Pre-App - 2006January 10, 2007
Mr. and Mrs. Lysons
1147 Hazel Avenue
Campbell, CA 95008
Re: Preliminary Proposal Comments
1147 Hazel Avenue ~ Subdivision Map
Dear Mr. & Mrs. Lysons:
Thank you for your inquiry dated November 17, 2006, for a proposal to split one lot
(12,664 square feet) into two lots (6,332 square feet each respectively) at 1147 Hazel
Avenue. This proposal will require the approval of a Tentative Subdivision Map in that it
involves the creation of two new lots. The subject property is presently zoned R-1-6
(Single Family Residential) and is designated as Low Density Residential (less than 6
units per gross acre) on the City's General Plan Land Use Map. The property is located
in the San Tomas Area Neighborhood Plan (STANP).
Your pre-application was distributed to the Public Works Department, Building Division,
Planning Division and the County Fire Department. The comments from these
departments are enclosed. Please note that all comments are meant to be preliminary.
Conditions of Approval from each department will be developed at the time a formal
application is submitted.
The Planning Division completed the review of your preliminary application and has the
following comments regarding your proposal:
1. Lot Size: The proposed concept complies with the development standards of lot
shape and size as required in the R-1-6 Zoning District. Two lots of 6,332 square feet
each respectively would be created. Each lot will have a minimum width of 60 feet
per the San Tomas Area Neighborhood Plan.
2. Street Improvements: Public street improvements will be required as part of the
subdivision. A Street Improvement Agreement, prepared by a registered civil
engineer shall be executed before recordation of the parcel map (see attached
comments from Public Works).
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1147 Hazel Avenue
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3. Phasing of the Project: As proposed, the phasing of the project would not be
supported by the Planning Department for the following reasons.
a. The zoning does not allow for two single family residences on one lot. The lot
split would have to be approved and tentative map finaled prior to construction of
a single family residence on the second lot.
b. The lot split as proposed would create anon-conforming situation as the existing
residence would not meet the required setbacks for R-1-6 zoning from the
proposed lot line. Before the lot split could be approved, the existing residence
would need to be demolished or modified to conform to required setbacks of the
residence resulting from the lot split.
c. At no time will any accessory structure (i.e. detached garage) be permitted on a
lot without a primary structure (i.e. single family residence) on the lot. A
demolition permit would be required for any accessory structure not meeting the
zoning requirements prior to final map recordation.
The following are possible options for phasing the project which would conform to
the regulations of the Planning Department.
a. Remodel the existing residence on parcel 2 to conform to the setbacks for R-1-6
zoning that would be required after the lot split. File for and obtain approval for
the lot split. After final map has been recorded, apply for Site & Architectural
Review and building permits and construct single family residence on parcel 1.
Then demolish existing residence on parcel 2 and rebuild new single family
residence.
b. Remove the existing residence on parcel 2. File for and obtain approval for the
lot split. After final map has been recorded, apply for Site & Architectural
Review and building permits and construct a single family residence on parcel 1
and on parcel 2.
4. Code Violations: The property has active building and property maintenance code
violations. The violations shall be abated prior to approval of the tentative map.
Contact the Building Department at (408) 866-2130 for further information.
5. Trees: The City has Tree Protection Regulations which stipulate that any tree on the
project site with a diameter of more than 12 inches, measured four-feet above grade,
is a protected tree. To the extent possible, all healthy trees on the property should be
preserved and incorporated into the site design. All existing trees on the site should
be indicated on the plans and should specify the location, type, size and whether such
tree is proposed to be removed or preserved. The STAND requires that new
developments provide a minimum of one tree per each 2,000 square feet of net lot
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area. All new trees shall be planted within the property lines and existing trees maybe
counted towards the total number of required trees.
6. Utility Connection: All new utility lines or modification to the existing utility lines
shall be installed underground per section 21.18.140 of the Campbell Municipal
Code. Please illustrate the existing and proposed utility connection on the site plan.
7. Park In-Lieu Fees: Park In-Lieu fees at less than 6 units per gross acre density will be
required for the new residences. The current fee is $16,119 per unit and a credit may
be applied for legally constructed units on these parcels.
The formal application for the lot split will be processed administratively by the
Community Development Director. A 50% credit of the pre-application fee ~ will be
applied to the formal application for the Tentative Parcel Map. New construction or
remodel of the existing single family residences will require Site and Architectural
Review by the Planning Commission and building permits.
Please note that these comments are meant to be preliminary and that conditions of
approval from each department will be developed when the formal application is
submitted.
Please do not hesitate to contact me at (408) 866-2193 or via email at
kimberl~ncityofcampbell.com if you have further questions or would like to discuss the
above comments.
Sincerel /1
Kimberly Bross U
Planner II
cc: Edward Arango, Land Development Engineer
Jackie C. Young Lind, Senior Planner
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