Admin Site and Arch - Expired - 2014Community Development Department
November 7, 2014
Bijan Shahmirza
441 S. Cypress Ave.
San Jose, CA 95117
Re: File No: PLN2014-284
Address: 503 Kenneth Ave.
Application: Administrative Site & Architectural Review Permit
Status: INCOMPLETE
Dear Mr. Shahmirza,
Thank you for your submittal of an Administrative Site & Architectural Review Permit
application for the above referenced property. Based on a review of the application materials, the
Campbell Municipal Code (CMC), and the San Tomas Area Neighborhood Plan (STANP), your
application has been deemed incomplete. The following additional information and revisions to
the plans are needed in order to continue processing of this application:
PLAN REVISIONS
1. Site Plan: The following modifications are required to the site plan (Sheet A1):
a. Please show the existing home on the site plan or on a separate demolition site plan.
b. Please show the location of the existing power pole serving this property, as well as
the existing meters and hydrant.
c. Please show the proposed path of all new underground utility lines. (Note that new
homes are required to place all existing and new utilities underground per CMC
21.18.140).
d. Please provide a note on the site plan in minimum 1-inch tall lettering stating, "All
existing and new utilities shall be placed underground without exception."
e. Please show the location of existing trees on the property, either on the site plan or a
separate demolition site plan, and label them with the species, size (DBH) and
disposition (to be removed or retained).
PLN2014-284 - 503 Kenneth A~
Page 2 of 3
It appears the existing driveway will be relocated. Please show the location of the
existing driveway, either on the site plan or a separate demolition site plan, and
provide a note indicating its proposed removal.
g. Please revise the site plan to depict the right-of--way improvements required by the
Public Works Department (reference attached comments from the Land Development
Division).
h. Please revise the site plan to relocate the two proposed front yard trees to the property
line as required by Public Works and label them as "new City street trees." Since
these will now be City trees, Planning staff recommends locating one additional
private property tree somewhere in the front yard.
Please revise the site plan to include the notes requested by the County Fire District
(reference their attached comments).
2. Elevations: The following revisions are required to the elevations on Sheets A3-A4:
a. The front elevation labels finished grade and natural grade, but provides just one
arrow for both labels pointing to the highest of three horizontal lines. Is the intent to
convey that existing natural grade is the same as the proposed finished grade (in other
words, no grading of the lot is proposed)? This seems to be in conflict with a note on
Sheet Al directing the contractor to perform rough grading. Please provide
clarification as to whether grading is proposed on any portion of the lot.
b. On ail four elevations, please label the level of the `'existing natural grade," the
proposed finished grade, building wall heights, and total building heights. Note that
all heights must be measured from existing natural grade, not from finished floor.
c. Roof Form: The proposed roof has a single central ridge line. Combined with a 5:12
pitch, this results in a very tall roof which brings the height of the single-story home
to 22 feet, nearly as tall as a two-story home. Have alternate roof forn~s been
considered? Simple roof forms are generally encouraged in the San Tomas Area
Neighborhood Plan, but in this case the resulting appearance is very tall. Please
discuss with Planning staff prior to resubmitting.
d. Attic: As noted above, the proposed roof form results in a tall one-story home. It also
creates a substantial open space under the roof. As shown in the section drawings, this
attic area would be up to 9 feet tall at the center of the home. Will this area be
occupied by pre-fabricated truss system? Will it be accessible or usable as an attic?
Please provide clarification and label the section drawing accordingly. Note that an
attic space will be required to be non-habitable, or it will be counted as a building
story
PLANNING DIVISION -ADVISORY COMMENTS
Building Height: The maximum height of a building in the San Tomas Area is 28 feet as
measured from the existing natural grade. The proposed one-story home has 11-foot plate
heights on the left side and a tall roof form resulting in a total height of 22 feet. Given the
70 North First Street • Campbell, CA 95008-1423 • TES (408) 866-2140 • Fnx (408) 866-5140 • E-titni~ plamiine(c~,cityofcampbelLcom
PLN2014-284 - 503 Kenneth A~ Page 3 of 3
proposed plate heights, it is likely that a future second-story addition would be precluded
as it would exceed 28 feet in height.
4. Lot coverage: The proposed home would result in 39.9% lot coverage, where 40% is the
maximum. Please be advised that this would preclude the property owner from adding
any additional structures to the property in the future, such as sheds, arbors, trellises,
porches, etc. If the property owner would like to add any other covered area to the
property in the future, it may be desirable to reduce the size of the proposed home in
order to accommodate this.
DEPARTMENTAL REVIEW
This application was also reviewed by the Campbell Building Division, the Campbell Land
Development (Public Works) Division, and the County Fire District. Their comments are
enclosed for your review.
If you have any questions regarding this letter, please feel free to contact me at (408) 866-2144
or by email at Mari.~aH cr cityofcampbell.com. With your resubmittal, please provide the
following copies of the revised project plans: three copies in a 24"x36" size, one copy in an
11 "x 1 T' size, and one electronic (PDF format) copy on CD.
Sincerely,
~II~1~ ~ ~ P
MaCr/iya Hodge
Project Planner
Encl: Building Division Comments
Land Development (Public Works) Comments
Fire District Comments
cc: Aki Honda Snelling, Planning Manager
70 North First Street • Campbell, CA 9008-1423 • Tee (408) 866-2140 • rnx (408) 866-5140 • e-Mni~ planning a.cityofcampbell.com