Pre-Application - 2000Geoff Bradley
City of Campbell
70 North First Street, Campbell, CA 95008
Dear Mr. Bradley:
I am in receipt of your letter dated June 18,2002. I would like to thank you for your
prompt response to my request. We have given and will continue to give potential buyers
for that property the valuable information that you provided us.
To give your department fair warning, buyers continue to be optimistic that they will
receive a variance to overcome this issue. Please note that we are giving them no such
information and are advising most of them that, in general, it is our understanding that the
City of Campbell does not support variances of that type in the San Tomas Neighborhood
Area Plan.
Thank you, again, for your cooperation and assistance.
Bobbi James-Meyer
CALIFORNIA EST
cc: Jennifer Johnson, Coldwell Banker (VIA FACSIMILE 408-996-9068)
James A. Moore (VIA FACSIMILE 916-648-9165)
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CITY OF CAMPBELL
Community Development Department - Current Planning
June 18,2002
Bobbi James-Meyer
California Estates & Investments
313 Judah Street, Ste.4
Roseville, CA 95678
VIA FAX: (916)408-4144
RE: 1215 Steinway A venue, Campbell, CA - APN: 406-16-033
Dear Ms. James-Meyer:
The subject property is zoned R-1-1O and subject to the requirements of the San Tomas
Neighborhood Area Plan. Any subdivision of the property would be required to provide 10,000
square foot minimum lot sizes.
Additionally, the width of any newly created parcels must be at least 80 feet wide. A "flag lot" can
be approved by the City, however the minimum width of the driveway portion of the lot must be a
minimum of 15 feet wide (in addition to other requirements).
According to the Assessor's Parcel Map, the subject parcel is 85.27 feet wide at the Steinway
A venue street frontage. A minimum of 95 feet of frontage would be required for the consideration
of a flag lot at this location.
Consequently, based on the information available to the Planning Division at this time, the
property at 1215 Steinway A venue is NOT subdividable subject to the existing General Plan,
Zoning and Subdivision Ordinances.
I trust you will make this determination available to any potential purchasers of the property. Please
do not hesitate to contact me at (408)866-2124.
~;øb
Geoff I. Bradley
Senior Planner
J:\Correspondence\1215 Steinway Ave..doc
70 North First Street· Campbell, California 95008-1436 . TEL 408.866.2140 FAX 408.866.8381 . TOO 408.866.2790
05/18/2002 08:40
9154084144
PAGE 02
CEl
CALIFORNIA [STAIrS "-~ INVESTMENTS
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_,I., lunAH STRUT, SUIT[ 4 1~(1~FVllll lAtI¡l\~NIA ,,:,(./1{ ('JII,) ml.-'nn r ^x ("1(.) 7iìll-()!I)
June 18, 2002
RE: 1215 Steinway Ave., Campbell
APN 406-16-033
VIA FACSIMILE (408-871-5140)
Jeff Bradley
City of Campbell
Planning Commission
Dear Sir:
I am a Realtor representing James A. Moore, Conservator for the Person and E,tate of
Amelia Guerra, owner of the above-named property. Initially, Jennifer Johnson, my co-
list agent called your office to find out if this property was dividable into two lots. She
was given the information that it was. We began to market it as such and have now been
told that it is not, in fact, dividable.
We arc requesting that your office fax us a written statement supporting the facts, as it is
important in determining the value of the property. My fax number i5 (916) 408-4144.
As you may know, this property is currently for sale and prospective buyers have been
inundating your office requesting this infonnation. As soon as we are given the
detennination in writing, I'm confident it will slow down the requests.
It is urgent that we receive the information as soon as possible. I would appreciate your
guidance and assistance in this matter. If you have any questions, please do not hesitate to
caJI me at (916)408-4100.
Bobbi James-Mcye
CALIFORNIA ESTATES & INVESTMENTS
cc: Jennifer Johnson, Co.ldwell Banker (VIA FACSIMILE 408-996-9068)
James A. Moore (VIA FACSIMILE 916-648-9165)
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CITY OF CAMPBELL
Community Development Department· Current Planning
April 19, 2000
Jon Nelson
P.O. Box 110700
Campbell, CA 95011
Subject: Pre-application:
1215 Steinway- Lot Split and Variance to Lot Width
PRE 2000-28
Dear Mr. Nelson,
Thank you for your preliminary application for a subdivision and variance to the lot width
requirement. Your application was distributed to the Public Works Department, Building Division,
Planning Division, and the County Fire Department. The comments from the Public Works and
County Fire Departments are attached. The Building Division did not have any comments at this
time. Below, please find comments from the Planning Division.
General Plan Designation
The General Plan designation for the above-referenced property is Low Density Residential - less
than 3.5 units per gross acre. Based on the gross lot size of 30,927 square feet, the property could
include a maximum of two units.
Lot Size
The proposed subdivision would create two lots that meet the minimum lot size requirements of
10,000 net square feet.
Lot Width
The minimum width of all newly created parcels in the R-l-1 0 zoning district is 80 feet. You are
proposing a subdivision that would create a lot that is only 70.27 feet wide, which would not meet
the lot width requirement.
A variance to the lot width requirement may only be approved when the planning commission (or
city council upon appeal) makes the following findings:
1. Strict or literal interpretation and enforcement of the specified regulation 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.
70 North First Street· Campbell, California 95008.1423 . TEL 408.866.2140 . FAX 408.866.8381 . TOD 408.866.2790
Jon Nelson - 1215 Steinway rtvenue PRE 2000-28
Page 2
April 19, 2000
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.
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.
Staff has determined that these findings cannot be made for your proposed project and therefore we
cannot support this project.
I have scheduled a meeting for Wednesday April 26 at 9 A.M. with Sharon Fierro, Interim
Community Development Director. Please do not hesitate to contact me at (408) 866-2193 for
further assistance with this project.
Sincerely,
í) ~, ; e ",' -rf7
t)¿C(ZG/.JI'iCI,1 {\
v ,
Darcy Smith
Planner I
Enclosure: Public Works Department Comments and Preliminary Conditions of Approval,
4/10/2000
Fire Department Development Review Comments, 4/10/2000
cc: Sharon Fierro, Interim Community Development Director
Harold Housley, Land Development Engineer
MEMORANDUM
CITY OF CAMPBELL PUBLIC WORKS DEPARTMENT
TO:
Darcy Smith, Project Planner /? ~/ATE:
Bill Helms, Land Development Manager~ 4'/'
Harold Housley, Land Development Engineew/
April 10, 2000
FROM:
Site Address:
For File No(s):
Project Description:
1215 Steinway Avenue
PRE 2000-28 (V/PM/S)
Pre-application for a variance to lot width, parcel map, and sire
and architectural approval to allow the subdivision of the project
site and the construction of two single family homes
Jon Nelson
Applicant:
PUBLIC WORKS DEPARTMENT COMMENTS AND PRELThHNARY CONDITIONS
OF APPROVAL
Tentative Parcel Map: The applicant shall submit a Tentative Parcel Map for review by
the City. The current application processing fee is $2,257.50.
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 $1,125.00 plus $25 per parcel.
Preliminarv Title Report: Prior to recordation of the Parcel Map/Tract Map, the
applicant shall provide a current Preliminary Title Report.
Ri!!ht-of-Wav for Public Street Purposes: Prior to recordation of the Parcel Map, the
applicant shall grant additional Right-of-Way for Public Street Purposes along the
Steinwav A venue frontage to accommodate a 30 foot half street ri!?:ht-of-wav . 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.
Easements: Upon recordation of the Parcel Map, the applicant shall cause Easements to
be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.,
as necessary.
Monumentation for Parcel Map: Prior to recordation of the Parcel Map, all Monuments
shown on the map shall be set.
Unsecured Deferred Street Improvement A~eement: Prior to issuance of any grading,
drainage, or building permits for the site, the owner shall execute an unsecured deferred
street improvement agreement for construction of standard street improvements.
Page 1 of 3
PUBLIC WORKS DEPARTMENT COMMENTS AL~l) PRELIl\HNARY
CONDITIONS OF APPROVAL
Site Address: 1215 Steinway Avenue
For File No(s): PRE 2000-28 (V/PM/S)
Project Description: Pre-application for a variance to lot width, parcel map, and
site and architectural approval to allow the subdivision of the
project site and the construction of two single family homes
Street Improvements Pursuant to a Minor Encroachment Permit: Prior to issuance of
an encroachment permit for construction of any street improvements in the public Right-
of-Way the applicant shall cause plans to be prepared, post security, and provide
insurance, all as required by the City Engineer.
Water lVIeter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and
Sewer Cleanout(s) shall be installed on private property behind the public right-of-way
line.
Utilities: 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.
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.
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 1997 edition of the UBC
including Chapters 18, 33, and Appendix Chapter 33.
Storm Drain Area Fee: Prior to recordation of the Parcel Map/Final Map, the applicant
shall pay the required Storm Drain Area fee which is $1,323.00.
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.
Page 2 of 3
PUBLIC WORKS DEPARTMENT COMl\1ENTS AND PRELTh1INARY
CONDITIONS OF APPROVAL
Site Address: 1215 Steinway Avenue
For File No(s): PRE 2000-28 (V/PM/S)
Project Description: Pre-application for a variance to lot width, parcel map, and
site and architectural approval to allow the subdivision of the
project site and the construction of two single family homes
Demolition: Prior to recording of the Final Map/Parcel Map the applicant shall obtain a
Demolition permit to remove any non-conforming structures.
Site Plan: Upon submittal of an application, the applicant shall submit a complete and
accurate Site Plan in accordance with the Planning Division's check list.
j: \landdev\ 1245steinway
Page 3 of 3
FIRE DEPARTMENT
SANTA CLARA COUNTY
CONTROL NUMBER
14700 Winchester Blvd.. Los Gatos. CA 95032-1818
(408) 378-4010 (phone) · (408) 378-9342 (fax)
BLDG PERMIT NUMBER
00-0751
PRE 2000-28
PLAN REVIEW NUMBER
ALE NUMBER
DEVELOPMENT REVIEW COMMENTS
UK
903.2
UFC
902.2.2
UFC
902.2.2.4
CODE/SEC.
I
SHEET : NO.' REQUIREMENT
I
I Pre-application review of a proposed parcel and subdivision map for two new
single family residences.
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 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 provide an
approved fire sprinkler system throughout all portions of the building.
Note specifically Lot "B".
3 i Fire Apparatus <Engine)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-l.
i
4 I Fire Department <Engine) Driveway Turn-around Required: Provide an
¡approved fire department engine driveway turnaround with a minimum
!I radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire
i Department Standard Details and Specifications D-l.
!
City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE I PERMITTEE DATE I PAGE
CBL 0 0 0 0 0 4/10/2000 ~ OF ~
SECJFLOOR ¡AREA LOAD DESCRIPTION BY
Residential Development Hokanson, Wayne
NAME OF PROJECT
SFR
I LOCATION
1215
Steinway Av
A California 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
STANDARD DETAILS & SPECIFICATIONS
Spec. No.
Rev. Date
Eff. Date
D::l
12/16/99
1ß:
of 3
SUBJECT: Specifications for Driveways, Turnarounds and Turn
Outs serving up to two (2) single Family Dwellings
Approved By
Page 1
SCOPE
This standard is applicable to driveways serving up to two (2) single family dwellings where
any portion of the dwelling(s) is greater than 150 feet from the center line of a public roadway.
DEFINmONS
Roadway: A vehicular access roadway greater than or equal to 20 feet in width.
Driveway: A vehicular access roadw~y.Jess than 20 feet in width and serving no more than
two single family dwellings.
REQUIREMENTS
DRIVEW A Y WIDTH:
Campbell, Cupertino, Los Gatos, Monte Sereno, Morgan. Hill: 12 feet paved surface
Los Altos and Los Altos Hills: 14 feet paved width
Saratoga: 14 feet paved width with a two foot unpaved shoulder
Unincorporated: 12 feet paved. surface
VERTICAL CLEARANCE:
The vertical clearance shall be in accordance with the Fire Code, 13 feet, 6 inches.
GRADE:
Maximum grade shall not exceed 15% (6.75 degrees).
Exception: Grades up to 20% may be allowed by the Fire Chief provided an approved.
automatic fire sprinkler system is installed throughout the affected. dwelling structure
including attached garages. In no case shall the portion of driveway exceeding 15% gradient be
longer than 300 feet in length. For longer driveways, there shall be at least 100 feet of driveway
at 15% or less gradient between each 300 foot section that exceeds 15%.
PAVEMENT SURFACE:
Driveways shall be surfaè~ roads of either .asphalt, concrete Qr an other engineered.
surface acceptable to the Fire Department.
;'..
.. .
FIRE DEPARTMENT- SANTA CLARA COUNTY
14700 Winchester Blvd - Los Gatos - CA 95030-1818 . (408) 378-4010
MEMORANDUM
CITY OF CAMPBELL PUBLIC WORKS DEPARTMENT
TO:
Darcy Smith, Project Planner /? .../ATE:
Bill Helms, Land Development Manager~ -4//
Harold Housley, Land Development Enginee~
April 10, 2000
FROM:
Site Address:
For File No(s):
Project Description:
1215 Steinway Avenue
PRE 2000-28 (V/PM/S)
Pre-application for a variance to lot width, parcel map, and site
and architectural approval to allow the subdivision of the project
site and the construction of two single family homes
Jon Nelson
Applicant:
PUBLIC WORKS DEPARTMENT COMMENTS AND PRELIMINARY CONDITIONS
OF APPROVAL
Tentative Parcel Map: The applicant shall submit a Tentative Parcel Map for review by
the City. The current application processing fee is $2,257.50.
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 $1,125.00 plus $25 per parcel.
Preliminary Title Report: Prior to recordation of the Parcel Map/Tract Map, the
applicant shall provide a current Preliminary Title Report.
Right-of-Way for Public Street Purposes: Prior to recordation of the Parcel Map, the
applicant shall grant additional Right-of-Way for Public Street Purposes along the
Steinwav Avenue frontage to accommodate a 30 foot half street right-of-way . 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.
Easements: Upon recordation of the Parcel Map, the applicant shall cause Easements to
be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc.,
as necessary.
Monumentation for Parcel Map: Prior to recordation of the Parcel Map, all Monuments
shown on the map shall be set.
Unsecured Deferred Street Improvement Agreement: Prior to issuance of any grading,
drainage, or building permits for the site, the owner shall execute an unsecured deferred
street improvement agreement for construction of standard street improvements.
Page 1 of 3
PUBLIC WORKS DEPARTMENT COMMENTS AND PRELIMINARY
CONDITIONS OF APPROVAL
Site Address: 1215 Steinway Avenue
For File No(s): PRE 2000-28 (V/PM/S)
Project Description: Pre-application for a variance to lot width, parcel map, and
site and architectural approval to allow the subdivision of the
project site and the construction of two single family homes
Street Improvements Pursuant to a Minor Encroachment Permit: Prior to issuance of
an encroachment permit for construction of any street improvements in the public Right-
of-Way the applicant shall cause plans to be prepared, post security, and provide
insurance, all as required by the City Engineer.
Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and
Sewer Cleanout(s) shall be installed on private property behind the public right-of-way
line.
Utilities: 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.
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.
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 1997 edition of the UBC
including Chapters 18, 33, and Appendix Chapter 33.
Storm Drain Area Fee: Prior to recordation of the Parcel Map/Final Map, the applicant
shall pay the required Storm Drain Area fee which is $1,323.00.
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.
Page 2 of 3
PUBLIC WORKS DEPARTMENT COMMENTS AND PRELIMINARY
CONDITIONS OF APPROVAL
Site Address: 1215 Steinway Avenue
For File No(s): PRE 2000-28 (V/PM/S)
Project Description: Pre-application for a variance to lot width, parcel map, and
site and architectural approval to allow the subdivision of the
project site and the construction of two single family homes
Demolition: Prior to recording of the Final Map/Parcel Map the applicant shall obtain a
Demolition permit to remove any non-conforming structures.
Site Plan: Upon submittal of an application, the applicant shall submit a complete and
accurate Site Plan in accordance with the Planning Division's check list.
j : \landdev\ 1245steinway
Page 3 of 3
FIt(E DEPARTMENT
SANTA ClARA COUNTY
CONTROL NUMBER
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 (phone) · (408) 378-9342 (fax)
BLDG PERMIT NUMBER
PLAN REVIEW NUMBER
00-0751
PRE 2000-28
FILE NUMBER
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. I
SHEET n REQUIREMENT
Pre-application review of a proposed parcel and subdivision map for two new
single family residences.
UFC
903.2
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 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 provide an
approved fire sprinkler system throughout all portions of the building.
Note specifically Lot "B".
UFC
902.2.2
3 Fire Apparatus (Engine)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.
UFC
902.2.2.4
4 Fire Department (Engine) Driveway Turn-around Required: Provide an
approved fire department engine driveway turnaround with a minimum
radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire
Department Standard Details and Specifications D-l.
City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE
PERMITTEE
DATE
PAGE
CBL
00000
4/10/2000 ~ OF~
SECJFLOOR
AREA
LOAD
DESCRIPTION
BY
SFR
Residential Development
I LOCATION
.. 1215 Steinway A v
Hokanson, Wayne
NAME OF PROJECT
A California 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
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