Pre-App - Res Addition - 2005CITY of CAMPBELL
Community Development Department
July 26, 2005
Ms. Breanna Chamberlin
Hometec Architecture
619 N. First Street
San Jose, CA 95112
Re: Preliminary Application Comments
File No: PRE2005-52
1390 York Avenue
Dear Ms. Chamberlin:
CAMPBELL
Thank you for your submittal of a preliminary application for the addition to an existing single-family
residence located at the above referenced address. The subject property is presently zoned R-1-9 (Single
Family Residential) 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 (STAND). The proposed project will require approval of a Site and Architectural
Review Permit and will be considered by the Planning Commission through the public hearing process.
The Planning Division completed the review of your preliminary application and is supportive of the
proposed addition with some modifications. Staff has the following comments regarding your proposal:
1. Utility Connection: Be advised that all the utility lines to the home shall be installed underground to
the nearest utility pole per section 21.18.140 of the Campbell Municipal Code.
Detached Accessory Structure: The detached accessory structure in the rear part of the yard does not
meet the minimum requirements for distance between structures, setbacks from property lines, and
maximum number of plumbing fixtures. Please see the enclosed requirements for detached accessory
structures and the STAMP requirements for setbacks from property lines. Please reference the
enclosed `Calculating Wall Height' handout for how to measure wall height for different roof forms
for the purpose of calculating setbacks.
3. Attic Space: The proposed attic space cannot be used as useable floor area without being counted in
the floor area ratio of the home. The window in the attic needs to be removed and the height of the
garage and attic lowered in order for it to not be counted as useable floor area of the home.
4. Accuracy of Plans: Correct the mislabeled southern elevation (right side).
5. Dedication of Right-of Way: Please see #9 of the enclosed Public Works Department comments
regarding possible dedication for the York Avenue right-of--way. Without a legal description it's not
possible to tell if the current property goes to the centerline of York Avenue. Please review the legal
descriptions and recorded map for the property to determine if any of the property would need to be
PRE2005-52 - 1390 York Avenue
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dedicated for the York Avenue right-of--way and make any necessary modifications to the site plan if
dedication is necessary.
6. Architecture: The following comments are to ensure compatibility with STAND design guidelines:
a. Home designs should minimize the use of vertical design features that accentuate the size and
height of the home. Staff recommends that the front elevation be modified to provide a more
horizontal design emphasis by breaking up the two-story vertical walls. Staff recommends
that the second floor be setback from the first floor and that a wrap around roof be
incorporated across the front elevation.
b. 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 all bathroom windows.
Your pre-application was distributed to the Public Works Department, Building Division, and Fire
Department. In addition to the Planning Division's comments contained in this letter, find enclosed
comments from the Public Works Department and Building Division. Please note that these comments
are meant to be preliminary.
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 ,ci ofcampbell.com.
Sincerely,
Stephanie Willsey
Planner I
Encl: Public Works Department Comments, 7/14/05
Building Division Comments, 7/13/05
San Tomas Area Neighborhood Plan
Detached Accessory Structure Requirements
Calculating Wall Height Handout
Site and Architectural Review Permit Application
cc: Andrew Biddle, 1390 York Avenue, Campbell, CA 95008