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Pre-Application - 2001CITY OF CAMPBELL Community Development Department - Current Planning July 12, 2001 Kenneth Lee Deb-Mar Investments 1025 S. DeAnza Boulevard, Suite 3 San Jose, CA 95129 Re: Preliminary Application Comments - PRE 2001-28 & 29 - 1601 and 1603 Van Dusen Lane Dear Mr. Lee: The Planning Division has reviewed your preliminary plan submittal for two single-family residences at 1601 and 1603 Van Dusen Lane. Your application was distributed to the Public Works Department, Building Division, Planning Division, and the County Fire Department. Comments from the Public Works Department and the County Fire Department are attached. Below, please find comments from the Planning Division. Please note that these are intended as preliminary only and additional comments and requirements may be forthcoming. Since the properties are located in the San Tomas Area Neighborhood, the plans were reviewed by the Planning Division per the requirements of the San Tomas Area Neighborhood Plan (ST ANP). This document is enclosed for your review. The policies of the plan are intended to preserve the unique qualities of the San Tomas Area Neighborhood. New development is required to respect and enhance the best aspects of the area. New construction in the R-I-9 Zoning District must receive Site and Architectural Review Permit approval by the Plmming Commission. Development Requirements The proposed residence at 1601 Van Dusen Lane is oriented so that the front of the house faces the eastern property line. A setback of at least 10 feet is required on the northern property line; however, it is recommended that you increase this setback to provide adequate privacy to the adjacent residence to the north. Because this residence is on a flag lot, careful attention must be paid to the design to ensure that it is compatible with adjacent residences and that"it does not negatively impact the neighbor's privacy. Only an 8- foot (or 60 percent of the building wall height, whichever is greater) setback is required on the southern property line. The western (rear) property line must provide a 25-foot setback, whereas the preliminary plans show only a 20-foot setback. 70 North First Street, Campbel1, California 95008-1436 ' TEL 408,866,2140 ' FAX 408,866.8381 . TDIJ 408,866,2790 ~ ..~ Tt Kenneth Lee Preliminary Application Comments - PRE 2001-28 & 29 - 1601 and 1603 Van Dusen Lane July 12,2001 Page 2 Cate2;orv Building Coverage: Floor Area Ratio: Parking Provided: Building Height: Required/Allowed 35% .45 max. 2 spaces (1 covered) 28 ft. max. Setbacks (Residence): Front Yard: Rear Yard: Side Yard (1) Side Yard (2) 20 ft. min. 25 ft. min. The greater of lOft. or 60% of the building wall height. The greater of 8 ft. or 60% of the building wall height. 25 ft. to Public Street Right-of-Way Setbacks (Garage): Desi2;n New homes in the San Tomas Area Neighborhood are required to incorporate representative architectural features of the homes in the area, such as shape, form, roof pitch, and materials. While new development should have its own design integrity, design elements and materials found historically in the neighborhood must be incorporated. When two new homes are proposed, the ST ANP requires significant varied exterior elevations such as substantial changes in the shape, mass, roofline, front entry treatment, window usage, and materials that can be seen in the designs. 1601 Van Dusen Lane The proposed residence has a simple roof form, multi-paned windows, stucco exterior and multi-paned windows. It appears to conform to the ST ANP; however, the appearance of the garage dominates the front view, and the entranceway appears to be lost in the elevation. Perhaps you could incorporate design features to draw attention to front entry to the residence. Although this residence will not be very visible from the street, it should be welcoming to the homeowners and their visitors. 1603 Van Dusen Lane The proposed residence has wood siding, a large front porch with railings, and a complex roofline. Similar to the other proposed residence, the garage dominates the front façade. The placement of the entrance appears lost due to the dominance of the garage. Staff encourages the orientation of the garage away from the street, or detached garages where feasible. The ST ANP emphasizes the importance of creating an attractive street elevation that is compatible with the surrounding neighborhood. Four new homes are or will soon be under construction to the west of your proposed residences. These plans are available for your view to ensure compatibility with your proposed residences. Trees A condition of approval for the tentative parcel map requires the applicant to submit a tree inventory and preservation plan for review and approval by the Community Development Director. A mitigation plan is required with the tree report for all trees over eight inches in diameter that will be removed. Any trees designated for removal shall be replaced with a similar 24" box size tree at a 1:1 ratio. If the infill of the lots sufficiently changes the existing grade of the lots, tree protection measures must be identified in the report to preserve existing trees during and after grading and construction. ~ . ... Tt Kenneth Lee Preliminary Application Comments - PRE 2001-28 & 29 - 1601 and 1603 Van Dusen Lane July 12,2001 Page 3 In addition, the San Tomas Area Neighborhood Plan requires the planting of one IS-gallon tree per 2,000 square feet of net lot area. Credit will be granted for all existing trees excluding fruit trees. These trees must be included on the site plan. Sincerely, 1)M ú-¡f~ Darcy Smith Planner II Enclosure: Geoff Bradley, Senior Planner Bruce Johnson, Architect, 80 Alice Avenue San Tomas Area Neighborhood Plan Santa Clara County Fire Department Development Review Comments Public Works Department Preliminary Conditions of Approval cc. TI MEMORANDUM CITY OF CAMPBELL TO: Darcy Smith, Project Planner FROM: LP Lynn Penoyer, Land Development Manager j Harold Housley Land Development Engineer/ SUBJECT: DRC APPLICATION DATE: 7/9/2001 Site Address: 1601 & 1603 Van Dusen Lane For File No(s): PRE 2001-28/29, PLN 2000-163 Project Description: Parcel map to construct two houses Applicant: Kenneth Lee PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS OF APPROVAL 1. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall submit a Parcel Map for recordation upon approval by the City. The current plan check fee is S 1 ,215.00 plus $25 per parcel. 2. Public Service Easement: Upon recordation of the Parcel Map, 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. .., .). Monumentation for Parcel Map: Prior to recordation of the Parcel Map, all Monuments shown on the map shall be set. 4. 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 $255.00. An encroachment permit must be obtained from Caltrans for all work in the State of Ca~ifornia right -of-way. Plans shall include the following: a. Removal of existing driveway approach(es) (Caltrans encroachment permit), b. Construction of ADA compliant driveway approach(es) (Caltrans encroachment permit) . Page 1 of 3 ~ ..- TI Site Address: 1601 & 1603 Van Dusen Lane For File No(s): PRE 2001-28/29, PLN 2000-163 Project Description: Parcel map to construct two houses Applicant: Kenneth Lee PUBLIC "VORKS APPROV AL DEP ARTMENT PRELIMINARY CONDITIONS OF c. Construction of street trees and irrigation at 40 feet on center (City encroachment permit), d. Installation of public street surface treatment (Caltrans encroachment permit), e. Construction of conforms to existing public and private improvements (Caltrans encroachment permit). 5. 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. 6. 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 tèe requirements of the serving utility companIes. 7. Utilitv 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 \vhich 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. 8. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency. prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, II, 18,33, and Appendix Chapter 33. 9. Storm Drain Area Fee: Prior to recordation of the Parcel Map. the applicant shall pay the required Storm Drain Area fee which is $2.000 per acre. 10. 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 "Vater Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley "Vater District and the City of Campbell ~Iunicipa1 Code regarding Storm Water Pollution Prevention. Page 2 of 3 , tr Site Address: 1601 & 1603 Van Dusen Lane For File No(s): PRE 2001-28/29, PLN 2000-163 Project Description: Parcel map to construct two houses Applicant: Kenneth Lee PUBLIC WORKS APPROVAL DEPARTMENT PRELIMINARY CONDITIONS OF 11. 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. j:\landdev\ 160 11603vandusen2 Page 3 of 3 - ..- fl FIh~ DEPARTMENT SANTA CLARA COUNTY PLAN REVIEW NUMBER 01 1755 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 PRE2001-28/29 DEVELOPMENT REVIEW COMMENTS District Policy UFC Appendix III-A UFC 902.2.2 CBL SECJFLOOR CODE/SEC. I SHEET I, REQUIREMENT I Review of a proposal to construct two new single family residences. two creates a flag lot condition. One of the 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. Note specifically 1601 Van Dusen. 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. 4 Fire Apparatus Œngine)Access Driveway Required: Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE ApplicantName DATE PAGE 0 0 0 0 0 KENNETH LEE/DEB-MAR 7/9/2001 ~OF~ BY AREA LOAD I DESCRIPTION I Hokanson, Wayne Residential Development I ~:;;ION Van Dusen Ln 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 NAME OF PROJECT SFR - ..~ TI FIh...... DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd.. Los Gatos, CA 95032-1818 (408) 378-4010 . (408) 378-9342 (fax) . www,sccfd,org PLAN REVIEW NUMBER 01 1755 BLDG PERMIT NUMBER CONTROL NUMBER FILE NUMBER PRE2001-28/29 DEVELOPMENT REVIEW COMMENTS CODE/SEC. I SHEET I' REQUIREMENT I 5 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 approved, automatic residential fire sprinkler system throughout all portions of the building. UFC 903.2 UFC 901.4.4 6 Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. City PLANS SPECS NEW RMDL AS CBL 0 0 0 0 0 SECJFLOOR AREA NAME OF PROJECT SFR OCCUPANCY CONST.TYPE ApplicantName DATE PAGE KENNETH LEE/DEB-MAR 7/9/2001 ~OF~ BY LOAD DESCRIPTION Residential Development I ~:C;;ION Van Dusen Ln 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 Hokanson, VVayne TI