Pre-App - 2006June 7, 2006
Mr. Tony Baig
411 N. Leigh Avenue
Campbell, CA 95008
Re: 700 W. Hacienda Avenue ~ File No: PRE2006-26
Six Small Lot Single-family Dwellings
Dear Mr. Baig:
Thank you for your preliminary application for the construction of six new single-family homes
on the referenced property. The subject property is presently zoned R-M-S (Multiple-family
Residential) and is designated as Low to Medium Density Residential (6-13 units per gross acre)
on the City's General Plan Land Use Map. The proposed project would result in a project
density of 8.4 units per gross acre.
The proposed project will require approval of a Zone Change from R-M-S to P-D, a Planned
Development Permit and a Tentative Subdivision Map by the City Council upon
recommendation from the Planning Commission. The processing time for these applications is
approximately 4 - 6 months.
The Planning Division completed the review of your preliminary application and has the
following comments regarding your proposal:
1. Overall Development: The overall intensity of development may be too excessive. The
number of units, the size of the residences and the required parking and open space needs
of these units are difficult to achieve on this site. Please consider reducing the number of
units or the size of the units to allow more flexibility in the site design.
2. Parkin;?: The Parking and Loading Chapter of the Zoning Code requires the provision of 3.5
parking spaces per unit or 21 parking spaces for this development. The site plan depicts 17
parking spaces or a deficiency of 4 parking spaces. Proximity to public transit facilities or
other transit facilities may support some variation to the provided parking.
3. Floor Area Ratio: The current R-M-S Zoning limits the floor area ratio to .5 or 50 percent of
the lot area. The current proposal indicates a floor area ratio of .546. Please consider a
reduction in the square footage floor area ratio that does not exceed a .5 floor area ratio.
70 North First Street Campbell, California 45008-i43fi TeL 408.866.2140 Fnx 408.866.8381 T'nu 408.866.2790
PRE2006-26 - 700 W. Hac 3a Avenue Page 2 of 2
4. Second story elements: No elevations were provided with this submittal; however, the
project tabulation depicts a substantial second floor area. It is important that the building
elevations be well articulated; that the residences incorporate single story elements and that
the building massing is not too excessive.
5. Hei ht: Buildings in this neighborhood are limited to a 28 foot height from natural grade. A
note on the plan indicates a 30' building height.
6. Elevations: Elevations were not submitted. It is important to develop architectural styles
representative of recent residential projects in the San Tomas Neighborhood.
7. Upgraded materials: Due to the prominence of garage doors and interior driveways it is recommended
that decorative garage doors and enhanced pavement materials (pavers) be used. A photo of a
pedestrian/motor court has been enclosed.
8. Homeowners Association: Please anticipate the creation of common areas far landscaping/driveways
and the maintenance of these facilities by a homeowners association.
Your application was distributed to the Building Division, Fire Department, Planning Division,
and Public Works Department. In addition to the Planning Division's comments contained in
this letter, please find enclosed comments from the Building Division, Public Works
Department and Fire Department. Please note that these comments are meant to be preliminary
and that conditions of approval from each department will be developed when the formal
application is submitted.
Thank you for the opportunity to review these plans. It may be helpful to schedule a meeting to
discuss the project and building design. Please do not hesitate to contact me at (408) 866-2144 or
by email at timh@cityofcampbell.com if you have any questions.
Sincer
Tim J. Hale
Associate Planner
encl: Building Division Comments, 5/30/06
Fire Department Comments, 5/26/06
Public Works Department, 6/2/06
cc: Jackie Young Lind, Senior Planner
Shahriar Almasi, 965 Laurel Glen Drive, Palo Alto, CA 94304