Admin PD - 2004FACSIMILE TRANSMITTAL SHEET
TO: Francis Kun FROM: Ms. Melinda M. Denis
Atelier Designs Planner I
FAX NUMBER: $8fr-$i-8$ PAGES: 2 (including cover)
3'1 ~- ~-i l (p
RE: 1409 Harriet Avenue DATE: October 26, 2004
^ URGENT ®FOR REVIEW ^ PLEASE COMMENT ^ PLEASE REPLY
NOTES/COMMENTS:
Good Morning Francis,
I received your building permit plan check for 1409 Harriet Avenue. Everything looks good with
the plans. I do have some reservations about the front elevation, specifically the garage
elevation. Please take a look at the revised garage elevation I have enclosed. I think getting rid
of the stucco trim element and continuing the wall plane straight down will deemphasize the
garage and provide consistency with the San Tomas Neighborhood Plan. I do like the curve
element over the garage doors and how the garage doors are recessed about 9 ". Please let me
know your thoughts. If you are ok with this minor change, I will mark on the drawings and send
the approved sets back to Frank Mills over in the Building Division.
Thanks,
70 N. FIRST STREET • CAMPBELL, CA • 95008 • TELEPHONE 408.866.2140 •FACSIMILE 408.866.5140
June 3, 2004
Francis Kun
Atelier Designs
482 W. Hamilton Avenue #137
Campbell, CA 95008
Re: Administrative Planned Development Permit
File No.: PLN2004-00038
1409 Harriet Avenue
Dear Mr. Kun:
CAMPBELL
1
The Community Development Director has conditionally approved your Administrative Planned
Development Permit application to allow the remodel and 1,426 square foot addition to an
existing single-family residence located at 1409 Harriet Avenue
Thank you for the opportunity to review these plans. If you should have any questions regarding
this approval, please feel free to contact me at (408) 866-2142 or by email at
melindad(a~cityofcampbell.com.
Sincerely,
Melinda M. Denis
Planner I
Encl: Administrative Planned Development Permit Approval, June 3, 2004
Stamped Approved Plans ('L- 24" x 36")
cc: Geoff Bradley, Senior Planner
Alex Choi, 10366 Henney-Creek Place, Cupertino, CA 95014
70 North First Street Campbell, California 95008-1 4 3 6 Tet 408.866.2140 Fnx 408.871.5140 TAD 408.866.2790
ADMINISTRATIVE ACTION OF THE COMMUNITY
DEVELOPMENT DIRECTOR
JUNE 3, 2004
PLN2004-38 Application of Francis Kun, on behalf of Alex Choi, for approval of an
Kun, F. Administrative Planned Development Permit to allow the remodel and 1,426
square foot addition to an existing single-family residence on property owned
by Alex Choi located at 1409 Harriet Avenue in a P-D (Planned
Development) Zoning District.
PROJECT DESCRIPTION
The project consists of the remodel and addition of 1,426 square feet to an existing single-family
residence located at 1409 Harriet Avenue.
DISCUSSION
The subject building is currently developed with asingle-story residence constructed in
approximately 1950. The existing residence consists of 1,313 square feet of living area and a
440 square foot detached accessory building. The existing residence will be substantially
remodeled with the proposed addition. The proposed addition consists of 856 square feet of new
living area and a new 570 square foot attached garage.
The project site is located on the west side of Harriet Avenue between Harriet Court and Van
Dusen Lane. The project site is surrounded by single-family residential uses to the north, south,
east, and west.
The General Plan land use designation for the project site is Low Density Residential and the
project is compatible with this land use designation. The proposed project complies with the
following General Plan Land Use Element Strategies:
Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential
development and substantial additions that are designed to maintain and support
the existing character and development pattern of the surrounding neighborhood,
especially in historic neighborhoods and neighborhoods with consistent design
characteristics.
PLN2004-38 -1409 Harriet Avenue
Administrative Planned Development Permit Pa eQ 2 of 2
Strategy LUT-7.2n: Consistency With Plans: Ensure that new development and
substantial remodeling projects are consistent with Specific Plans, Area Plans,
City Standard Details and adopted Streetscape Standards to create a cohesive
design.
Strategy LUT-17.1b: Landscaping: Ensure that new developments provide new tree
plantings, shrubs, greenery and other landscaping materials, and preserve existing trees
and shrubs.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality
building materials on all buildings to ensure the long-term quality of the built
environment.
The zoning designation for the project site is P-D (Planned Development). An Administrative
Planned Development Permit is required for an addition to ahingle-family residence within the
P-D (Planned Development) zoning district.
The proposed addition incorporates representative architectural features of homes in the San
Tomas Neighborhood including hipped and gabled roof forms, a two-car garage door,
composition shingle roof, and stucco siding. The proposed colors for the house consist of a light
beige body color, sage green trim color, and a dark brown accent color. The proposed roof
material is a brown composition shingle roof.
The applicant is not proposing the removal of any protected trees as part of this project. An 18"
Maple tree and 10" Pine tree will be retained on site. Pursuant to the San Tomas Area
Neighborhood Plan, the applicant is required to provide two trees on the site. The site plan
indicates the addition of two new Blackwood Acacia trees at the rear of the site.
Attachments:
1. Findings for Approval of PLN2004-00038
2. Conditions of Approval for PLN2004-00038
~/f
Prepared by: ~ i~!
Melinda M. Denis, Planner I
Approved by:
Geo f I. Bradley, Senior Planner
Attachment # 1
FINDINGS FOR APPROVAL OF FILE NO. PLN2004-00038
SITE ADDRESS: 1409 Harriet Avenue
APPLICANT: Francis Kun on behalf of Alex Choi
DATE: June 3, 2004
Findin sg for approval of an Administrative Planned Development Permit to allow the remodel
1,426 square foot addition to an existing single-family residence located at 1409 Harriet Avenue.
The Community Development Director finds as follows with regard to File No. PLN2004-38:
1. The proposed project consists of the remodel and 1,426 square foot addition to an existing
single-family residence for a total of 2,169 square feet of living space, 570 square feet of
garage area, and a 440 square foot existing detached accessory building with a 38% Floor
Area.
2. The development of the proposed project will result in a use that is consistent with the
General Plan land use designation of Low Density Residential for the area.
3. The proposed project is consistent with the P-D (Planned Development) Zoning District.
4. The proposed project will contribute to the housing stock in the City of Campbell and serve
the housing needs of the community.
5. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
6. The subject property is surrounded by residential uses to the north, south, east, and west.
7. The project qualifies as a Categorically Exempt project per Section 15301, Class 3 (3) of the
California Environmental Quality Act (CEQA) pertaining to additions to existing structures.
Based upon the foregoing findings of fact, the Community Development Director further finds and
concludes that:
1. The proposed project is consistent with the General Plan and the Zoning Code.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
4. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
Attachment # 1
Page 2 of 2
5. The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
6. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
8. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2004-00038
SITE ADDRESS: 1409 Harriet Avenue
APPLICANT: Francis Kun on behalf of Alex Choi
DATE: June 3, 2004
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:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Project: Approval is granted for an Administrative Planned Development Permit
(PLN2004-00038) for the remodel and 1,426 square foot addition to an existing single-family
residence located at 1409 Harriet Avenue. The site design shall substantially comply with
the project exhibits listed below, except as may be modified by the Conditions of Approval
herein.
a. Revised project plans prepared by Atelier Designs and dated as received by the Planning
Division on March 29, 2004 and May 20, 2004, including a site plan, demolition plan,
floor plan, and building elevations.
b. Color/material board exhibit as received by the Planning Division on March 29, 2004.
2. Administrative Planned Development Permit Approval Expiration: The Administrative
Planned Development Permit approval shall be valid for one year from the date of final
approval. Within this one-year period a building permit must be obtained and construction
completed one year thereafter or the use must be established on the property (if no building
permit is required). Failure to meet these deadlines will result in the Administrative Planned
Development Permit being void.
3. Fences: Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code and shall be reviewed and approved by the Community Development
Director prior to issuance of any building permits for the project.
4. Building Elevations, Details and Colors: The applicant shall submit detailed building
elevations depicting architectural details. Detailed elevations shall be reviewed by and
approved by the Community Development Director prior to the issuance of building permits
for compliance with all applicable conditions, laws, regulations, and policies.
Attachment #2
Page 2 of 4
5. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. All 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.)
6. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code.
7. On-Site Li tines On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
8. Construction Hours: Construction activities will be limited to the hours of 8:00 a.m. to 5:00
p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays
and Holidays unless an exception is granted by the Building Official.
9. Contractor Contact Information Posting: 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 to the
issuance of building permits.
10. Tree Protection Plan: Prior to issuance of building permits, 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 the existing 18" Maple tree and 10"
Pine tree to be retained on site will be protected during construction.
Building Division:
11. Permits Required: A building permit application shall be required for the proposed
remodeling and addition to the existing structure. The building permit shall include
ElectricaUPlumbing/Mechanical fees when such work is part of the permit.
12. Project Description: This project is proposed as a `remodel and addition to an existing
dwelling". The scope of work proposed under this project more closely reflects the
construction of a new single-family dwelling. The Building Inspection Division will
consider much of this project as new construction, and fees will be calculated based on the
comparative similarities to new construction.
13. Plan Preparation: Portions of this project require plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for building
permits shall be `wet stamped" and signed by the qualifying professional person.
Attachment #2
Page 3 of 4
14. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
15. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches by 36 inches.
16. 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. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
17. Title 24 Energ~y Compliance: California Title 24 Energy Standards Compliance forms shall
be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
18. 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.
19. Water Pollution: 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.
20. Other Agencv Approvals: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the School
District payment form from the City Building Division, after the Division has approved
the building permit application.
d. Bay Area Air Quality Management District (Demolitions Only)
21. 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 P.G and E. concerning utility easements, distribution pole
locations and required conductor clearances.
Attachment #2
Page 4 of 4
22. 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.
23. Construction Fencine: This project shall be properly enclosed with construction fencing to
prevent unauthorized access to the site during construction. The construction site shall be
secured to prevent vandalism and/or theft during hours when no work is being done. All
protected trees shall be fenced to prevent damage to root systems.
PUBLIC WORKS DEPARTMENT
24. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current Preliminary Title Report, grant deed, or other
satisfactory proof of ownership.
25. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and deposits,
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 anon-utility encroachment permit application is currently $260.00. The plans
shall include the following:
a. Remove existing driveway approach and necessary sidewalk.
b. Install City standard curb, gutter, sidewalk and ADA compliant driveway approach.
c. Install streetlights, conduits, conductors and related facilities in accordance with the
City of Campbell's Street Lighting Policies.
d. Construction of conforms to existing public and private improvements, as necessary.
26. Occupancy Prior to allowing occupancy for any and/or all buildings, the applicant shall
have the required Street Improvements installed and accepted by the City.
27. Water Meter(s1 and Sewer Cleanout~s): Proposed water meter(s) and sewer cleanout(s) shall
be installed on private property behind the public right-of--way line.
28. 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.
29. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. Streets that have been resurfaced within the
previous five 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.
Community Development Department
Apri128, 2004
Francis Kun
482 W. Hamilton Avenue, #137
Campbell, CA 95008
Re: Planned Development Residential Addition
File No.: PLN2004-38
1409 Harriet Avenue
Dear Mr. Kun:
Thank you for your Planned Development application for an addition and facade remodel to an
existing single-family residence on property located at 1409 Harriet Avenue
Your application has been deemed incomplete. The following additional information and details
are needed in order to deem your application complete.
1. Site Plan -The following information needs to be provided on the site plan:
a. Show the street right-of--way and dimensions to centerline of street
b. Show existing and proposed easements and utilities connections. New electrical
services need to be placed underground unless a waiver has been obtained.
c. Please indicate the height and type of perimeter fencing
d. Please illustrate existing or proposed on-site trees per the San Tomas Neighborhood
Standards. One tree is required for each 2000 square feet of lot area. -
If you should have any questions regarding these comments or the requested information, please
feel free to contact me at (408) 866-2142 or via email at melindad(a~cit, o~pbell.com.
Sincerely,
Melinda M. Denis
Planner I
cc: Geoff Bradley, Senior Planner
70 North First Street ~ Carnpbell, California 9 5008-1 4 3 6 nn~ 408.866.2140 Fnx 408.871.5140 TDD 408.866.2790