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May 8, 201.5
Richard Haro
2150 Mangin Way
San Jose CA 95148
Re: PRE 2015-009 -Pre-application fora 4-lot subdivision
Dear Mr. Haro:
I have reviewed your preliminary application to subdivide two 22,443.75 square foot lots
(totaling 44,887.50 gross square feet) into four lots, totaling 10, 114.125 net square feet. The
properties ace currently developed with three residential structures.
Your pre-application was distributed to the Building Division, the Public Works Department and
the County Fire Department. Comments are enclosed. Please note that all comments are meant
to be preliminary, especially given the limited scope of your application.
Project Considerations: Based on a review of the preliminary project plans, staff cannot
support the application as currently proposed. Please review the following issues in
consideration of your proposal.
a. General Plan: The subject property has aLow-Density Residential (less than 3.5 units per
acre) General Plan Land Use designation.
b. Zoning: The property is in a RI-10 (Single Family Residential) zoning district.
c. Area Plan Applicability: Both properties are located in the San Tomas Area and are
subject to the San Tomas Area Neighborhood Plan (STANP).
d. Proposed Density: The proposal has an estimated density of 3.88 units per gross acre,
which is in excess of the allowed density of -ess than 3.5 units per gross acre.
e. Street Frontage: All lots created by a subdivision shall have frontage upon a dedicated
public street. There is an exception to allow one "rear lot" without such required frontage;
however the front lot and rear lots shall meet all of zoning requirements and, in addition,
shall have an area which exceeds the lot area requirement by ten percent exclusive of any
access to a public street. Access to the public street for a rear lot shall not be over an
easement but over land under the same ownership as that of rear lot; such access shall
have a minimum width of fifteen feet and shall have a paved way not less than ten feet in
width, notwithstanding fire code requirements (see attached).
1170 & 1183 Steinway Ave
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Page 2 of 3
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The City Council upon recommendation of the Planning Commission, may approve a
subdivision which creates lots which do not have frontage on a public street when the
subdivision is zoned PD (planned development).
Planned Development Permit: The City has a process for amending a property's zoning
to Planned Development (P-D) in order to provide a degree of flexibility that is not
available in other zoning districts; however it is not the intent of the P-D zoning
district to allow more residential units than would normally be allowed by other
residential zoning districts which are deemed consistent with the General Plan.
Moreover, when amending the zoning or general plan designation of any property in the
San Tomas Area Neighborhood, the proposed General Plan and/or Zoning designation
should be at least equal to the predominate general plan and/or zoning designation of
parcels contiguous to, or directly across a public right-of-way from the subject site. In
this case, all of the contiguous properties and properties directly across the public right-
of-way from the subject site have aLow-Density Residential (less than 3.5 units per acre)
General Plan Land Use designation and a R1-10 (Single Family Residential) zoning
district designation. Thus, the proposed density of 3.88 units per gross acre exceeds
what would be allowed under the PD permit.
Additionally, the minimum lot size for low density residential projects in PD zones shall
be at least equal to the predominant minimum lot size requirement of parcels contiguous
to, or directly across a public right-of-way from the subject site. In situations where no
minimum lot size requirement is predominant, the Planning Commission and City
Council shall determine the appropriate minimum lot size based upon land use factors
specific to the subject site. The minimum lot size shall not include the private local access
street, common areas or open space areas. The proposed subdivision would require a
separate common lot (5`~ lot) to serve as a private local access street Additionally the
Planned Development would require a minimum open space area. Therefore the net lot
size of individual lots within the subdivision would be reduced by these areas, thus
reducing the net lot sizes to less than 10,000 square feet.
g. Development Standards: Development standards are stated in the San Tomas Area
Neighborhood Plan (STANP). In the case that development standards are not stated in the
STANP, Title 21 of the Campbell Municipal Code shall remain applicable. In the case of
conflict between the San Tomas Neighborhood Plan and Title 21 of the Campbell
Municipal Code, the standards contained in the STANP shall prevail. Whereas Section
21.12.030 (P-D zoning district) does not provide a list of general development standards
for guidance, the current R1-10 (single-family) zoning district would be referenced as a
general benchmark for any standards not provided in the STANP. As the subject property
is rectangular in shape, relatively flat, and lacks any otherwise discernable site
constraints, deviations from any development standards should primarily be considered to
create larger/more functional open space between units, protect existing trees, and/or
result in better site circulation or design compatibility with the surrounding community.
h. Architecture: As no architectural drawings were prepared, specific comments on the
project design cannot be provided. However, the homes should be representative of
1170 & 1183 Steinway Ave
Page 3 of 3
traditional single-family development in terms of architectural design and materials and
shall be in conformance with Design Guidelines provided in the STANP.
I would be happy to meet with you regarding your proposal and how best to move forward in
order to get staff support. Please let me know if you would like to revise your proposal or
proceed with a study session review by the Planning Commission.
Please do not hesitate to contact me at (408) 871-5103 or via email at
cindym@cityofcampbell.com to schedule a meeting to discuss these comments or provide
additional information regarding the application process.
Sincerely,
n~~,~R~ S~.Qa~w.~,
Cindy McCormick, AICP
Senior Planner
encl: Comments from Building Division, Public Works, Fire
Planned Development Permit Application
Tentative Parcel Map Application
cc: Aki Snelling, Planning Manager