Pre-App - Res Add - 2005August 23, 2005
Mr. Dan Winkelbleck
80 Giiman Avenue #29
Campbell, CA 95008
Re: Preliminary Application Comments
File No: PRE2005-60
1030 Connie Drive
Dear Mr. Winkelbleck:
Thank you for your submittal of a preliminary application for an addition to an existing single-family
residence located at the above referenced address. The subject property is presently zoned R-1-6 (Single
Family Residential) and is designated as Low Density Residential (less than 6 units per gross acre) on the
City's General Plan Land Use Map. The property is located within the San Tomas Neighborhood and is
therefore subject to the development standards and design guidelines of the San Tomas Area
Neighborhood Plan (STAND).
The proposed project will require the submittal of a building permit and staff level Site and Architectural
Review of the building permit submittal 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:
1. Undergrounding of Utilities: Any modification to the location of the existing service panel or
overhead utility lines that serve the site shall require the undergrounding of such utility lines, per
section 21.18.140 of the Campbell Municipal Code. A simple service upgrade will not require the
undergrounding of utilities.
2. Trees: The size and species of all existing trees on site should be indicated on the site plan. The City
has Tree Protection Regulations which stipulate that Redwood, Cedar, Oak, or Ash trees with a
diameter of more than 12 inches, measured four-feet above grade, are protected trees. Any protected
trees on site shall be protected with tree protection fencing prior to the issuance of building permits.
3. Setbacks:
a. Side Yard Setback: No dimensions were given on the elevations, but based upon a scaled
calculation of the elevations it appears that the left side yard setback for the new second floor
does not meet the minimum requirements. The minimum side yard setback is five feet or half
the height of the building wall adjacent to the property line, whichever is rg ems. Please
ensure that the proposed setback complies with this minimum requirement.
70 North First Street ~ Campbell, California 95008-i 436 ~ Tei 408.866.2140 - Fnx 408.866.838 t ~ ToU 408.866.2790
PRE2005-60 - 1030 Conm Drive
Page 2 of 2
b. Pool Setbacks: The Building Code regulates the minimum distance between structures and
pools. The adequacy of the setback from the new addition to the existing pool should be
confirmed with the Building Code or Building Division.
4. Architecture: Staff has significant concerns with the design of the proposed project. The following
comments are to ensure compatibility with the STAND design guidelines:
a. Additions to homes should incorporate architectural features and design elements of the
existing home such as architecture style (i.e. Spanish style) building form and orientation,
roof style and pitch, and building materials in order to avoid a tacked on appearance. The
proposed second story addition does not match the design or architecture of the existing
home. Staff recommends that the second floor addition be modified to match the existing
home.
b. Second floor decks are often a source of adverse privacy impacts to adjacent neighbors. Staff
recommends that people only use second floor decks when they overlook a very large yard
area or there is substantial landscape screening to mitigate privacy impacts. Due to the
orientation of the proposed second floor decks and view shed towards the neighbor's yard,
staff recommends that the second floor decks be removed.
Your pre-application was distributed to the Public Works Department, Building Division, and Fire
Department. In addition to the Planning Division's comments contained in this letter, find enclosed
comments from the Building Division. Please note that these comments are meant to be preliminary.
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~cityofcampbell.com.
Sincerely,
Stephanie Wilkey ;
Planner I
cc: Tim Kihlthau, 1030 Connie Drive, Campbell, CA 95008
Encl: Building Division Comments, 8/12/05