Pre-App - New SFR - 2005CITY of CAMPBELL
Community Development Department
December 8, 2005
Ms. Lorraine Riess
Residential Design Associates
255 N. Market Street #275
San Jose, CA 95110
Re: Preliminary Application Comments
File No: PRE2005-74
16'70 Grace Avenue
Dear Ms. Riess:
Thank you for your submittal of a preliminary application for a subdivision and the construction of a new
single family home located at the above referenced addresses. The property is presently zoned P-O
(Professional Office) and is designated as Professional Office on the City's General Plan Land Use Map.
The project will require the following application approvals which will require approval from the
Planning Commission and City Council through the public hearing process:
1. General Plan Amendment: The proposed Lot 2 will require a General Plan Amendment from
Professional Office to Low Density Residential (less than 6 units per gross acre). The issue of a
General Plan Amendment must be reviewed and authorized by the CiTy Council. City Council
authorization for the General Plan Amendment would be initiated once a formal application is
submitted. The current application fee for a General Plan Amendment is $6,845.00.
2. Zone Change: The proposed Lot 2 will require a zone change from the P-O Zoning District to the R-
1-6 (Single-Family Residential) Zoning District. The current application fee for a Zone Change is
$6,588.00.
3. Tentative Parcel Map: The proposed lot split will require approval of a Tentative Parcel Map to
subdivide the property into two lots. The current application fee for a Tentative Parcel Map is
$3,445.00.
The Planning Division completed the review of your preliminary application and has the following
comments regarding your proposal:
1. Minimum Lot Width: The minimum lot width in the R-1-6 Zoning District is 60 feet. The proposed
Lot 2 will need to be modified to meet this requirement.
2. Dedication of Right-of Way: Please see the enclosed Public Works comments which require
dedication along the East Hamilton Avenue street frontage as well as street improvements along East
Hamilton Avenue and Grace Avenue. All existing improvements (i.e. monument sign) would need to
be moved onto private property as a result of the dedication.
PRE2005-74 1670 Grac. _ve. Page 2 of 2
3. New Single-Family Home: The construction of a new single-family home on proposed Lot 2 will
require approval of a building permit once the above referenced applications have been approved by
the City Council and the Parcel Map has been recorded. Staff has the following comments regarding
the new home:
a. All new utility lines to the home shall be installed underground to the nearest utility pole,
pursuant to Section 21.18.140 of the Campbell Municipal Code.
b. The minimum setback for the garage is 25 feet to the public right-of--way. The plans will need
to be modified so that the proposed side-facing garage is a minimum of 25 feet from the front
property line, measured at a right angle from the garage to the front property line.
Second floor decks are often a source of adverse privacy impacts to adjacent neighbors. Staff
recommends that the front/right side second floor balcony should be removed to reduce the
privacy impacts to the surrounding residential properties.
d. The furnace roof vent along the left side of the home should be modified to reflect a chimney
with a decorative chimney cap.
Your application was distributed to the Public Works Department, Building Division, Planning Division,
and Fire Department. In addition to the Planning Division's comments contained in this letter, please find
enclosed comments from the Public Works Department, Fire Department, and the Building Division.
Please note that these comments are meant to be preliminary. Conditions of approval from each
department will be developed when the formal applications are submitted.
If you have any questions regarding these comments or the application process I can be reached at (408)
866-2193 or by email at stephaniew(a~ci ofcampbell.com.
Sincerely,
I
Stephanie Willsey
Planner I, AICP
Cc: Jackie C. Young Lind, Senior Planner
Jennifer Tersigni, 885 Chagall Road, San Jose, CA 95130
Encl: Public Works Department Comments, 12/7/05
Building Division Comments, 11/14/05
Fire Department Comments, 11/22/05
General Plan Amendment Application
Zone Change Application
Tentative Parcel Map Application