Pre-App - PD - 2006August 2, 2006
Phil Nicholls & Meredith Emmons
1161 Virginia Avenue
Campbell, CA 95008
Re: Preliminary Application Comments
File No: PRE2006-33
1161 Virginia Avenue
Dear Applicant:
Thank you for your submittal of a preliminary application for a new four-unit single-family
home, planned development project located at the above referenced addresses. The subject
property is presently zoned R-D-S (Two-Family District) and is designated as Low-Medium
Density Residential (6-13 units per gross acre) on the City's General Plan Land Use Map.
The proposed project will require the following application approvals which can be processed
concurrently and will require approval from the Planning Commission and City Council
through the public hearing process:
1. Zone Change: A Zone Change from R-D-S (Two-Family District) to P-D (Planned
Development).
2. Planned Development Permit: A Planned Development Permit will be required to allow the
construction of the new homes. The Planned Development Permit approves the site plan,
floor plans, elevations, and landscape plan for the subject property.
3. Tentative Parcel Map: In order to subdivide the property with four units, the project will
require the approval of a Tentative Parcel Map to subdivide the property into four
individual lots and one common lot for common guest parking spaces, driveway, and
landscaping.
4. Tree Removal Permit: Any protected trees that are proposed to be removed as part of the
project will require the approval of a Tree Removal Permit. The City has Tree Protection
Regulations which stipulate that any tree over 12-inches in diameter, measured four feet
above grade, is a protected tree. Existing on-site trees that are healthy and can be
70 North First Street Campbell, California 95008-14.36 ~ r~1 408.866.2140 Fnx 408.866.8381 i'[x> 408.866.2790
PRE2006-33 -1161 Virginia Avenue
Page 2 of 3
accommodated with a proposed development should be preserved. It is recommended that
to the extent possible, you preserve the existing trees on site to better integrate the new
project with the neighborhood.
The Planning Division completed the review of your preliminary application and has the
following comments regarding your proposal:
1. Site Layout & Architecture: The following site layout issues should be incorporated into the
project:
a. All buildings shall have a minimum 15-foot setback along all property lines, except
that garages shall have a minimum 25-foot setback from the public right-of-way.
b. For detached units, a side yard setback of five feet should be provided for each unit,
for a total of 10 feet total between units. The proposed six-foot separation between
the rear units is not adequate. Please provide a minimum of 10 feet between units or
attach the units.
c. The maximum height in this area is 28 feet, as measured from natural grade, not
finished grade. Please ensure that when working with your project engineer on a
preliminary grading plan that the height of the units takes into consideration
grading for the project site. This may require lowering the height of the units to
meet this height limitation.
d. Staff recommends using varied exterior building materials and colors for each home
to provide architectural interest and variation within the development.
2. Parkin :The Parking and Loading Ordinance requires 3.5 parking spaces per unit for this
type of development. All required parking spaces shall be provided on-site and cannot
include any on-street parking. Please provide a minimum of 14 spaces for the proposed
project, four of which must be covered.
3. Driveway: Please see the enclosed Fire Department comments which stipulate that the
minimum paved width for the shared driveway shall be 20 feet.
4. Common Lot: The City will be requiring that the Tentative Parcel Map be designed to have
one lot for each unit and one common lot for the shared access driveway, shared guest
parking spaces, and common landscaping areas.
5. Dedication: Please see the enclosed Public Works Department comments which require
dedication along the project frontage for public street purposes and public street
improvements that will be required for development of the project.
6. Park Impact Fee: A park impact fee for each new unit, based on a density range of six to
thirteen units per gross acre, shall be paid to the City for the development of the project.
PRE2006-33 -1161 Virginia Avenue
Page 3 of 3
Credit for one unit shall be given for the existing single-family home on the property to be
demolished. The current fee is $9,415 per unit.
7. Open Space: Projects should provide a minimum of 500 square feet of useable private open
space per unit. Useable open space shall have a minimum depth of 10 feet. The open space
for each unit should be delineated and quantified on the plans.
Your pre-application was distributed to the Public Works Department, Building Division,
Planning Division, and the Fire Department. In addition to the Planning Division comments
contained in this letter, please find enclosed comments from the Building Division, Fire
Department, and Public Works Department. Please note that all comments are meant to be
preliminary and that conditions of approval from each department will be developed at the
time the formal applications are submitted.
If you have any questions regarding these comments or the application process, please contact
me at (408) 866-2193 or by email at stephaniew@cityofcampbell.com.
Sincerely,
e~ ~illsu~--
Stephanie Willsey, AICP
Planner II
Encl: Fire Department Comments, 7/19/06
Building Division Comments, 7/12/06
Public Works Department Comments, 8/2/06
Zone Change Application
Planned Development Permit Application
Tentative Parcel Map Application
Tree Removal Permit Application
cc: Jackie Young Lind, Senior Planner
David Pruitt, 2185 Rosswood Drive, San Jose, CA 95124