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Community Development Department
via electronic mail
December 10, 2015
Amir Ghandchi
1585 Reston Terrace
Sunnyvale, CA 94087
Re: File No: PRE2015-10
Address: 999 S. San Tomas Aquino Rd.
Application: Preliminary Application
~ Dear Mr. Ghandchi,
Thank you for your November 9, 2015 submittal of a preliminary application for a two parcel
"flag-lot" subdivision (and subsequent construction of two new single-family residences) of
property located at the above referenced address. This letter provides feedback on the preliminary
proposal, but is limited to the overall project design concept and should not be construed as a
substitute for formal project review.
1. Development Permit and Fee Requirements: This proposal would require an application
for a Tentative Parcel Map, and potentially a Tree Removal Permit. The current review
fees are listed below (fees are subject to change at the beginning of each fiscal year, July
1). A fee credit of 50% of the preliminary application cost will be provided.
Development Permit Fees
• Tentative Parcel Map:
• Fire Dept. Project Review Fee:
• NPDES Permit ("C-3") Review Fee:
• Tree Removal Permit.(ifapplicable)
Park Impact Fee (CMC § 20.24)
• Park Impact Fee (>6 units/acre)
$6,237
$192 ($ l 72 + $10/lot)
$690
$165 (first tree) + $54 (each additional tree)
$17,796
PRE2015-10 ~ 999 S. San Tomas Aquino Rd.
Pg. 2 of 4
2. Development Standards: The project site is located within the R-1-6 (Single-Family
Residential, 6.,000 sq. ft. min. lot size) Zoning District, subject to the San Tomas Area
Nei;;hborhood Plan (STANP.. The STANP provides the applicable development
standards for construction of new single-family residences (e.g., floor area ratio, setbacks,
etc.). The STANP in combination with Campbell Municipal Code (CMC) Sec. 20.16.030
provide the minimum requirements fora "flag-lot" subdivision, which are as follows:
• Lot Width: 60-Feet
• Lot Size: 6,000 sq: ft. (front parcel), 6,600 sq. ft. (rear parcel) ,
• Rear Access: 15-feet wide, 10-feet paved, in fee to the rear parcel
• Public Frontage: 25-feet / 15-feet (rear flag-lot)
• Density: >6 units/gr. acre .
3. Project Considerations: Based on a review of the preliminary project plans, staff has
identified the following considerations that should be taken into account prior to
application submittal:
a. Lot Width: Pursuant to the STANP and CMC Sec. 20.16.030, a "flag-lot" subdivision
requires a lot width of 75 feet to accommodate a 60-foot front parcel width and a 15-
foot drive-aisle width for the rear parcel. Based on the submitted survey, the project
site has a linear frontage of 78.58 feet. However, the project site is an irregular.
quadrilateral, not a rectangle, meaning that the. frontage width is not the same
dimension as the interior lot width, which is defined as follows. It is the lot width (as
defined), not the frontage dimension that must be 75 feet fora "flag-lot" subdivision
to be accomplished.
"Lot width" means the horizontal distance between the side lot lines, measured at right angles to
the lot depth at a point midway between the front and rear lot lines. The community development
director shall determine the lot width for parcel of irregular shape.
b. Public Improvements /Right-of--Way Dimensions: The Public Works Department has
determined that subdivision of the property will not require right-of--way dedication
other than that necessary to incorporate the existing public improvements (referenced
enclosed comment sheet). Additionally, it has been determined that the right-of--way
improvements that are currently installed reflect the ultimate configuration of this
section of San Tomas Aquino.. Road and may remain.
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAx (408) 866-5140 • E-MAIL planning@cityofcampbelLcom j
PRE2015-10 ~ 999 S. San Tomas Aquino Rd. - Pg. 3 of4 .
c. Parkin: As the existing right-of-way configuration does not provide for any on-street
parking, the City may require provision of additional parking beyond the normally
required two stalls (minimally one covered, one uncovered) to allow for additional
on-site guest parking. ,
d. Design Review: Architectural designs for the new residences will be reviewed under
separate Administrative Site and Architectural Review Permit applications pursuant
to the design guidelines found in the STANP.
e. Utility Connections. All utility services (e.g., electrical, telecommunications, etc.) for
the proposed parcels must be provided underground.
f. Lot Coverage/FAR (rear parcel): According to the STANP (Pg. 7), the "stem" drive-
aisle portion of the rear lot shall not be included for purposes of Lot Coverage or FAR
calculations.
g. Side Entry Garage: It appears that the rear house layout may include a "side-entry"
garage. Please be aware that it will be necessary to provide a 25-foot backup distance
(driveway length) for the garage. Additionally, the driveway must be setback from the
adjacent property line by 5-feet. In other words, the 20-foot side setback depicted in
the schematic drawing would need to be increased to 30-feet.
h. Tree Removal: There appear to be mature trees on the property that may need to be
removed as part of development of the property. Removal of any oak, cedar, ash, or
redwood tree measuring 12-inches in diameter or greater (measured 4-feet above
grade) will require approval of a Tree Removal Permit.
Public Outreach: Although an application fora Tentative Parcel Map is an
administrative decision by the Community Development Director that does not
require a public hearing, it is nonetheless a discretionary action that will be publically
noticed. As such, it is strongly recommended that you speak with the adjacent
neighbors prior to submittal of a formal application.
4. Application Submittal: The enclosed application checklist indicates the materials required
for project submittal. The following is additional information must be provided:
a. Grading and Drainage Plan: A preliminary grading and drainage plan indicating
existing and proposed grades and showing management of on-site drainage will be
required. The plan must include calculations indicating the impervious surface created
by the development and also specify the types of stormwater controls to be used.
Preliminary sizing and design showing stormwater controls shall meet the City's,
requirements.
b. Landscaping Water Efficiency Requirements: Construction of the single-family
residences will require submittal of a landscaping plan prepared by a licensed
landscape architect, in compliance with Chapter 2.7, Division 2, of Title 23 of the
California Code of Regulations and CMC Seca 21.26.030.
70 North First Street • Campbell, CA 95008-1423 • Tet, (408) 866-2140 • Fnx (408) 866-5140 • e-MAIt,, planning cr cityofcampbell.com
° PRE2015-10 ~ 999 S. San Tomas Aquino Rd.
Pg. 4 of 4
If you should have any questions regarding these comments, I may be contacted at (408) 866-
2193 or by email at danielf(cr~,cityofcampbell.com .
Sincerely,
encl: Public Works Comment Sheet
Parcel Map Application
cc: Paul Kermoyan, Community Development Director
70 North First Street • Campbell, CA 95008-1423 • TES (408) 866-2140 • Fnx (408) 866-5140 • e-MAIL planning a cityofcampbell.com