Pre-App - DayCare - 2010CITY of CAMPBELL
Community Development Department
November 10, 2011
Atul Sharma
ALKA Montessori, Inc.
18661 Paseo PuE;blo
Saratoga, CA 95070
Re: File No: PRE2010-07
Address„ 70 S. San Tomas Aquino Rd.
Application: Pre-Application (Commercial Daycare Center)
Dear Mr. Sharn~a,
Thank you for your revised October 29, 2011 submittal of a preliminary application for a
commercial daycare center (25-30 children) located at the above referenced address. The
preliminary projiect plans were reviewed by the Planning Division as well as the Building
Division, the Public Works Department, and the County Fire Department. Comments from these
departments are summarized below (comment sheets are attached for your reference). Please note
that this review letter is limited to the overall project design concept and should not be not
construed as a substitute for formal project review..
1. Permit and Fee Requirements: This proposal would require an application for a
Conditional Use Permit. The current review fees are listed below. A fee credit of 50% of
the preliminary application cost will be provided. Please note that these fees are subject to
change at the beginning of the fiscal year and are due upon application submittal.
• Conditional Use Permit:
• Faire Dept. Review Fee:
• CEQA Determination:
• Pare-Application Credit (50%)
$3,607
~ 235
194
$4,036
$-551
$3,485 (Total Application Cost)
2. Development Standards: The project site is located in the C-1 (Neighborhood
Commercial) Zoning District and is subject to the provisions for commercial childcare
centers a.s provided in CMC 21.36.070 and 21.36.080. These sections provide standards
for parking, noise, minimum parcel size, indoor/outdoor play area size, hours of
operation, and other related standard as follows:
PRE2010-07 ~ 70 S. San Tomas Aquino Rd.
Pg. 2 of 4
^ Parcel Size. The minimum parcel size for a commercial child care center shall be 10,000 square feet.
^ Noise. Regardless of decibel level, and taking into consideration the noise levels generated by children, no
noise generated from the day care use shall unreasonably offend the senses or obstruct the free use of neigh-
boring properties so as to unreasonably interfere with the comfortable enjoyment of the adjoining properties.
o Mitigation measures may be required to minimize noise impacts (e.g., approved location of outside
play areas, the provision of sound attenuation barriers, etc.).
• Play Areas. The center shall provide play areas as follows:
o Indoor play areas. Indoor play areas shall be in compliance with State requirements requiring 35
square feet of unencumbered indoor space per child; and
o Outdoor play areas. Outdoor play areas shall be in compliance with State requirements requiring
75 square feet of unencumbered outdoor space per child and shall be enclosed by a six-foot high
fence or wall.
• Hours of Operation. Unless approved to operate for 24 hours, hours of operation shall be confined to
between E:00 a.m. and 10:00 p.m. In no case shall an individual child stay for a continuous period of 24 hours
or more.
^ Signs. One sign shall be allowed in compliance with Chapter 21.30 (Signs).
^ Off-street Parking. Off-street parking shall be provided in compliance with Chapter 21.28 (Parking and
Loading), plus additional surface area shall be provided that is of sufficient size to accommodate oft-street
loading/unloading. The area used for parking shall not be used for both parking and as a play area at the same
time.
^ Other T+~equirements. The facilities may also be subject to other requirements (e.g., California Health and
Safety Code, the California Administrative Code, and the Uniform Building Code).
3. Environmental Review: All discretionary land use applications submitted to the City are
subject to review under the California Environmental Quality Act (CEQA). The scope of
this project would suggest that the application would likely be found Categorically
Exempt from CEQA and not be subject to further environmental review. However, this
determination can only be made upon formal application submittal.
4. Traffic S1:>~: The Traffic Engineer has determined that a commercial daycare center
would not incur a greater number of vehicular trips than the fast food restaurant that
previously occupied the site. Resultingly, a traffic impact analysis would not be required.
5. Project Considerations: Based upon a review of the preliminary project plans, staff is
generally supportive of the proposed use. The following are considerations to take into
account with a formal application submittal:
a. Site Circulation: The project proposes to modify the southerly access so that vehicles
both f;nter and exit this driveway. Currently, this driveway is marked for entrance of
vehicles only. To accommodate two-way access may require modification to the
driveway width dimension (minimum 20 feet), as well as to the adjoining curb-cut
(minimum 25 feet) in the right-of--way.
PRE2010-07 ~ 70 S. San Tomas Aquino Rd.
Pg. 3 of 4
b. Site Laayout: The proposed site layout would bifurcate the existing parking lot with a
play area. This would result with the rear parking spaces serving staff and parents,
while the front parking spaces would function as surplus parking. This layout would
not be desirable as it may result in "dead space" at the front of the property. The front
parking area may be better utilized as parent parking, allowing some of the parking
spaces in the rear parking lot to be converted to landscaping area.
c. Play~round/Patio Area: The playground area includes a component labeled "patio". It
is understood that this ``patio" area is intended to serve as a buffer between the play
area and the adjacent residences. It would be preferable if the play area was expanded
and the "patio" area was instead developed as a landscaping area or some other more
clearly defined space.
d. Rear Parking_ Spaces: The site plan omits the presence of parking spaces that are
located adjacent to the rear of the property. With a formal application submittal, it
will be necessary to clarify what access rights the adjacent property has on this
property in relation to these parking spaces.
e. Hours of Operation: The preliminary project description did not indicate proposed
hours of operation for the daycare center. The standard hours of operation specified
by the Municipal Code are 6 AM to 10 PM. However, staff would encourage an
earlier closing time to mitigate the noise impact of the business to adjacent residences.
f. Neighborhood Outreach: It is strongly recommended to make contact with the
adjace;nt residences prior to submittal of a formal application.
g. Planned Expansion: As we discussed, if there is a desire to expand the building in the
future, it would be advantageous if this was explained in the project description to
provide additional context for the application.
6. Application Submittal: In addition the required application materials for a Conditional
Use Permit application, it will be necessary to provide the following:
a. Plat/ Area Information: Details (shown on the site plan) on the play area, such as the
surface material, and the location and size of playground equipment, sandbox, etc.
b. Play~round Equipment: Photographs and manufacture's specification sheets of
playground equipment, indicating colors and materials.
c. Fencing Detail: A "typical" fencing detail depicting fence height and materials.
PRE2010-07 ~ 70 S. San Tomas Aquino Rd.
P~. 4 of 4
If you should have any questions regarding these comments, I may be contacted at (408) 866-
2193 or by email at danielf(u~cityofcampbell.com .
Sicerely,
Darnel Fama
Assistant Planner
encl: Conditional Use Permit Application
Building Division Comments
cc: Paul Kermoyan, Planning Manager