Pre-App - 2005May 16, 2005
Community Development Department
Mikhail and Irina Chtchetinin K.
1159 Sonuca Avenue
Campbell, CA 95008
Re: PRE 2005-32 -Preliminary Application Comments
1218 Lovell Avenue, APN # 406-06-047
Dear Mr. and Mrs. Chtchetinin:
Thank you for your submittal of a preliminary application for a new two-story 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 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 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:
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 each of the commenting Departments. Please note that these
comments are meant to be preliminary. The Planning Division completed the review of your pre-
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. Provide location and uses of buildings on adjacent properties. Describe the height, setbacks and
type of structures on adjacent properties.
b. 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.
c. Any proposed or existing fencing needs to be shown. The height, materials and location should be
listed.
d. 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: Provide elevations of all sides of building. Scale to be a minim of/4"=1', unless authorized
by planner. Include the following:
7G North First Street Campbell, California 95008-1 4 36 lei. 408.866.2140 Fnx 408.8715140 ruin 408.866.2790
1218 Lovell Avenue.
e. Height of all buildings to roof peak
£ Plate height of walls facing side property lines with aminimum of/4" scale.
Architectural Changes:
• 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.
Utility Connection: All utility lines to the residence and detached garage shall be installed underground
per section 21.18.140 of the Campbell Municipal Code. Please illustrate the proposed utility connection
on the site plan.
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 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 Building Department and County Fire
Department.
Please do not hesitate to contact me at (408) 871-5101 or via email at seang@cityofcampbell.com to
discuss these comments or provide additional information regarding the application process.
Sin ~erely,
Sean K. Gallegos
Planner I
encl: Tree Disclosure Statement
Comments from Building and Fire Department
cc: Geoff I. Bradley, Senior Planner
Ed Arango, Associate Engineer