Pre-Application - 2008May 29, 2008
Eric Morley
Morley Bros., LLC
506 N. Santa Cruz Avenue
Los Gatos, CA 95030
Re: Pre-application (PRE2008-50) - 1395 & 1411 Westmont Ave.
Dear Mr. Morley:
Thank you for your submittal of a preliminary application for a General Plan
Amendment and a Planned Development Rezoning for the development of 11-15 new
small-lot single family homes on two parcels located near the northeast corner of
Westmont and Harriet Avenues.
This development proposal is not consistent with the San Tomas Area Neighborhood
Plan (STANP), to which the above referenced properties are subject (a copy of the
STANP is attached for your reference). Land Use Policy `L' (General Plan/Zoning
Amendments) of the STANP specifies that proposals for General Plan and/or Zoning
Amendments shall 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". The subject parcels are abutted by properties which are zoned and
designated in the General Plan for low-density single-family use. This area plan
rohibits an Chan e of Zonin or amendment to the General Plan which would
increase the allowable density of the subject properties.
Only an amendment to the STANP would allow for the proposed development.
However, as the STANP is incorporated as an appendix to the City of Campbell
General Plan, an amendment to the STANP would constitute an amendment to the
General Plan. The City Council is the only body that may initiate a General Plan
Amendment. A request for a General Plan amendment must be authorized by the City
Council via an "Authorization to Proceed. Staff has never recommended and the City
Council has never approved anon-City initiated amendment to the STANP. It is highly
unlikely that the City Council would amend the STANP to accommodate the proposed
development.
Although STANP Land Use Policy `L' precludes a change of General Plan land-use
designation to Low-Medium Density (6-13 units/Gr. Acre) from Low Density (Less than
6 units/Gr. Acre), the subject properties could still be developed through a Planned
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1395 & 1411 Westmont Avenue
Development rezoning. Development would be subject to provisions of Land Use Policy
`M' (Planned Development Zones)conform toeall a thacable develo-f ment standards of
planned-development project sha
the STANP and the Zoning Code; that two guest parking spaces per unit (cannot be
located on driveways) be provided; and the required minimum lot size of 6,000 square
feet and 60 foot lot width be met.
If you propose to modify the project to be consistent with the STANP, a revised
submittal needs to be submitted. Staff offers the following comments:
1. Please show on the proposed site plan how existing residences on the subject
properties would be incorporated into the proposed development.
2. Please note that to subdivide the existing parcels, an application for a
Subdivision Map would be required.
3. The proposed "California craftsman" styling of the proposed homes must be
consistent with the design standards of the STANP, specifically with respect to
massing, height, architectural compatibility, surface articulation, and design
variation.
Due to this pre-application's inconsistency with the STANP, it was not distributed to
other departments. If revised plans, which are generally consistent with STANP, are
submitted, your pre-application will be routed to the Building Division, the Public Works
Department, and the County Fire Department for review and comment.
Please do not hesitate to contact me at (408) 866-2193 or via email at
danielV pC~cityofcampbell.com to discuss these comments or provide additional
information regarding the application process.
Si erel ,
Daniel Vanwie
Assistant Planner
encl: San Tomas Area Neighborhood Plan (STANP)
cc: Ilan Krashinsky, 1395 Westmont Ave., Campbell, CA 95008
Peter and Lynn Altmaier, 1411 Westmont Ave., Campbell, CA 95008
Jackie C. Young Lind, Acting Community Development Director