Pre-App - New SFR - 2005Community Development Department
May 12,2005
Vladimir Rivkin
6164 Tisch Way #100
San Jose, CA 95128
Re: PRE 2005-28 - Preliminary Application Comments
1057 EI Solyo Avenue
Dear Mr. Rivkin:
Thank you for your submittal of a preliminary application for a new single-family residence
located at the above referenced address. The subject property is presently zoned R-1-6 (Single
Family Residential, 6,000 square foot minimum lot size) and is designated as Low Density
Residential (less than 6 units per gross acre) on the City's General Plan Land Use Map.
The proposed project will require the approval of a building permit and will be reviewed by the
Planning Division for conformance with all applicable development standards and design
guidelines. The Planning Division completed the review of your preliminary application and has
the following comments regarding your proposal:
Zoning: The subject property is zoned R-1-6 (Single Family Residential, 6,000 square foot
minimum lot size) and is designated as a Low Density Residential land use (Less than 6 units per
gross acre) on the City's General Plan Land Use Map.
Site Plan: The following information ,should be indicated on the site plan:
a. Please prepare a "Project Data Table" that also includes the Gross and net lot size, lot
coverage calculation, and FAR calculation.
b. Please show the distance from the centerline of the adjacent street to the property lines.
See the enclosed Assessor's Parcel Map for distances.
c. Provide location and uses of buildings on adjacent properties. Describe the height,
setbacks and type of structures on adjacent properties.
d. All existing trees on the site should be indicated on the plans and should specify the
location, type, size and whether such tree is proposed to be removed or preserved.
e. Any proposed or existing fencing needs to be shown. The height, materials and location
should be listed.
Elevations: The elevations of all sides of building. Scale to be a minim of W'= I " unless
authorized by planner. Include the following:
a. Height of all buildings to roof peak
b. Plate height of walls facing side property lines with a minimum of W' scale.
70 North First Street Campbell, California 95'008-1436 . TEL 408.866.2.140 . FAX 408.871.5140 . TOD 408.866.2.790
c. Color of the proposed structure
Parkin!!: The Zoning Ordinance requires the provision of 2 parking space, with one being
covered. The project site appears to have adequate parking to service the residence.
Utility Connection: All utility lines to the proposed unit shall be installed underground per
section 21.18.140 of the Campbell Municipal Code. Please illustrate the proposed utility
connection on the site plan.
Architectural Changes:
· The proposed design does not relate to the traditional design and character of the East
Campbell neighborhood. The residence should incorporate architectural features
representative of the surrounding neighborhood. The current design is too monolithic for
the neighborhood; please provide an alternative design. Staff recommends the design be
altered to reflect the existing character and development pattern of the surrounding
community.
· A goal of our design and general plan policies is to diminish the visual impact of garage
doors along street frontages. The placement of the proposed garage increases the visual
impact of the it and detracts from the overall design of the structure. Staff believes the
location or design of the garage should be altered to reduce the impact of it.
· Building Orientation: The current placement of the residence results in a front entry that
is oriented towards side of the parcel. Staff recommends the building placement be
altered to provide a front entrance that is oriented towards El Solyo Avenue.
· Design of homes should avoid tall unarticulated walls and roof planes, especially on two
story elevations. The design of homes should avoid lengthy unarticulated wall planes
longer than 20 feet. This can be avoided by setting back the second floor from the first
floor, staggering or off-setting wall planes, or a combination of these. Staff recommends
that these options be investigated, especially on the side elevations.
· The placement and relationship of windows plays a significant role in achieving a unified
building composition. We noted differing styles of windows used for the structure.
Detailed window designs would be recommended to provide architectural interest. Staff
recommends that the windows be consistent and compatible with the dominant types on
the house, including proportions of the openings, materials, and style and detailing.
· Most adverse privacy impacts to neighbors are due to the number, placement, and size of
second story windows and second floor decks. While it may not be possible to ensure
complete privacy between homes, attentive design can avoid many of the impacts. To
protect privacy please carefully consider the number and placement of the second floor
windows, including obscured glass for bathroom windows.
· Consider a horizontal siding for wall material versus stucco or introduce an alternative
wall material as an accent to reduce the amount of stucco shown for the walls.
J;\Pre Application Letters\PRE 2005-28,1057 El Solyo Ave - DRAFT. doc
Tree Protection Plan: Please provide a tree disclosure statement (enclosed) indicating that no
protected trees will be removed with the proposed addition. Protected trees include redwood,
cedar, oak or ash trees with a diameter of more than 12 inches.
Your pre-application was distributed to the Public Works Department, Building Division, and the
County Fire Department. The comments from the Fire Department and Building and Public
Works Divisions are enclosed. Please note that all comments are meant to be preliminary.
Conditions of approval from each department will be developed at the time a formal application
is submitted.
Please do not hesitate to contact me at (408) 871-5101 or via email atseang@cityofcampbe11.com
to schedule a meeting to discuss these comments or provide additional information regarding the
application process.
encl: Tree Disclosure Statement
Comments from Building Division, Public Works and Fire Department
cc: GeoffI. Bradley, Senior Planner
Ed Arango, Associate Engineer
Bill Bruckart, Building Official
Williams Design, 715 N. First Street, Suite 34, Campbell, CA 95008
J:\Pre Application Letters\PRE 2005-28,1057 El Solyo Ave - DRAFT.doc