Pre-App - 2004August 10, 2004
Mr. Farhad Sabouri
1181 W. Hacienda Ave.
Campbell, CA 95008
Re: Preliminary Application Comments
File No.: PRE2004-48
1181 W. Hacienda Ave.
Dear Mr. Sabouri:
Thank you for your submittal of a preliminary application for the construction of a new single-
family residence at the above referenced property. The subject property is presently zoned R-1-8
(Single Family Residential, 8,000 square foot minimum lot size) and 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 therefore subject to the
development standards and design guidelines of the San Tomas Area Neighborhood Plan
(STANP).
The proposed project will require the following application approval, which will require
approval from the Planning Commission through the public hearing process:
Site and Architectural Review Permit
The construction of a new single-family home will require the approval of a Site and
Architectural Review Permit. Planning Division fees associated with this application include the
Site and Architectural Review Permit application fee, which is currently $484 per residence and
a Fire Department review fee, which is currently $63 per residence that is due at the time the Site
and Architectural Review Permit application is submitted. Fees from the other departments will
be required for this project and each department should be contacted for the specific amounts.
The Planning Division completed the review of your preliminary application and has the
following comments regarding your proposal:
Site Design & Architecture -The following requests are intended to ensure compliance with the
STANP:
1. The minimum side yard setback in the R-1-8 zoning district is at least one side shall be the
eater of 10 feet or 60% of the building wall adjacent to the property line and the other side
shall be the eater of eight feet or 60% of the building wall adjacent to the property line. No
dimensions were given on the elevations but by scaling the plans it was determined that the
70 North Firs: Street ~ Campbell, California 95008-1 43 6 ~ ~[Fi 408.866.2140 ~ Fax 408.871.5(40 ~ TI)n 408.866.2790
PRE2004-48 - 1181 W. Hacienda Avenue
Page 2 of 3
wall height adjacent to the side property lines is approximately 21 feet, which would result in
a minimum side yard setback of 12 feet, 8 inches. By recessing the second floor, the first
floor could remain at the existing setback and the second floor could be setback to the
minimum setback requirement for that wall height measurement.
2. Please see the enclosed comments from the Public Works Department that specifically
address the dedication of land to accommodate a 45-foot half street to the centerline of the
street. This will require a dedication of some of the front of your lot and will affect where
the front setback is taken from. The house may need to be setback further on the lot to
accommodate the minimum 20-foot front yard setback after dedication. .
3. The perceived scale and mass of new two-story homes should be compatible with homes in
the surrounding area. This can be accomplished by minimizing the use of two-story design
features and by recessing the second story. Staff recommends that the second floor be
recessed from the first floor and the first floor roof wrapped around the sides of the home to
help reduce the perceived mass of the second floor and provide a relief in the building wall
height.
4. 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, using a wainscoting material (i.e. brick, rock), or a combination. of these.
Staff recommends that these options be investigated for the side elevations.
5. Windows should be compatible with each other and appropriate for the design of the home.
Please provide consistency between the windows on all four elevations in terms of size,
design and trim detail. Additionally, the front elevation depicts a bay window on the left side
of the house that is not shown on the site plan or the left elevation. Please provide
consistency between these plans and ensure that the bay window is no more than 10 feet in
width and does not project into the required side yard setback more than 24 inches.
6. A site inspection revealed that there is an existing structure in the rear portion of the lot.
Please indicate this structure on the site plan for the formal application and indicate whether
it will be removed or retained as part of this development and what type of structure it is (e.g.
storage shed, 2nd unit, garage, etc). If this structure is a 2nd unit that is to be retained, please
provide documentation that certifies that this 2nd unit is legal.
7. As part of the formal Site and Architectural Review Permit application a landscaping plan
will be required that indicates one tree per 2,000 square feet of net lot area, per the
requirements of the STAND. Please indicate any existing trees on the landscaping plan and
whether they are proposed to be retained or removed as part of the development. Any
existing trees on site may be counted towards the required number of trees.
Your application was distributed to the Public Works Department, Building Division, Planning
Division, and County Fire Department. In addition to the Planning Division's comments
contained in this letter, please find enclosed comments from the Public Works Department and
the Building Division. Please note that these comments are meant to be preliminary. Conditions
of approval from each department will be developed when the formal application is submitted.
PRE2004-48 - 1181 W. Hacienda Avenue
Page 3 of 3
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
Encl: Site and Architectural Review Permit Application
Public Works Department Comments, 8/3/04
Building Division Comments, 7/23/04
cc: Geoff Bradley, Senior Planner