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Pre-App- PM -Withdrawn-2001 CITY OF CAMPBELL Community Development Department - Current Planning May 30, 2001 Carmen Farahani 301 Budd Avenue Campbell, CA 95008 Subject: PRE2001-22 Pre-Application for three-lot parcel map at 301 Budd Avenue Dear Mr. Farahani, Thank you for your preliminary application for a three-lot parcel map at 301 Budd Avenue. 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. Proposed Lots and Access The project site is located in an R-1 Zoning District (Single-family residential). The minimum lot size in this zoning district is 6,000 square feet for the front lot and 6,600 square feet for the rear parcels. All lots in the R-1 zoning district are required to have frontage upon a public street. Rear lots (also referred to as "flag lots" are required to have an area which exceeds the lot area requirement by ten percent exclusive of any access to a public street under Chapter 20.16i Parcel Map Procedures. Section 20.16.030: Action on Tentative Parcel Maps stipulates that access to the public street for the rear lot must be over land under the same ownership as that of rear lot and not over an easement. This access is required to have a minimum width of fifteen feet and a paved way not less than ten feet in width. Proposal No. 1 Proposal No. 1 does not meet the access requirements outlined above since the proposed access to all the lots is over a common driveway. The City Council upon recommendation of the planning commission may approve a subdivision that provides access over an easement with a Planned Development permit. This permit is intended to provide a degree of flexibility which is not available in the R-1 zone so as to allow developments that are more consistent with site characteristics while 70 North First Street . Campbell, California 95OO8-1436 . ]-EL 408.866.2140 · FA.'( 408.866.8381 · TDD 408.866.2790 301 Budd Ave - PRE 2001-22 Page 2 of 3 May 30, 2001 creating an optimum quantity and use of open space and good design. Vehicular and pedestrian access must be assured through the recordation of reciprocal ingress/egress easements for all parcels. Covenants, conditions and restrictions (CC&Rs) must be recorded which ensure the joint development of landscape improvements along the public street perimeter of all parcels within the subdivision boundaries and that establish a property owners association for the joint maintenance of reciprocal rights of way and perimeter landscape areas. Proposal No. 2 Proposal No. 2 meets the minimum width and access requirement. However, the rear property line measures only 109 feet on the County Assessor's Parcel Map, not 110 feet as shown on the preliminary plans. The area of lot no. 3 is only 6,540 net square feet when calculated as measuring 60 feet by 109 feet. This falls short of the minimum lot size requirement of 6,600 square feet. The proposed three-lot subdivision with two flag lots requires approval by the Planning Commission at a public hearing. Plan.s. The following items should appear on a Tentative Map: 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. Date, north an'ow, scale Name and address of recorded owner(s) Name and address of the subdivider Name and address of person who prepared the map Sufficient elevations or contours to determine the lay of the land, to City datum. Locations, names, and widths of both existing and proposed streets Existing and proposed easements widths, location and purposes Parcel layout, approximate dimensions and number/letter Acreage of each parcel Existing building(s) Public areas proposed Names of adjoining property owners Recorded maps of, or adjacent to, subject parcel Established existing monument line 15. Basis of bearings 16. Existing property lines to be removed or changed (not to be shown on final map) 301 Budd Ave - PRE 2001-22 Page 3 of 3 May 30, 2001 17. Existing trees (type, diameter, approximate drip line, for all trees with a diameter exceeding eight inches measured two feet above grade). 18. Existing use of the parcel and existing zoning/general plan Note: Permanent pipe monuments to be set at each new property comer. Please do not hesitate to contact me at (408) 866-2193 if you have any questions about these comments or would like to set up a meeting to discuss them further. Sincerely, Darcy Smith Planner II Cc~ Sharon Fierro, Community Development Director Maurice Abraham, Land Solutions, 1174 Lincoln Ave, Suite 10, San Jose, CA 95125 Enclosure: Santa Clara County Fire Department Development Review Comments, 5/21/2001 Public Works Department Preliminary Conditions Of Approval, 5/22/2001 FIRE DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd.. Los Gatos, CA 95032-1818 (408) 378-4010 · (408) 378-9342 (fax) · www.s¢cfd.org PLAN REVIEW NUMBER BLDG PERMIT NUMBER CONTROL NUMBER FILE NUMBER 01- 1360 PRE2001-22 DEVELOPMENTAL REVIEW COMMENTS CODE/SEC. UFC UFC 903.2 UFC 902.2.2 SHEET NO. REQUIREMENT Review of a proposed new three lot residential Parcel Map. 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. 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. 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. Note specifically Lots #2 & 3. The applicant is to advise on the method of mitigation prescribed above, prior to building permit application. Fire Department (Engine) Roadway Turn-around Required: Provide an approved fire department engine roadway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specification sheet A-1. Cul-De-Sac Diameters shall be no less than 72 feet. Note: Both options A & B do not appear to comply with the A-1 standard. City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE AppllcantName DATE CBL [] [] [] [] [] , , CAMRANFARAHANI 15/21/2001 SECJFLOOR AREA I LOAD I DESCR'PTION I BY I Residential Development PAGE 1 2 Hokanson, Wayne NAME OF PROJECT SFR-FARAHANI LOCATION 301 Budd Av 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 FIR£ DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 · (408) 378-9342 (fax) · www.s¢¢fd.org PLAN REVIEW NUMBER BLDG PERMIT NUMBER CONTROL NUMBER FILE NUMBER 01- 1360 PRE2001-22 DEVELOPMENTAL REVIEW COMMENTS CODE/SEC. 901.4.4 SHEET NO. REQUIREMENT 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. To prevent plan review and inspection delays, the above noted Developmental Review Conditions shall be restated as "notes" on all pending and future plan submittals. City PLANS SPECS NEW RMDL AS SEC./FLOOR AREA OCCUPANCY CONST. TYPE LOAD I DESCRIPTION ApplicantName CAMRAN FARAHANI DATE PAGE 5/21/2001 _2_ oP 2 BY Hokanson, Wayne Residential Development NAME OF PROJECT I LOCATION SFR-FARAHANI I 301 Budd Av 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 STANDARD DETAILS & SPECIFICATIONS SUBJECT: Specifications for Fire Department Access Roadways, Turnarounds, and Cul-de-sacs Spec. No. A-1 Rev. Date 07/03/00 Eff. Date 0~7 Approved By Page 1 of ~ SCOPE Applicable to commercial buildings or for three or more single family dwellings where any portion of the building(s) is greater than 150 feet from the center line of a public roadway, as measured along a route specified by the Fire Department. Note that the specifications contained in this Standard apply only to properties located within the service area of the Santa Clara County Fire Department. DEFINITIONS Roadway: A vehicular access roadway greater than or equal to 20 feet in width. Driveway: A vehicular access roadway less than 20 feet in width and serving no more than two single family dwellings. REQUIREMENTS ROADWAY WIDTH: 20 feet minimum curb to curb paved width. Greater widths may be required where it is determined by the Fire Department that Ladder Truck access is required. PARKING ALONG ACCESS ROADWAYS: The required width of fire access roadways shall not be obstructed in any manner. Parking shah not be allowed along roadways less than 28 feet in width..Parking will be allowed along one side of the street for roadways 28-35 feet in width. For roadways equal to or greater than 36 feet in width, parking will be allowed on both sides of the roadway. Roadway widths shall be measured face to face of curb. Parking spaces are based on an 8 ft 'wide space. NOTE: These width specifications are based on roadways where Ladder Truck access/setup is not required. Parking is not allowed in turnarounds. The entire area of required tUmarounds shall remain unobstructed at all times. No portion of the turnaround may not be part of a driveway. VERTICAL CLEARANCE: The vertical clearance shall be in accordance with the Fire Code, 13 feet, 6 inches. FIRE DEPARTMENT SANTA CLARA COUNTY · 14700 Winchester Blvd · Los Gatos ° CA 95032-1818 · (408) 378-4010 MEMORANDUM CITY OF CAMPBELL TO: FROM: Darcy Smith, Project Planner J~ Lynn Penoyer, Land Development Manager Harold Housley, Land Development Engineer SUBJECT: DRC APPLICATION DATE: 5/22/2001 Site Address: 301 Budd Avenue For File No(s): PRE 2001-00022 Project Description: 3 Lot PM in R1-6000 Zone Applicant: Camran Farahani PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS OF APPROVAL Tentative Parcel Map: The applicant shall submit a complete and accurate Tentative Parcel Map in accordance with the Planning Division's checklist. The current application processing fee is $2,348.00. 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 $1,170.00 plus $25 per parcel. o Preliminary Title Report: Prior to recordation of the Parcel 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 cause additional Right-of-Way to be granted for Public Street Purposes along the Budd 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. o Easements: Prior to recordation of the Parcel Map, the applicant shall cause Easements to be recorded for private utilities, private storm drains, reciprocal ingress and egress, etc. Monumentation for Parcel Map: Prior to recordation of the Parcel Map, all Monuments shown on the map shall be set. Page 1 of 3 10. Site Address: 301 Budd Avenue For File No(s): PRE 2001-00022 Project Description: 3 Lot PM in R1-6000 Zone Applicant: Camran Farahani PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS OF APPROVAL Street Improvements: Prior to recordation of the Parcel Map, 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 standard public street improvements, as required by the City Engineer. The fee for a non-utility encroachment permit is $245.00. The plans shall include the following: a. Removal of the existing driveway approaches, b. Construction of new ADA compliant driveway approach(es), c. Construction of conforms to existing public and private improvements as necessary. Unsecured Deferred Street Improvement Agreement: Prior to recordation of the Parcel Map, the owner shall execute an Unsecured Deferred Street Improvement Agreement for construction of standard street improvements along Budd Avenue including: a. Removal of the existing curb, gutter, sidewalk, and driveway approach(es), b. Construction of new curb and gutter at 20 feet from centerline, c. Construction of new separated sidewalk and ADA compliant driveway approach(es), d. Installation of street trees with irrigation at 40 feet on center, e. Installation and relocation of traffic control signs and stripes, f. Installation of surface treatment or reconstruction of one-half street pavement section, as determined by City Engineer based on field testing of existing pavement, g. Installation of new streetlight in accordance with the City's Street Lighting Policy, h. Construction of conforms to existing public and private improvements as necessary, i. Installation of surface treatment or reconstruction of one-half pavement section as determined by City Engineer, based on field tests of existing pavement provided by the applicant. j. Other improvements as determined 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. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. Page 2 of 3 Site Address: 301 Budd Avenue For File No(s): PRE 2001-00022 Project Description: 3 Lot PM in R1-6000 Zone Applicant: Camran Farahani PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS OF APPROVAL 11. 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. 12. 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 ~vithin 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. 13. 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, 11, 18, 33, and Appendix Chapter 33. 14. Storm Drain Area Fee: Prior to recordation of the Parcel Map, the applicant shall pay the required Storm Drain Area tee which is $2,000 per acre. 15. 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 Wate~ 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. 16. Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by' the City prior to recordation of the Parcel Map and CC&Rs. 17. Demolition: Prior to recording of the Final Map/Parcel Map the applicant shall obtain a Demolition permit to remove any nonconforming structures. 18. 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\3 01 budd3 Page 3 of 3 l LAND SOLUTIONS MAURICE P. ABRAHAM, AICP LAND PLANNING + PRE DEVELOPMENT STUDIES + ENTITLEMENT SERVICES May 11, 2001 Job No. 106-01-00 Darcy Smith Community Development Department City of Campbell 70 North First Street Campbell, CA 95008-1423 Re: Pre-Application Review Lands of Farahani 301 Budd Avenue Dear Darcy: As I discussed with you in our April 13 meeting, we are submitting for your review 6 copies of two preliminary alternative 3-lot subdivision plans for the referenced property. The alternatives are essemially identical except for the physical driveway improvements. Concept 'A', our preferred plan proposes reciprocal easements along the driveway corridors and a common 20' wide driveway. The primary advantage of this plan is that most of the existing trees can be saved. Saving the trees, particularly in the driveway area, reduces the visual impact on adjacent residents and maintains the integrity of the neighborhood. Concept 'B' proposes two 10' wide contiguous driveways, one in each 15' wide corridor. The combined driveways in this plan are 20' wide to satisfy Fire District requirements. Both alternatives provide a hammerhead fire department turn- around. Both plans propose two 6,600 s.f. flag lots on 15' wide corridors and one 8,480 s.f. lot with an existing house that will remain. Both plans also provide for 10' of dedication along Budd Avenue. The lot areas proposed are net of the access corridors and dedication. We recognize that Concept 'A' violates city code that requires each lot to have its own separate physical driveway within the access corridor. However, we feel strongly enough about the merits of preserving the trees that we want to explore all avenues that might lead to getting this alternative approved. 1174 Lincoln Avenue, Suite 10, San Jose, CA 95125 Telephone 408.293.3765 Fax: 408.293.0820 We look forward to the results of your review. I plan to be out of the Country fi:om May 12 to May 31, but I will be checking my voice mail occasionally in the evem you have any questions. Thank you in advance for you assistance. Sincerely, LAND ~SOLIdTIONS Maurice P: Abraham, AICP cc: Camran Farahani Barbara Colley, P.E.