PRE2016-05 ~ 700 W. Hacienda (6 lots)
CITY OF CAMPBELL
Community Development Department
via USPS & electronic mail
December 12, 2019
Cherine Bassal
4912 Bradford Place
Rocklin, CA 95765
cnbassal@gmail.com
Re: File No: PRE2019-04
Address: 700 W. Hacienda Avenue
Application: Preliminary Application
Dear Applicant:
Thank you for your submittal of a preliminary application for six (6) small-lot single-family
homes on property located at the above referenced address. This letter provides feedback on the
preliminary proposal but is limited to the overall project design concept and should not be
construed as a substitute for formal project review.
1. Context of Review: The subject site is zoned R-M (Multiple-Family Residential), subject
to the San Tomas Area Neighborhood Plan, and has a Low-Medium Density Residential
(6-13 units per gross acre) general plan land use designation. The project plans note a net
lot area as 21,495 sq. ft. and do not stipulate a gross lot size. For the purposes of this
review, staff estimated a gross lot size of 35,030 sq. ft. gross // .80 acres for the project –
which is inclusive of the net plus to centerline of adjoining streets. With a proposal to
provide 6 units, this translates to a project density of 7.5 units per gross acre, falling
within the density range called for by the General Plan. While the project would fall
within the allowable density range, please be advised that recent direction from the City
Council on similar projects have been met with a desire to more closely maximize the
development potential of properties – with an emphasis on unit count (not floor area
ratio). While Council direction is subject to change, it would be advisable to consider this
in the initial project design. The project as presented would fall on the lower end of the
permissible density range for the site while also proposing relatively large homes in
regard to floor area ratio (68% proposed vs. 50% allowed in the comparable R-M zoning
district). Key considerations in the project review process will be whether the density of
the project is adequate and whether the floor area ratio (at a lower density range) is
appropriate in general and for the neighborhood. It would be advisable to consider
PRE2019-004 ~ 700 W. Hacienda Avenue Pg. 2 of 6
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com
lowering the floor area ratio to meet the average floor area of residential development in
the area and/or not exceed the 50% floor area ratio of the existing zoning district.
2. Accessory Dwelling Unit Requirement: Please be advised the City recently adopted a new
accessory dwelling unit ordinance which requires 20% of projects with 5 or more units to
provide at least one accessory dwelling unit. Please be advised that while the new code
section has not yet been incorporated into the City’s online copy of the Municipal Code, a
request may be made to the City Clerk for a certified copy of the adopting Ordinance.
3. Development Permit and Fee Requirements: This proposal would minimally1 require an
application for a Zoning Map Amendment to change the zoning from R-M (Multiple-
Family Residential) to P-D (Planned Development), a Planned Development Permit to
allow for the approval of site configuration, architectural design, and to create lots which
do not have frontage on a public street (in a planned development zone), a Tentative
Subdivision Map to create six single family lots and one commonly owned lot. The
current review fees are listed below (fees are subject to change). A fee credit of 50% of
the preliminary application cost will be provided.
Development Permit Fees
• Zoning Map Amendment: $8,887
• Planned Development Permit: $12,215 (<1 acre)
• Tentative Subdivision Map: $9,772 (5 or more parcels)
• Fire Dept. Project Review Fee: $468 (Fire CEQA Review)
• NPDES Permit ("C-3") Review Fee: $1,377 (Numeric sizing less than 1 acre)
CEQA Related Fees
• CEQA - Initial Study: $13,029 (IS/MND; required for zone change)
• County CEQA Filing Fee (if required): $ 2,404.75 (Mitigated Negative Declaration; FY19)2
(Due prior to public hearing)
• Mitigation Monitoring Fee: $2,500 deposit (charged at actual time)
(Due prior to building permit issuance)
• Fire Dept. CEQA Review Fee: $468
Park Impact Fee (CMC § 20.24)
• Park Impact Fee (6 to 13 units/acre): $146,880 ($24,480 x 6) – January 2020
Existing Unit Credit (>6 units/acre): - $ N/A
$146,880 (Estimated Total)
Preliminary Application Fee (Credit)
• 50% of Pre-App Fee Credit: $768.50 (credit; applied against formal application)
4. San Tomas Area Neighborhood Plan: Development of a planned development project is
subject to the San Tomas Area Neighborhood Plan (STANP) which includes various
1 Additional permits may be required if trees are to be removed or a reduction in parking requirements or change in the
assignment/provision of parking spaces is proposed. Further, should the applicant seek approval of a density bonus a
2 This fee is subject to change FY20.
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70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com
development standards and design requirements/guidelines. Specifically, section 'M', Low
Medium Density Projects (Pg. 18), restated below, governs this type of project. A formal
project submittal should very carefully address these design requirements.
1. Low-Medium Density developments in PD zones shall be compatible with the
existing neighborhood. To integrate new projects with the neighborhood, low-
medium density developments should conform to the following criteria:
a. To the extent possible, the public street elevation of any unit or building
group shall foster the appearance of single-family residential design.
The width of the individual units should be expressed architecturally on
the exterior elevation.
b. Building design shall contain traditional single-family architectural
elements. These elements may include, but are not limited to, defined
entries, porches, projecting eaves and overhangs. The intent of this
criteria is to provide a single-family residential scale and help reduce
building mass.
c. The entry way of units adjacent to a public street shall be oriented to the
public street and should not be walled-off or inward oriented. The backs
of units and privacy fences should not face public streets.
d. The appearance of attached garages shall be minimized by
incorporating the measures listed below, or other similar measures as
approved by the Community Development Director:
(1) Limit garage doors to no more than 50% of the linear front
elevation of a unit or building group, with the remainder of the
elevation devoted to living area or porch.
(2) Garages which exceed 50% of the front elevation shall either:
• Provide an entry porch with a porch roof or trellis
extending in front of the face of the garage.
• Recess the garage from the front wall of the house a
minimum of five feet.
2. The maximum height for a low-medium density development shall be 28 feet and
not exceed 2-1/2 stories.3
3. Buildings shall be setback 15-feet from the property line of adjacent parcels and
the public right- of-way, except that garages or carports shall be 25’ from any
public right-of-way.
3 Please be advised in the San Tomas Area building height measured from natural grade (not finished grade).
PRE2019-004 ~ 700 W. Hacienda Avenue Pg. 4 of 6
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com
5. Project Considerations: In addition to the above, the following issues should be
considered:
a. Lot Area: Please ensure that all area calculations are taken from the "net lot" area,
exclusive of the right-of-way. However, "gross lot" area, inclusive of the right-of-way,
should be used to calculate project density (units/gr. lot size). Part of the staff analysis
of the project will account for similar developments within the project vicinity as a
basis for appropriate floor area and lot coverage calculations; smaller homes with
reduced floor area ratio may be a necessary to not only satisfy setback requirements
(below) but also to better fit into the neighborhood.
b. Open Space & Trees: The San Tomas Area Neighborhood Plan requires a minimum
of one tree per 2,000 sq. ft. of net lot area. Further, the comparable R-M zone district
requires one 300 square-feet of open space with minimum dimensions of 10-feet
(length and width) – which is strongly encouraged to be provided for this project.
Further, be advised that had the property developed under the conforming zoning
designation (R-M) a minimum landscape requirement of 20 percent of the site lot area
would be required. Demonstrating substantial compliance with the standards of the R-
M zoning district (to the extent feasible) is recommended.
c. Driveways: A single driveway should serve the development. The offsite
improvements on Capri Avenue appear to show the retention of a second driveway
curb cut which leads into the walkway of Unit 1.
d. Fire Truck Turnaround: Please review Fire Department comments.
e. Orientation: The orientation of units abutting public streets should be oriented toward
the public street (see STANP policy above). This would minimally apply to Lot 2 &
Lot 3, and the proper orientation of Lot 1 (toward Hacienda, Capri, or the corner) will
be a discussion point in the project review. Separately, please be advised that the
orientation of Lot 6 places the front porch/entry within stepping distance of a parking
stall, which is presumed to be at a different grade. As such, stepping off the
porch/patio in this location could present a hazard and accordingly should be
reevaluated by pulling back the wall in this location, and potentially flipping the
staircase placement. Revising the placement of low-use rooms (i.e. staircases) against
sides of the building abutting offsite uses may also result in an enhanced privacy
benefit.
f. Setbacks Along Adjacent Parcels: Several of the units do not provide the minimum
setback (15-feet) along property lines abutting adjacent parcels. These include Units 3
through 6 of the project and in the case of Unit 6 the setback encroachment occurs on
two elevations (west and south). For your formal application submittal, these setbacks
must be satisfied as the San Tomas Area Neighborhood Plan does not provide any
flexibility on these standards and to modify such a setback would require an
PRE2019-004 ~ 700 W. Hacienda Avenue Pg. 5 of 6
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com
amendment of the area plan itself (the project also does not have authorization from
the City Council to initialize such a request).
g. Interior Setbacks: The parking stalls between the buildings appear to be within the
common parcel, which means that the adjoining residences would be located on
property line (zero setback). Accounting for a roof eave/overhang, portions of the
buildings would be encroaching into the common lot. Further, it should be considered
that the property line will to a large extent dictate the number and size of windows (as
well as doors; i.e. garage) on elevations placed along a property line. As such, it is
recommended to provide adequate separation to a property line to minimally achieve
the number and size of windows shown on the project elevations and provide a level
landing outside of areas where a door would swing.
h. Public Outreach/Fencing: Increasingly fencing between adjoining properties has acted
as a stumbling block. Assuming the entire property will be regraded, it is likely and
should be anticipated that perimeter fencing around the project will be removed and
replaced. Coordination with adjoining property owners on this effort is strongly
recommended such that the final fence design and other design issues can be
addressed prior to resubmittal.
i. Design: The San Tomas Plan generally discourages ‘boxy’ (unarticulated, large flat
walls, unbroken rooflines) residences and design elements which emphasize a vertical
emphasis. Please review these standards and consider changes as appropriate.
j. Parking: The project appears to provide the required number of parking spaces (2½
assigned, plus ½ guest). However, based on the layout of the project, it is assumed
that the provision of parking spaces would be assigned within the garages and left
open for usage by guests outside the units. Such an assignment of parking spaces
technically requires a parking modification permit to allow for a reassignment of 3
otherwise assigned parking spaces to be ‘unassigned’ guest unit parking instead.
6. Departmental Review: In addition to the Planning Division, the preliminary projects plans
were reviewed by the Building Division, the Public Works Department, and the County
Fire District. Comments, in the form of conditions of approval and post-entitlement
requirements, are enclosed for your reference. Please note that the Public Works
Department conditions of approval describe the necessary public improvements that will
need to be performed as part of this project. Please ensure that all project materials (i.e.,
site plan, grading plan, landscaping plan etc.), reflect these required improvements.
7. Application Submittal: The enclosed application checklist indicates the materials required
for project submittal. Please be advised that after January 1, 2020 the City will have
transitioned to a new online permit platform. New application forms and materials (once
available) may be found online as follows:
• Link: https://www.ci.campbell.ca.us/1050/Applications-Center#printcopy
PRE2019-004 ~ 700 W. Hacienda Avenue Pg. 6 of 6
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com
If you should have any questions regarding these comments, I may be contacted at (408) 866-
2142 or by email at stephenr@campbellca.gov.
Sincerely,
Stephen Rose
Associate Planner
encl: Uniform Development Application
Public Works Comment Sheet
Building Division Comment Sheet
Fire Department Comment Sheet
cc: Paul Kermoyan, Community Development Director
Cameron Almasi, 965 Laurel Glen Drive, Palo Alto, CA 94304 // cameron@almasiventures.com