Zoning Letter - 2012OF•~~`t7
CITY of CAMPBELL
Community Development Department
November 8, 2012
Consuelo Krolui, Trustee
1536 More Avenue
Los Gatos, CA 95032
Re: File No: PLN2012-231
Address; 1536 More Avenue
Application: Zoning Certification Letter
To Whom It May Concern:
This letter is :in response to your request for a Zoning Certification Letter received by this
department on October 25, 2012. The following is a summary of the records of the City of
Campbell pertaining to the above referenced property.
Site Conditions: The subject property, identified as Parcel No. 92, on Page 21 of Book 403, of
the assessment maps of the Santa Clara County Assessor (copy enclosed), is improved with a
single-family residence. County records indicate a parcel size of approximately 8,700 square-feet
and identify Consuelo Krohn, Trustee, as the owner of record. The property is within the "San
Tomas Area", and subject to the San Tomas Area Neighborhood Plan (copy enclosed).
Code Violations; As of the date of this letter, there are no active complaints regarding violations
of the Campbell Municipal Code (CMC).
Surrounding Land Uses: The property is surrounded by the following Zoning and Land Use
Districts:
^ North: P-D (Planned Development) /Low-Medium Density Residential
^ South: P-D (Planned Development) lLow-Medium Density Residential
^ East: P-D (Planned Development) lLow-Medium Density Residential
^ West: PF/OS (Public Facilities /Open Space) l Institutional
Zoning /General Plan Designations: The property is zoned P-D (Planned Development) with a
General Plan Land Use designation of Low-Medium Density Residential (reference enclosed
Zoning Map). Allowable land-uses in the Planned Development Zoning District are those
determined to be consistent with the underlying General Plan Land Use designation. The General
Plan describes the Low-Medium Density Residential Land Use designation as follows:
Zoning Certification Letter ~ 1536 More Avenue Page 2 of 3
Low-Medium Density Residential: The low-medium density residential category permits a range of 6 to 13
dwelling units per gross acre. Developments at this density consist generally of duplexes, small apartment
buildings, and small lot single-family detached homes when the PD (Planned Development) Zoning
Designation is utilized. The allowable density of 6-13 units per acre results in a population of
approximately 15 to 32 persons per acre.
Based on this land use designation, the property is considered to be "residentially zoned". As
such, the existing single•~family residence is considered a conforming and allowable land use.
Future development of the property could include creation of up two residential units. This is
predicated upon the recorded lot size and the requirements of the Planned Development Zoning
District pertaining to the allowable number of residential units (CMG 21.12.030.H.6.c). Creation
of two residential units could take the form of a duplex, two single-family residences on one lot,
or creation of two lots with one single-family residence on each. Any such development,
however, would be subject to approval of appropriate land use permits and conformance to Land
Use Policy'M'' of the San Tomas Area Neighborhood Plan. The Low Medium Density Residential
land use designation is shared by adjacent properties along More Avenue, including 1600, 1630
and 1690 More Avenue, as well as 2011 and 1989 Pollard Road.
Land Use Entitlements: The single-family residence located on the property was constructed
pursuant to Building Permit No, 5269, issued on July 18, 1968 (copy enclosed). At the time of
construction, the residence was located a 1.82 acre property.
Subsequently, the property was subdivided in conjunction with adjacent properties, to develop
the Los Gatos Estates townhome community. That development, which included approval of a
Planned Development Permit, a General Plan Amendment, a Zoning Map Amendment, and
"tentative Subdivision Map, was approved by City Council "minute action", as well as adoption
of Ordinance Nos. 1149, 1150, 1151, and 1197 (copies enclosed).
Please note however, that these entitlements govern the use and design of the townhome
development. from review of the approval documents, the recorded tract map (copy enclosed),
and the March 6, 2009 restated Pollard Road Home Owner's Association Covenants, Conditions,
and Restrictions (GCBs), it appears that the subject property is functionally independent of the
townhome development in that it has direct access to a public street, is not a member of the
Home Owner's Association (reference enclosed "Exhibit A" on Pg. 92 of 104 of the CCRs), and
does not enjoy access to the Association's community property.
Allowed Improvement: Improvements to the existing single-family residence, such as an
increase in square-footage (first- or second-story addition) or modification to exterior building
materials and/or colors, would be reviewed through an application for an Administrative Planned
Development Permit, in compliance with Campbell Municipal Code Sec. 21.12.030.H.1.a. An
Administrative Planned Development Permit is a discretionary land-use permit considered by the
Community Development Director, which includes public notification and comment. In terms of
timing, cost, and applicable design guidelines, this permit is comparable to an Administrative
Site and Architectural Review Permit which applies to traditionally zoned residential (R-1)
properties. Review of an addition or exterior modification to the residence would take into
consideration tyre design guidelines of the San Tomas Area Neighborhood Plan. An example of a
potential improvement is the second-story addition allowed for property at 1560 More Avenue-
which is similarly situated as the subject property- in 1990 (referenced enclosed permit).
70 North First Stn:et • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAx (408) 866-5 (40 • E-mfAn,planning@cityofcampbell.com
Zonine Certification Letter -- 1536_ More Avenue Paee 3 of 3
Reconstruction: 'The single-family residence could be reconstructed following destruction caused
by earthquake, fire, flood, wind, or other calamity or act of God or the public enemy, to the same
development standards (size, setbacks, height, etc.) to which it currently is constructed.
Reconstruction would be processed through issuance of a building permit without need for
Administrative Planned Development Permit review.
Preparation of Letter: The information contained in this letter represents a faithful summary of
the records of the City of Campbell pertaining to the subject property and maybe given authority
as deemed appropriate. This letter was prepared by Daniel Fama, Associate Planner in the
Community Development Department, under the authority granted to the Community
Development Director by Campbell Municipal Code Sec. 21.54.060 to delegate certain
regulatory functions to staff members of the Community Development Department.
If there should be any questions regarding this letter, I may be contacted at (408) 866-2193 or by
email at danielf(a~cityofcampbell.com.
Sincerely,
Daniel Fama
Associate Planner
Encl: Assessor Parcel Map
San Tomas Area Neighborhood Plan
Zoning. Map
Building Permit No. 5269
Project Approval Letter, dated May 22, 1978
City Council Ord. 1149
City Council Ord. 1150
City Council Ord. 1151
City Council Ord. 1197
City Council Minute Action - 4/24/1978
City Council Minute Action - 12/11/1978
Map of Tract No. 6385
Pollard Road Association Restated CCRs -Excerpt
Building Permit 15489 (for 1560 More Ave.)
cc: Paul Kermoyan, Interim Community Development Director