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Pre-Application - 2001 CITY OF CAMPBELL Community Development Department. Current Planning July 3, 2001 Michael Prince 1150 Steinway Avenue Campbell, CA 95008 Re: PRE2001-00024 1150 Steinway Avenue Variance Request Dear Mr. Prince: Thank you for your submittal of a preliminary application of a Variance for an addition to an existing single-family residence at the above referenced address. The subject property is zoned R-I-I 0 (Single Family Residential) and is designated as Low Density Residential (less than 3.5 units per gross acre) on the city's General Plan Land Use Map. Your property is located within the San Thomas Neighborhood and is therefore subject to the development standards for this area. Approval of a reduction in the front yard setback from 25 feet to 12 feet will require approval of a Variance application. This action requires Planning Commission approval and is considered at a public hearing. Section 21.70 of the Campbell Zoning Code empowers the Planning Commission to grant a Variance only after finding that: 1. Strict or literal interpretation and enforcement of the specified regulations would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of the Zoning Ordinance. 2. There are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property which do not apply generally to other properties classified in the same zoning district. 3. Strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties classified in the same zoning district. 4. The granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zoning district. 70 North First Street. Campbell, California 95008.14:23 . TEL 408.866.:2140 . FAX 408.866.8381 . TDD 408.866.:2790 . r' 5. The granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. After reviewing the development request and characteristics of the subject property, stafffound that all five findings cannot be made and would recommend denial of a Variance request at this location. The Zoning Ordinance sets forth standards for properties throughout the city and in order for the city to deviate from these standards there must be a compelling reason such as a unique characteristic of the property. An example of this might be a triangle-shaped lot or a stream that runs through the property that restricts the development options for the property owner. These unique circumstances are beyond anyone s control and without a Variance the property owner would be deprived of privileges enjoyed by the owners of other properties classified in the same zoning district. Staff was unable to find any unique characteristics for this property and find that the addition of a garage on this property could be accommodated while still maintaining the required setbacks. An alternative might be a detached garage in the rear of the property. Due to the preliminary nature of the plans submitted it was unclear if the proposed project meets the other development standards such as lot coverage, FAR, and height requirements of the San Tomas Area Neighborhood Plan. Our records indicate that a Parcel Map was not recorded for the subdivision of your property into a flag lot. Should you choose to submit a formal Variance application, parcel legality will need to be established prior to the consideration of a development proposa1. In addition to the Planning Division comments contained in this letter, please find enclosed copies of comments and preliminary conditions of approval from the Fire Department and Public Works Department. Thank you for the opportunity to review these plans. If you have any questions about the comments contained herein, please feel free to give me a call at (408) 866-2143 or via Email at stephaniew(c~ci.campbe 11.ca. us. Sincerely, 9tcfJk-{C'¿~~~ W~ [U¿W- St~~hanie Willsey () Planner I cc: Geoff Bradley, Senior Planner enclosures: Fire Department Memorandum Public Works Department Memorandum ~. .-- . T' MEMORANDUM CITY OF CAMPBELL TO: Stephanie Willsey, Project Planner ~Lynn Penoyer, Land Development Manager \ i Harold Housley, Land Development Engineet:1(tI DRC APPLICATION DATE: 6/26/2001 FROM: SUBJECT: Site Address: 1150 Steinway Avenue For File No(s): PRE 2001-00024 (PCN 99-839) Project Description: Variance on a flag lot to allow 12 ft. front yard setback Applicant: Michael Prince PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS OF APPROVAL 1. 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. 2. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along the Steinway Avenue frontage to accommodate a 30 foot half street. 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. 3. 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, pay fees, post security and provide insurance necessary to obtain an encroachment permit. The plans shall include the following: a. Construction of an ADA compliant driveway approach for a rolled curb. b. Construction of conforms to existing public and private improvements, as necessary. 4. 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. 5. 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. Page I of 2 t' Site Address: 1150 Steinway Avenue For File No(s): PRE 2001-00024 (PCN 99-839) Project Description: Variance on a flag lot to allow 12 ft. front yard setback Applicant: Michael Prince PUBLIC WORKS APPROV AL CONDITIONS OF DEP ARTMENT PRELIMINARY 6. 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. 7. 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 $378. 8. 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 requireme~ts 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. 9. 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. Legal Lot: In order to ascertain that the property is a legal lot, the applicant shall provide a copy of the deed showing when the subject parcel was first created. 10. j :\Ianddev\ 1150steinway Page 2 of 2 ~ . ... " FIRI: DEPARTMENT SANTA CLARA COUNTY PLAN REVIEW NUMBER 01- 1509 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 . (408) 378-9342 (fax) . www.sccfd.org BLDG PERMIT NUMBER CONTROL NUMBER FILE NUMBER PRE 2001-24 CODE/SEC. I DEVELOPMENT AL REVIEW COMMENTS SHEET F1 REQUIREMENT Pre-Application Review of a proposed front yard setback variance on a flag lot. The below noted conditions are relative to the site development. There is otherwise no fire department conditions related to the variance request. District Policy 1 Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 2 Flagged Lots: Flagged Lots shall conform with all access and water supply requirements in accordance with Fire Code Article 9. Contact Fire Department for applicable means of compliance. UFC Appendix III-A 3 Required Fire Flow: The required fire flow for this project has been calculated at 1,000 gpm at 20 psi residual pressure*. The required fire flow is available from area water mains and fire hydrant(s) which are located at the required spacing. (*)-Based upon the house size not exceeding 3,600 square feet. Larger size buildings will require greater fire flow capability. UFC 903.2 4 Required Access to Water Supply (Hydrants): Portions of the structure(s) are greater than 150 feet of travel distance from the centerline of the roadway containing public fire hydrants. Provide an on-site fire hydrant OR, install an approved fire sprinkler system throughout all portions of the building. City PLANS SPECS NEW RMDL AS CBL D D D D D SECJFLOOR AREA NAME OF PROJECT SFR OCCUPANCY CONST.TYPE ApplicantName DATE PAGE MICHAEL PRINCE 6/1/2001 ~ OF.2. LOAD DESCRIPTION BY -~-~--_.- Residential Development I ~OlC;~ION Stein way Av Hokanson, Wayne Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga . "'.""""--"'-"""'-...........--....-.--.--...-. .-.--.---- --~.__..._.__._._.... ..-.,.....-- ~~. o'i . CA-1.t;O~ 1::: <;- U t"" 0 0 ... ... 'So ... .. ,,' 'O~CH.....Q' Community Development Department (408) 866-2140 In order for the Planning Commission to approve an application for a variance, five findings need to be made which demonstrate how the variance would relieve property owners from practical difficulties and unnecessary physical hardships inconsistent with the objectives of the Zoning Ordinance as would result from a strict or literal interpretation and enforcement of certain regulations prescribed by the Zoning Ordinance. Please explain in your own words how the subject property meets the following required five findings. Please attach additional sheets if necessary. 1. Strict or literal interpretation and enforcement of the specified regulations would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of the Zoning Ordinance. S~(L a ~,\.c ~""J;¡. 2. There are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property which do not apply generally to other properties classified in the same zoning district. Sefl. Q~k€cj, 3. Strict or literal interpretations and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties classified in the same zoning district. S~... a~C1" h -€ð! 4. The granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zoning district. &~ ~ Ú ~{I ~~"'r~ 5. The granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. ~f? Ci-t\ul' h....,.\ ~... - l' Response to five findings for requested variance at 1150 Steinway Avenue. 1. The current 25 foot front setback would require the demolition of the existing home to build a garage and impose undue hardship by removing the ability to live in the home during its remodel. 2. The size and shape of this flag lot, and particularly the long driveway, does not lend itself to a large front yard normally associated with street front homes. 3. The property located due east of this one is identical in size and shape, the owner of the original single property subdivided all four lots, the existing home is laid out in the most practical way for the shape of the property. Its minimum front setback is 12 feet to the front comer of the garage. As this layout provides for acceptable parking and turn around space for automobiles. The same minimum setback is desired. 4. As stated previously (in number 3 above) the property located due east of the subject property already enjoys the 12 foot front setback which is requested being requested herein. These are the only two properties of this size and shape on Steinway Avenue. 5. We can not foresee anyway this variance could be detrimental the public or materially to other properties. .-...----..-. -or' .