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Pre-App - New SFR - 2005January 10, 2006 Ms. Vivian Ayres 100 S. Second Street Campbell, CA 95008 Re: Preliminary Application Comments File No: PRE2005-83 100 S. Second Street Dear Ms. Ayres: Thank you for your submittal of a preliminary application for the construction of a new second residential dwelling unit located at 100 S. Second Street. The subject property is presently zoned P-D (Planned Development) and is designated as Low-Medium. Density Residential (6-13 units per gross acre) on the City's General Plan Land Use Map. The construction of a new second residential dwelling unit would require the following application approval: 1. Planned Development Permit: In order to construct a new second residential dwelling unit, the project will require the approval of a Planned Development Permit. This will require consideration by the Planning Commission and City Council through the public hearing process. Planning Division fees associated with this application include the Planned Development Permit application fee, which is currently $7,460, a Fire Department application fee, which is currently $65, and a Park In Lieu fee, which is currently $9,415. Fees from the other departments will be required for this project and each department should be contacted for the specific amounts. (If you can provide documentation of the legality of the second single-family dwelling unit located in the rear of the property, then the Park In Lieu fee shall be waived.) The Planning Division completed the review of your pre-application and ras the following comments regarding your proposal: 1. Site Design: The site is currently developed with two, residential dwelling units and one detached garage. The site plan indicates that you would like to remove the existing residential dwelling unit located at the rear of the property and construct a new residential 70 NortVr Firs Street Campbeli, California 95008-I ~£3~+ ~ ~~ta 408.8tiF.'? I4G tnx 40f>.8tiE.838 t ~~~n 408.866.2790 PRE2005-83 ~ 100 S. Second Pa~e2of3 dwelling unit with attached garage. The following requests are intended to ensure compliance with the surrounding historic neighborhood: a. The development standards for the R-1-6 Zoning District should be followed when looking at the site design for this project. The lot coverage for the subject property should not exceed 40 percent. Lot coverage includes the first floor of all structures including garages, accessory structures, and covered porches (measured to the outside of the posts). Lot coverage does not include eave overhangs, trellises or architectural features (i.e. chimneys). b. New construction should respect the prevailing front setback pattern in historic neighborhoods and buildings to the prevailing setback line. The recommended front yard setback for your proposed project is 10'-0". c. The P-D Zoning District is intended to provide a degree of flexibility that is not available in other zoning districts so as to allow developments that are more consistent with site characteristics while creating an optimum quantity and use of open space and good design. In order to accommodate the required parking, open space, and setbacks, staff is recommending that the existing garage be demolished and a new two-car garage be constructed attached to the new residential dwelling unit. Additionally, by attaching the new unit and new garage, more open space could be provided for both units and the required parking would be satisfied. To retain the existing detached garage, the distance required between the garage and new unit is the distance equal to the building wall height of the taller of the two structures. 2. Architecture: The following requests are intended to ensure compliance with the surrounding historic neighborhood: a. Each of Campbell's neighborhoods gets its distinctive character from a blend of architectural styles. Some neighborhoods and blocks are more eclectic and others are more homogeneous. A number of architectural styles are predominate in Campbell's historic homes. While there are some other architectural styles represented in Campbell's historic homes, Queen Anne Cottage, Colonial Cottage, Colonial Revival, Craftsman Bungalow, Prairie, California Bungalow, and Spanish Eclectic are the most common architectural styles. New construction should be compatible with the architectural character of the neighborhood. Each house should be designed with an understanding of the characteristic elements of the particular style selected for the house and with careful attention to scale, balance, proportion, detail, and craftsmanship. Please select an architectural style for the new home and incorporate architectural features consistent with that style. b. The majority of homes in the neighborhood have a prominent design element on the front facade such as a covered porch, large front entrance or a major window. Staff recommends enhancing the front facade with one or a combination of these elements. PRE2005-83 ~ 100 S. Second Page 3 of 3 3. Parkin :The proposed project will require a total of four parking spaces, a minimum of two covered and two uncovered. The minimum dimensions for each parking space is 9 feet by 20 feet. The proposed site plan only provides three parking spaces, two covered and one uncovered. 4. Open Space: Single-family residences require a minimum of 750 square feet of useable open space per unit. Useable open space shall have a minimum depth of 10 feet and cannot be located in the front yard setback area. The minimum amount of open space should be provided for each unit and clearly quantified and depicted on the formal application plans. 5. Application Submittal Requirements: Please refer to Attachment A of the Planned Development Permit application for a list of items to be provided on the plans. Your application was distributed to the Public Works Department, Building Division, Planning Division and the Fire Department. In addition to the Planning Division's comments contained in this letter, please find enclosed comments from the Building Division, Fire Department and Public Works Department. 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. Thank you for the opportunity to review these plans. Please do not hesitate to contact me at (408) 866-2142 or by email at melindad(c~cityofcampbell.com if you have any questions regarding these comments or would like to schedule a meeting. Sincerely, ~~ ,~~~/ / ,rG ~~~ Melinda M. Denis Planner I encl: Planned Development Permit Application Building Inspection Division Comments, 1/3/06 Fire Department Comments, 12/21/05 Public Works Department Comments, 12/22/05 cc: Jackie C. Young Lind, Senior Planner T.C. Conde, 23762 Folley Street, Suite 2, Hayward, CA 94545