Pre-App - New SFR - 2005November 3, 2005
Mr. Kenneth Connors
DRW Development, Inc.
3750-B Charter Park Dr.
San Jose, CA 95136
Re: Preliminary Application Comments
File No: PRE2005-00068
802 W. Sunnyoaks Avenue
Dear Mr. Connors:
Thank you for your submittal of a preliminary application for the construction of two new two-
story single-family residences located at the above referenced address. The subject property is
presently zoned R-1-6 (Single Family Residential) and 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 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 has the following
comments regarding your proposal:
1. Site Plan: The following information should be included on the site plan:
a. Please prepare a "Project Information Table" that includes the gross lot area, net lot area,
proposed first floor, proposed second floor, garage, covered porches, lot coverage
calculation, and FAR calculation for each home.
b. Provide location and uses of buildings on adjacent properties. Describe the height,
setbacks and type of structures on adjacent properties.
c. 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.
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PRE2005-00067 ~ 802 W. Suf...,~oaks Avenue Pa e~2 of 3
d. Any proposed or existing fencing needs to be shown. The height, materials and location
should be listed.
e. 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.
f. Include all paved areas including walkways, patios, and porches.
g. Describe the material type and color for the proposed driveways.
h. Staff recommends placing the garage for Lot 2 on the right side of the house. This will
reduce the amount of front yard paving.
i. Show location/design of trash receptacle screening for Lot 2.
2. Landscaping: All new developments in the San Tomas Area Neighborhood are required to
provide a minimum of one tree per 2,000 square feet of net lot area.
3. Utility Connection: Be advised that all new utility lines to the two homes shall be installed
underground to the nearest utility pole per section 21.18.140 of the Campbell Municipal
Code.
4. Elevations: The following information should be included on the elevations:
a. Height of all buildings to roof peak. The maximum building height is 28'-0".
b. Plate height of walls, as measured from finished grade.
c. Roof pitch.
d. Building materials.
5. Architecture -Plan A: The following comments are to ensure compatibility with the STANP
design guidelines:
a. Most adverse privacy impacts to neighbors are due to the number, placement, and size of
second story windows. 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, placement, and size of the second floor windows. Staff
recommends reducing the size of the second floor windows on the right elevation.
b. Staff recommends replacing the two small windows in the stairwell on the second floor
with one larger window.
c. Second floor decks are often a source of adverse privacy impacts to adjacent neighbors.
The STANP requires the use of a solid wall instead of an open railing for second floor
decks.
d. Design of homes should avoid long unarticulated wall and roof planes, especially on two
story elevations. Changes within the wall plane can be accomplished when one of the
forms is setback several feet. Staff recommends stepping the second floor wall plane in
from the first floor wall plane on the left and right elevations.
PRE2005-00067 ~ 802 W. Sure,. soaks Avenue Page 3 of 3
6. Architecture -Plan B: The following comments are to ensure compatibility with the STAND
design guidelines:
a. Most adverse privacy impacts to neighbors are due to the number, placement, and size of
second story windows. 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, placement, and size of the second floor windows. Staff
recommends reducing the size of the second floor windows on the rear elevation.
b. Home designs should minimize the use of vertical design features that accentuate the size
and height of the home. Tall entry ways are design features not commonly found in the
San Tomas Area. Staff recommends reducing the height of the entry porch by
approximately one-feet.
c. Design of homes should avoid long unarticulated wall and roof planes, especially on two
story elevations. Changes within the wall plane can be accomplished when one of the
forms is setback several feet. Staff recommends stepping the second floor wall plane in
from the first floor wall plane on the left and right elevations.
7. Grading and Draina eg Plan: It has come to the attention of City staff that the surrounding
properties have a higher grade elevation than the proposed project site and some drainage
problems have occurred where excess rain water spills over on to the project site. Careful
attention will need to be made when designing the proposed grading and drainage plan. I
would be happy to schedule a meeting with our Public Works Department to discuss this
issue further.
If you have any questions regarding these comments I can be reached at (408) 866-2142 or by
email at melindad(a~cityofcampbell.com.
Sincerely,
Melinda M. Denis n '~
Planner I
cc: Jackie C. Young Lind, Senior Planner
encl: Building Inspection Division Comments, 10/17/05
Fire Department Comments, 10/20/05
Public Works Department Comments, 10/28/05