Pre-App - 2005May 10, 2005 Community Development Department
Farhad Sabouri
P.O. Box 641811
San Jose, CA 95164
Re: PRE 2005-33- Preliminary Application Comments
1181 W. Hacienda Avenue, APN # 406-14-022
Dear Farhad Sabouri:
Thank you for your submittal of a preliminary application for a proposed single-family residence and a
secondary living unit at the above referenced address. The subject property is presently zoned R-1-8
(Single Family Residential, 8,000 square foot minimum lot size) and is designated as Low Density
Residential (less than 4.5 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 (STANP).
The proposed project will require the approval of a Site and Architectural Approval Permit by the
Planning Commission at a public hearing. The processing time for such an application is approximately
45-60 days. An application has been enclosed for your consideration.
The Planning Division has completed the review of your preliminary application and has the following
comments regarding your proposal:
Zonin;?: The subject property is zoned R-1-8 (Single Family Residential, 8,000 square foot minimum lot
size) and is designated as a Low Density residential land use (Less than 4.5 units per gross acre) on the
City's General Plan Land Use Map. In addition, the property is governed by the San Tomas
Neighborhood Area Plan.
Site Plan: The following information should be indicated on the site plan:
a. Please prepare a complete "Project Data Table" that includes the gross lot area, net lot area,
existing building size, proposed square footage of addition, lot coverage calculation and FAR
calculation.
b. All scaled lot dimensions. The lot dimension less any street right-of--way needs to be clearly
indicated.
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.
70 North First Street Campbell, California 95008-1436 ret_ 408.866.2140 Fnx 408.871.5140 rr>u 408.866.2790
1181 W. Hacienda Avenue
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f. Provide a front yard paving calculation in the project data area. The Zoning Code requires that a
minimum of 50% of the required front yard setback remain unpaved.
Elevations: All four elevations of the building were submitted with your application. The elevations were
reduced versions and were not accurately scaled. Please scale a minimum of/4"=1', 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/4" scale.
c. Type and color of exterior wall material and roof material of the structure
Floor Plans: Provide scaled floor plans of building. Scale to be a minimum of/4"=1', unless authorized
by planner.
Architectural Chances:
• The design of homes should not have long, unarticulated wall planes greater than 20 feet in
length, especially on two story elevations. To reduce the perceived mass of the home, staff
recommends that the first floor of the left and right elevations be better articulated to diminish the
bulkiness of the structure.
• New homes should incorporate representative architectural features of homes in the San Tomas
Area. Staff considers the tall two-story entry way to be inconsistent with features found in the
surrounding area. We recommend the entry way height be reduced to diminish its scale and
mass.
• A goal of our design and general plan policies is to diminish the visual impact of garage doors
along street frontages. The proposed garage door results in additional massing and increases the
visual impact of the garage. Staff believes the location or design of the garage should be altered
to a "carnage" style door.
• 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.
Roof Vents: The applicant shall coordinate mechanical and plumbing plans to minimize the number of
roof vents that are visible from the street frontage. The applicant shall provide the location of such vents
on the building plan elevations and roof plans.
Util~ Connection: Any modification to existing overhead utility lines that directly serve the site shall be
installed underground per section 21.18.140 of the Campbell Municipal Code. Please indicate on the
plans if you are moving the existing utility panel or making any modifications to the existing utility lines.
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.
1181 W. Hacienda Avenue
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Your preliminary application was distributed to the Public Works Department, Building Division,
Planning Division, and County Fire Department. In addition to the comments from the Planning Division
contained in this letter, please find enclosed comments from the Public Works Department and County
Fire Department.
Please do not hesitate to contact me at (408) 866-5101 or via email at seang@cityofcampbell.com to
discuss these comments or provide additional information regarding the application process.
Sinc r`ly,
% C3~k~i7
Sean K. Gallegos
Planner I
encl: Site and Architectural Review Application
Tree Disclosure Statement
Comments from Building, Public Works and Fire Department
cc: Geoff I. Bradley, Senior Planner
Ed Arango, Associate Engineer