 2000, adopted
Resolution No. 3312 granting a Site and Architectural Approval to allow the construction of a new 4,158
square foot, two-story, 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, do not hesitate to contact me at (408) 866-2140.
Katrina Rice Schmidt, AICP
Planner II
CCi
Harold Housley, Public Works
Frank Mills, Building Division
Chris Veargason, SCC Fire Department
70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2140 . F^X 408.866.8381 · TDD 408.866.2790
RESOLUTION NO. 3312
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (PLN2000-126) TO ALLOW
THE CONSTRUCTION OF A NEW 4,158 SQUARE FOOT, TWO-
STORY, SINGLE-FAMILY RESIDENCE ON PROPERTY
LOCATED AT 1480 HARRIET AVENUE IN AN R-l-9
(SINGLE FAMII.Y RESIDENTIAL) ZONING DISTRICT.
APPLICATION OF MR. BILL ROSINGANA. FILE NO.
PLN2000-126.
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 PLN2000-126:
The proposed project is consistent with the R-l-9 (Single family residential, 9,000 square foot
minimum lot size) Zoning District, 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.
The development of the property will result in a density of 3.6 dwelling units per gross acre,
which 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.
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. 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 Resolution No. 3312
PLN2000-126 - 1480 Harriet Avenue -Bill Rosingana - New Single Family Residence
Page 2
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Site and Architectural Review permit to allow
the construction of a new 4,108 square foot two-story single-family residence located at 1480
Harriet Avenue. Project approval shall substantially comply with project plans that were
received by the Planning Department on November 6, 2000, except as modified by the
Conditions of Approval herein.
2. Architectural Details: Prior to issuance of building permits, the applicant shall provide details
of the building materials including a window and door schedule.
Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
126) for this project is valid for a period of one (1) 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.
Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part
of the permit.
5. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
6. Size of Plans: The maximum size of construction plans submitted for building permits shall be
24 inches X 36 inches.
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 civil engineer
specializing in soils mechanics.
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.
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
Planning Commission Resolution No. 3312
PLN2000-126 - 1480 Harriet Avenue -Bill Rosingana - New Single Family Residence
Page 3
10. Title 24 Energy_ compliance: California Title 24 Energy Compliance forms CF-1R and MF-1R
shall be blue-lined on the construction plans.
11. 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 fi.om the
Building Inspection Division Counter.
12. Non-Point Source 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.
13. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
A. West Valley Sanitation District (408-378-2407)
B. Santa Clara County Fire Department (408-378-4010)
C. School District:
i. Campbell Union School District (408-378-3405)
ii. Campbell Union High School District (408-371-0960)
iii. Moreland School District (408-379-1370)
iv. Cambrian School District (408-377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the School
District payment form fi.om the City Building Division, after the Division has approved the
building permit application.
14. 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.
15. 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).
16. 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.
17. 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.
Planning Commission Resolution No. 3312
PLN2000-126 - 1480 Harriet Avenue -Bill Rosingana- New Single Family Residence
Page 4
18. Landscaping:
A. 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. AH 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.
B. The applicant shall be required to plant an additional tree within the front yard area. The '
applicant shall be required to submit a landscape plan to be reviewed and approved by the
Community Development Department indicating the type and size of the tree to be planted
in the front yard area.
19. Deed Restriction: Provide evidence of a recorded deed restriction, which states that no
portion of the house, including any portion of the garage area, will be converted to an
additional living unit. (Additional Living Unit requirements are listed in Chapter 21.61.030 of
the Campbell Municipal Code).
PUBLIC WORKS DEPARTMENT
20. 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 Van Dusen Lane frontage. The applicant shall cause all
documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the
City's review and recordation.
21. 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 street
trees, irrigation and any standard public street improvements, constructed in the P.S.E., as
required by the City Engineer. The City fee for a non-utility encroachment permit is $245.00.
An encroachment permit must be obtained from Caltrans for all work in the State of California
right-of-way. Plans shall include the following:
· Removal of existing driveway approach (Caltrans encroachment permit),
Construction of ADA compliant driveway approach (Caltrans encroachment permit),
· Construction of street trees and irrigation at 40 feet on center (City encroachment permit),
· Installation of public street surface treatment (Caltrans encroachment permit),
· Construction of conforms to existing public and private improvements (Caltrans
encroachment permit).
22. 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.
23. Utilities: AH 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.
Planning Commission Resolution No. 3312
PLN2000-126 - 1480 Harriet Avenue -Bill Rosingana - New Single Family Residence
Page 5
24. 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.
25. 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 $2,000.00 per acre.
26. 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.
27. Lot Line Adjustment: Prior to issuance of any grading or building permits for the site, the
applicant shall submit a Lot Line Adjustment application for approval by the City Engineer.
The current application processing fee is $600.00.
28. Vacation of Public Street and Easements: Prior to issuance of any grading or building permits
for the site, the applicant shall submit a Vacation of Excess Right-of-Way application for
approval by the City Engineer. The current application processing fee is $600.00.
29. 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 14m day of November, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Gibbons, Hernandez, Jones, Lindstrom, Lowe
None
Francois
None
APPROVED:
Elizabeth Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary
Planning Commission Minutes of November 14, 2000 Page 2
Motion:
On motion of Commissioner Jones, seconded by Commissioner Hernandez,
the Planning Commission minutes of October 24, 2000, were approved. (5-0-
1-1; Commissioner Francois was absent and Commissioner Lindstrom
abstained as he was not present at this meeting)
COMMUNICATIONS.
1. Amended Conditions of Approval for Agenda Item No. 1
2. Amended Conditions of Approval for Agenda Item No. 2
AGENDA MODIFICATIONS OR POSTPONEMENTS
There were no modifications or postponements.
ORAL REQUESTS
Two gentlemen wished to discuss the issue of rent control. They were advised by Chairperson
Gibbons that the Planning Commission has no jurisdiction over the issue of rent control and
advised them that Council is actually the appropriate body to consider the subject of rent control.
The two indicated that they had erroneously believed that this evening's meeting was a Council
meeting. With that clarification, they left without making any comments and will return for the
November 21, 2000, Council meeting.
PUBLIC HEARING
Chairperson Gibbons read Agenda Item No. 1 into the record.
1. PLN2000-126
Rosingana, B.
Public Hearing to consider the application of Mr. Bill Rosingana for a
Site and Architectural Approval (PLN2000-126) to allow the
construction of a new 4,158 square foot, two-stow, single-family
residence on property located at 1480 Harriet Avenue in an R-l-9
(Single Family Residential) Zoning District. This project is
Categorically Exempt. Planning Commission decision final in 10
days, unless appealed in writing to the City Clerk.
Mr. Geoff Bradley, Senior Planner, presented the staff report as follows:
· Stated that the subject site is located on the south side of Harriet-at Van Dusen Lane.
· The General Plan Land Use designation is Low Density Residential and the Zoning
designation is R-l-9. The lot is just over 9,000 square feet.
· The proposed residence is two-story with two two-car garages. The residence incorporates
an entry feature, divided window treatments and stucco siding, which is proposed to be
painted light taupe with slightly darker tan trim. The roof will be medium gray. The house is
fairly large and is just at the allowable .45 FAR under the San Tomas Area Neighborhood
Plan. The project meets all STANP requirements.
Commissioner Hemandez asked whether a fireplace is included.
Planning Commission Minutes of November 14, 2000 Page 3
Mr. Geoff Bradley replied that there is a fireplace.
Commissioner Doorley provided the Site and Architectural Review Committee report as follows:
· SARC had expressed concern regarding the massing of the fi.om elevation and the inclusion
of two two-car garages. The applicant added a tree in front and softened the front fagade to
alleviate these concerns.
· The project is compatible with the surrounding community.
Chairperson Gibbons asked about the inclusion of two two-car garages.
Mr. Geoff Bradley:
· Advised that one of the garages will face the street (more visible) while the second will be a
side entry garage (not visible from front). The two garages are positioned to create a sort of
car court.
· Advised that the modified Conditions of Approval distributed this evening clarify that the
applicant will need to work through the State of California for the public improvements along
Van Dusen.
Chairperson Gibbons opened the Public Heating for Agenda Item No. 1.
Mr. Bill Rosingana, Applicant and owner of 1480 Harriet Avenue:
· Said that he was available for questions and advised the Commission that there is one
fireplace in the home.
Chairperson Gibbons asked Mr. Rosingana whether any trees would be removed with this
project.
Mr. Bill Rosingana replied that two small trees would be relocated on site and that he would be
planting at least three new trees in addition.
Chairperson Gibbons asked Mr. Rosingana whether he clearly understood Condition of Approval
No. 19.
Mr. Bill Rosingana replied that he did.
Chairperson Gibbons closed the Public Hearing for Agenda Item No. 1.
Motion:
Upon motion of Commissioner Lowe, seconded by Commissioner Jones, the
Planning Commission adopted Resolution No. 3312 granting a Site and
Architectural Approval (PLN2000-126) to allow the construction of a new
4,158 square foot, two-story, single-family residence on property located at
1480 Harriet Avenue with the revised Conditions of Approval, by the
following roll call vote:
Planning Commission Minutes of November 14, 2000 Page 4
AYES:
NOES:
ABSENT:
ABSTAIN:
Doorley, Gibbons, Hernandez, Jones, Lindstrom, Lowe
None
Francois
None
Chairperson Gibbons advised that this action is final in 10 days, unless appealed in writing to the
City Clerk.
Chairperson Gibbons read Agenda Item No. 2 into the record.
PLN2000-134
Bahng, L.
Public Hearing to consider the application of Ms. Lavinia J. Bahng
for approval of a Conditional Use Permit (PLN2000-134) to allow the
establishment of a Day Care Facility for up to 60 children in an
existing church on property located at 62 S. San Tomas Aquino
Road in a C-PD (Condominium/Planned Development) Zoning
District. This project is Categorically Exempt. Planning
Commission decision final in 10 days, unless appealed in writing to
the City Clerk.
Ms. Kristi Bascom, Planner I, presented the staff report as follows:
· Advised that the proposed site is at the Korean Baptist Church of the World Mission, which
was constructed as an office building in 1982 and converted to a church use in 1996. The
building is two floors and 23,000 square feet. The hours of operation are Tuesday through
Saturday, 9 a.m. to 6 p.m. where six people work on site.
· The applicant is seeking a Use Permit to allow the addition of a Day Care Facility. The
proposed hours of operation are from 7 a.m. to 6 p.m., Monday through Friday. The
applicant proposes to start with 28 students and is authorized by the State for up to 44
students on the site with the size of the existing outdoor play area. The applicant is seeking a
Use Permit approval for up to 60 to allow future growth but they have no plans now to
increase to that number of students.
· Five to six employees will staff the Day Care.
· The outdoor play will occur between 10:30 and 11:30 a.m. and between 3 and 4 p.m.
· The site circulation will require parents to enter to the north of the site and exit from the
south. Staff has conditioned that the parents be required to enter into the parking lot, park
their vehicle and enter the school in order sign in their child(ren) to prevent the stacking of
vehicles onto Campbell Avenue. The gate to the south will be closed at all times except for 7
to 8 a.m. and 5 to 6 p.m.
· The site includes 94 parking spaces. As the school and church uses will be staggered, this is
a sufficient number of parking spaces for this site.
PLN2000-126
Rosingana, B.
ITEM NO.1
STAFF REPORT - PLANNING COMMISSION MEETING OF
NOVEMBER 14, 2000
Public Hearing to consider the application of Bill Rosingana for a Site and
Architectural Review Permit (PLN2000-126) to allow construction of a new
two-story, single-family residence on property located at 1480 Harriet
Avenue in an R-l-9 (Single-family residential, minimum 9,000 square foot
lot size) 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 two-story, 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
Cate~,ory
Gross Lot Area:
Net Lot Area:
Density:
Proposed Residence:
First Floor:
Second Floor:
Garage/storage:
Deck:
Front Porches:
Building Coverage:
Floor Area Ratio:
Parking Provided:
Building Height:
Setbacks:
Front Yard:
Rear Yard:
Side Yard (east):
Side Yard (west):
Proposed Project
.27 acres (11,943 sq. ft.)
.21 acres (9,143 sq. ft.)
3.6 units/gross acre
4,108 square feet
1,433 square feet
1,650 square feet
1,025 square feet
132 square feet
128 square feet
2,586 square feet (28%)
.45
4 covered parking spaces
27 feet - 6 inches
20 feet
22 feet
17 feet
8 feet
Req uired/Allowed
9,000 sq. ft.
less than 4.5 units/gross acre
4,114 square feet maximum
200 square feet minimum
35% maximum
.45 maximum
2 parking spaces (one covered)
28 feet maximum
20 feet minimum
20 feet minimum
12 feet minimum (60% of wall height)
8 feet minimum
Staff Report - Planning Commission Meeting of November 14, 2000
PLN2000-126 - 1480 Harriet Avenue
Page 2 of 3
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the construction of a new two-story, single-family residence at 1480 Harriet
Avenue. The project site is located south of Van Dusen Lane, where Harriet Avenue intersects
Van Dusen Lane. The applicant is currently working with the City's Public Works Department
to process a "Quitclaim." The City is relinquishing any rights it may have over the abandoned
portion of Harriet Avenue that once lead to Pollard Avenue prior to the construction of Highway
85. Condition of Approval #20 requires the applicant to process and finalize a Quitclaim prior to
issuance of a Building Permit for this project. Single-family residences surround the property on
all sides.
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 3.6 units per gross acre, which is consistent with the General Plan land use designation.
The project site is located in the San Tomas Neighborhood and is subject to San Tomas
development guidelines. Staff finds the proposal consistent with the development guidelines with
the recommended conditions of approval.
Zoning Designation: The zoning designation for the project site is R-l-9 (Single-Family
Residential, 9,000 square foot minimum lot size). The proposed project is consistent with the
zoning designation and meets the minimum setbacks, height restriction, lot coverage, building
area, floor area ratio and parking requirements of R-l-9 Zoning District, where applicable.
Site Layout and Architecture: The proposed project includes the development of a two-story
residence with two attached two-car garages on the subject property. The front entry and one of
the garage doors of the home face Van Dusen Lane. The garage door that faces Van Dusen Lane
is setback approximately 18-feet from the main front wall of the house as a means to limit its
dominance on the front facade.
The proposed residence utilizes hip and gable roof design, stucco siding and composition
fiberglass shingle roofing. Additional architectural features include divided window treatments
on all windows surrounding the house, arched windows on the front windows, and a porch with
balustrades at the front comer of the house. Staff finds that the building design is consistent with
the design criteria of the San Tomas Neighborhood Plan.
The proposed colors for the home include a taupe field color (base) with tan trim. The roof color
is a medium gray color.
The existing two-car garage that will remain on site includes a full bathroom. Staffhas included
Condition of Approval #19 to discourage the garage space being converted to an Additional
Living Unit.
Staff Report - Planning Commission Meeting of November 14, 2000
PLN2000-126 - 1480 Harriet Avenue
Page 3 of 3
Trees/Landscaping: There are five existing trees on site, which will remain. Five trees are
required under the San Tomas Area Neighborhood Plan guidelines. An additional tree will be
planted in the front yard per the recommendation of the Site and Architectural Review
Committee.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of October 24, 2000, and is supportive of the submitted
plan, with a modification to the front fagade. SARC suggested that the western 1/3 of the front
faCade was too massive and was not in scale with the rest of the house. The applicant submitted
new plans showing the second floor set back by 1- foot with a shed element breaking the vertical
element of the space. SARC also asked that a tree be planted in the front yard to soften the
appearance of the house.
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: -' ' ' ' AI~Pi Pianner I~
Approved by: '~~ [. ~o/,'~
Gec~ff I. B~a~ley, Se~nior l~'lanner - ]
Attachment 1
FINDINGS FOR APPROVAL OF FILE NO. PLN 2000-126
SITE ADDRESS: 1480 Harriet Avenue
APPLICANT: Bill Rosingana
DATE: November 14, 2000
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. PLN 2000-126:
The proposed project is consistent with the R-1-9 (Single family residential, 9,000 square
foot minimum lot size) Zoning District, 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 3.6 dwelling units per gross acre,
which 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.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
Attachment 2
Page 1 of 4
CONDITIONS OF APPROVAL FOR FILE NO. PLN 2000-126
SITE ADDRESS: 1480 Harriet Avenue
APPLICANT: Bill Rosingana
P.C. MEETING: November 14, 2000
The applicant is hereby notified, as part of this application, that (s)he 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 (s)he 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
the construction of a new 4,108 square foot two-story single-family residence located at 1480
Harriet Avenue. Project approval shall substantially comply with project plans that were
received by the Planning Department on November 6, 2000, except as modified by the
Conditions of Approval herein.
2. Architectural Details: Prior to issuance of building permits, the applicant shall provide
details of the building materials including a window and door schedule.
o
Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
126) for this project is valid for a period of one (1) 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.
°
Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
5. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
6. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches X 36 inches.
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
civil engineer specializing in soils mechanics.
Conditions of Approval
PLN2000-126 - 1480 Harriet Avenue
Attachment 2
Page 2 of 4
10.
11.
12.
13.
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.
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: 19. pad elevation
20. finish floor elevation (first floor)
21. foundation comer locations
Title 24 Energy compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans.
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.
Non-Point Source 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.
Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
19.
20.
C.
West Valley Sanitation District (408-378-2407)
Santa Clara County Fire Department (408-378-4010)
School District:
19. Campbell Union School District (408-378-3405)
20. Campbell Union High School District (408-371-0960)
21. Moreland School District (408-379-1370)
22. Cambrian School District (408-377-2103)
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.
Conditions of Approval
PLN2000-126 - 1480 Harriet Avenue
Attachment 2
Page 3 of 4
14.
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.
15.
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).
16. 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.
17.
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.
18.
Landscaping:
19. 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.
20. The applicant shall be required to plant an additional tree within the front yard area.
The applicant shall be required to submit a landscape plan to be reviewed and
approved by the Community Development Department indicating the type and size of
the tree to be planted in the front yard area.
19. Deed Restriction: Provide evidence of a recorded deed restriction, which states that no
portion of the house, including any portion of the garage area, will be converted to an
additional living unit. (Additional Living Unit requirements are listed in Chapter 21.61.030
of the Campbell Municipal Code).
PUBLIC WORKS DEPARTMENT
20. 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 Van Dusen Lane frontage. The applicant shall cause
all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for
the City's review and recordation.
21. 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
Conditions of Approval
PLN2000-126 - 1480 Harriet Avenue
Attachment 2
Page 4 of 4
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:
Removal of existing driveway approach,
.. Construction of ADA compliant driveway approach,
Construction of street trees and irrigation at 40 feet on center,
Installation of public street surface treatment as determined by City Engineer,
Construction of conforms to existing public and private improvements.
22. 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.
23. 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.
24. 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.
25. 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 $2,000.00 per acre.
26. 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.
27. Lot Line Adjustment: Prior to issuance of any grading or building permits for the site, the
applicant shall submit a Lot Line Adjustment application for approval by the City Engineer.
The current application processing fee is $600.00.
28. 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.
Recording Requested By:
City of Campbell
Return copy to:
City of Campbell
Community Development Department
70 N. First Street
Campbell, CA. 95008
DOCUMENT: 15 6196
~001 $606196~
Titles:l
Fees
Taxes...
Copies.
ANT PAID
/ Pages:
1308
4.00
17.00
BRENDA DAVIS RDE ~t 007
SANTA CLARA COUNTY RECORDER 3/26/2881
Recorded at the request of
ENDORSED COP¥
Space Above This line for RecordeFs Use
Land Use Agreement
THIS AGREEMENT, made and entered into at Campbell, Califomi~ the 5t~ day of
'Pe6rua~ ,2001 by and between cBi[[~,osint~ana hereinafter referred to as "Owner and the
CITY OF CAMPBELL, a municipal corporation, hereinafter referred to as "City".
I. RECITALS
1.1 A Site amf flrchitecturaf ~.eview Permit was requested to ~ui[~f a new sing[e:fami[_¥
dwe£[ing in a building located at 1480~tfarriet~'ve, APN 403-18-41
Campbell, Califorma, hereby described in Exhibit "A" attached hereto: and
1.2 On the 14 day of ACvvemSer, 2000. the city approved Permit No. 2000-I26, subject to
certain conditions. Including that the Owner declare and record certain restrictions
on the property; and
1.3 The Owner desires to construct improvements and has requested a building permit
from the City for that purpose.
Il. Covenants
Now, THEREFORE, in consideration of the mutual promise and agreements herein contained,
the parties do agree as follows:
2.1 That the only improvements permitted under this Agreement are those set forth in the City
of Campbell Building Permit, which indicates:
2.2 Any further improvements will reqnire further permits. Such additional work done under
requisite permits shall not require amendment of this Agreement so long as the work is consistent with this
agreement.
2.3 The restrictions and conditions of which notice is hereby given are: a. The garage shall not be utilized for sleeping purposes
b. Installation of any appliances for cooking, such as a stove or oven, microwave, hot plate,
shall be deemed creation of a kitchen and therefore creation of an additional separate dwelling
unit as defined in Sections 21.08.020D and 21.02.015 of the City Zoning Ordinance.
c. Maintain at least one covered parking space accessible to an automobile within the garage
or carport, or as required by Ordinance Chapter 2 l. 50.
d. The property Owner consents to admit access to City Zoning Enforcement Officers upon
reasonable notice of not less than twenty-four (24) hours for the purpose of inspecting the
premises to ensure that the uses approved by Permit No. ?£N200-126 comply with the City
building and zoning laws.
Violation of these restrictions shall continue a violation of the City's Zoning Ordinance. No
release, modifications or elimination of these restrictions shall be valid unless thereof is recorded on
the Land Records by the City of Campbell, unless the City's zoning law changes to permit the future
rise.
Executed on the date first noted above.
"OWNER"
(Name)
"CITY"
(Name & Title)
STATE OF CALIFORNIA
COUNTY OF SANTA CLARA
On the ~ day of /z77'¥~2' 20 ~_~_~, before me, the undersigned, a Nota~ Dublic in and for said State personally
appeared t'~?Z / ' ,~'~Z$'/~(;°r"t/lc~:~°nall''' knou, n to me (or pro, ed to me on the basis or' satisfactory evidenc¢~ to be the
personts) whose namet.ffJSis~re subscribed to the ~ithin instrument and acknowledged to mc th'r~4~f, qhe/thc3 executed the same
i(~is-~Oer/their authonz~-~apaciu,{iesL and that his/her/their signature, s) on the instrument the persons{s) or the entiv,' upon
b4hTIf of which the personis) acted executed the instrumtmt.
WI'INESS my hand and otficial seal.
No .tary Public in and lbr said State.
Description: The land referred to herein is situated in th'e State of California, County of
SANTA CLARA, CITY OF CAMPBELL, and is described as follows:
BEGINNING AT A POINT IN THE CENTER LINE OF HARRIET AVENUE, AT THE MOST
SOUTHERLY CORNER OF THAT CERTAIN 0.497 ACRE TRACT OF LAND CONVEYED BY
M.W. WlCKLOW TO EDMUND BLACKMAN, ET UX, BY DEED DATED SEPTEMBER 24,
1946 AND RECORDED SEPTEMBER 25, 1946 UNDER RECORDER'S FILE NO. 424950;
THENCE ALONG THE CENTER LINE OF HARRIET AVENUE, S. 15° 53' E., 81.93 FEET,
MORE OR LESS, TO THE MOST WESTERLY CORNER OF THAT CERTAIN PARCEL OF
LAND CONVEYED BY MINNIE B. FETTY TO CHARLES HAWN, ET UX, BY DEED DATED
OCTOBER 21, 1946 AND RECORDED OCTOBER 24, 1946 1N THE OFFICE OF THE
RECORDER OF SANTA CLARA COUNTY, CALIFORNIA, UNDER RECORDER'S FILE NO.
429855; THENCE ALONG THE NORTHWESTERLY LINE OF SAID PARCEL OF LAND SO
CONVEYED TO HAWN AND THE NORTHEASTERLY PROLONGATION THEREOF, N. 76°
40' E., 112 FEET; THENCE AT RIGHT ANGLES N. 13° 20' W., 80 FEET, MORE OR LESS,
TO THE SOUTHEASTERLY LINE OF SAID 0.497 ACRE TRACT; THENCE ALONG SAID
SOUTHEASTERLY LINE S. 76° 40' W., 118 FEET, MORE OR LESS TO THE POINT OF
BEGINNING, AND BEING A PORTION OF LOT D OF THE PARTITION OF LOT 3 OF THE
PARR PARTITION IN THE RANCHO RINCONADA DE LOS GATOS AND A PORTION OF
THE RANCHO RINCONADA DE LOS GATOS.
ASSESSOR'S PARCEL NO.: 403-18-041
,o¥' ¢4~
'O~CHAgO'
CITY OF CAMPBELL
Community Development Department · Current Planning
November 3, 2000
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 14, 2000, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Bill Rosingana for a Site and Architectural Approval (PLN2000-126) to allow
the construction of a new 4,158 square foot, two-story, single-family residence on property
located at 1480 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 hearing. 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 Hearing 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
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2000-126
Address: 1480 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
October 17, 2000
Re: PLN2000-126 - 1480 Harriet Avenue
Dear Applicants:
Please be advised that the above-referenced application has been scheduled for the following
meeting(s):
Site and Architectural Review Committee Meeting
Date: Tuesday, October 24, 2000
Time: 7:00 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, November 14, 2000
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,
Katrina Rice Schmidt, AICP
Planner II
cc:
Bill Rosingana (Applicant/Property Owner)
1480 Harriet Avenue
Campbell, CA 95008
70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2140 . FAX 408.866.8381 · TDD 408.866.2790
.0¥
September 25, 2000
CITY OF CAMPBELL
Community Development Department · Current Planning
Bill Rosingana
1480 Harriet Avenue
Campbell, CA 95008
Re: Site and Architecture Pemait for new single family home at 1480 Harriet Avenue (PLN2000-126)
Dear Mr. Rosingana:
The application for the above referenced project, received September 8, 2000 by the Planning Division, has been
deemed incomplete.
The plot plan is inadequate. Please revise the plot plan indicating all of the items listed on Attachment A of this
letter. In particular, there are several actions proposed for this site (lot line adjustment, utility easements,
new/proposed/approved garage, and Harriet Avenue abandonment), which should be shown on the plot plan. For
instance, show both the existing property lines and the proposed property lines. In addition, the title report indicates
that this property goes to the centerline of Harriet Avenue (the portion that has been abandoned), however it is not
shown on the plot plan that you submitted. Please show any easements, rights and associated encumbrances of this
portion of the property on the Plot Plan.
In association with this project, the City of Campbell is requesting that you work with the City to process a "Quit
Claim," that is, a forfeiture of any rights or interest that the City has on the portion of the property adjacent to the old
Harriet Avenue alignment. Please contact Harold Housley of the Public Works Department (408) 866-2158 for
more information regarding this process.
The project plans were routed to the City's architectural advisor. Please resolve the following issues:
1) Where is the fireplace chimney? If the fireplace is a gas umt, then it should be recessed into the room and not
protruding from the wall.
2) The shutters should match the proportion and size of the windows. Small, skinny windows should have small,
skinny shutters. Larger windows should have larger shutters. The proposal shows shutters that are the same
size for all size windows.
3) The quoin blocks on the comers, if kept, should wrap the comer. Use them on all elevations/comers of the
building or eliminate them.
4) The window header trip is used only on the lower front wall windows, not uppers, and only on the front wall.
Arch top windows are only used on the front wall. All windows on each exterior wall should be of the same
type and receive the same architectural treatment.
5) The door from the family room to the side porch presents a second "front" door, which seems confusing.
French doors from the living room may work better, with a window where the door is shown.
If you should have any questions regarding these items, please contact me at (408) 866-2143.
Katrina Rice Schmidt, AICP
Planning Division
cc: Harold Housley
70 North First Street . Campbell, California 95008.1423 · TEL 408.866.2140 - FAX 408.866.8381 · TDD 408.866.2790
August 24, 2000
Job No. 20064
Building Department
City of Campell
70 N. First Street
Campbell, CA 95008
MARVIN D. KIRKEBY
2397 FOREST AVENUE
SAN JOSE, CA 95128
(408) 984-0331
Re: 1480 Harriet Ave.
RECEIVED
CITY OF CAMPBELL
BUILDING DEPT.
Gentlemen;
Please be advised that the foundation forms for the subject house have been inspected for
compliance with building setbacks as shown on the approved plans. ! hereby state that
the forms are as shown on the approved plans.
If further information is required please contact the undersigned.
¥o,urs truly,
Marvin D. Kirkeby
Registered Civil Engineer