Pre-App - Tent Parcel Map - 2012CITY of CAMPBELL
Community Development Department Via LISPS anCl 8l8CtY031ZC mail
May 29, 2012
DUC Development, LLC
c/o Kurt Anderson
Anderson Architects, Inc.
120 W. Campbell Ave., Ste. D
Campbell, CA 95008
Re: File No: PLN2012-83
Address: 1181 Abbot Avenue
Application: Pre-Application
Dear Mr. Anderson,
Thank you for your submittal of a preliminary application proposal for a nine parcel single-
family residential subdivision on property located at the above referenced address. The purpose
of this letter is to summarize some of the main points raised by the Planning Commission at its
May 22, 2012 Study Session and to provide staff comment on materials needed should you
decided t~ submit a formal application proposal. 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. Planning, Commission Study Session: On May 22, 2012, your pre-application was
reviewed by the Planning Commission. Although the Commission, as a whole, was
generally supportive of the project concept, each individual Commissioner provided
comments on specific areas of clarification or recommended revision.
2. Permit and Fee RecLuirements: A formal proposal would require an application for
Tentative Map (reference enclosure) in compliance with Campbell Municipal Code
(CMC) Title 20, and preparation of an initial study pursuant to the California
Environmental Quality Act (CEQA). Subsequently, architectural review of the individual
residences on the proposed parcels would be subject to approval of Site and Architectural
Review permits by the Planning Commission. The current review fees are listed below.
PLN2012-82 ~ 1181 Abbot. _ve.
Tentative Map Fees
• Tentative Map:
• Initial Study (CEQA Review):
• County CEQA Filing Fee:
(Due prior to public hearing)
• Mitigation Monitoring Fee:
(Due prior to Building Permit Issuance)
• Fire Dept. Project Review Fee:
• Fire Dept. CEQA Review Fee:
$8,525
$10,000 deposit (charged at actual time)
$2,094
Cost to be Determined*
$250
$461
P~. 2 of 4
*To ensure compliance with required mitigation measures, the Community Development Director may
require a deposit commensurate with the scope of the project to cover actual staff time.
Site and Architectural Review Permit Fees
• Site and Architectural Review Permit:
• CEQA Exemption Review:
• Fire Dept. Project Review Fee:
$1,470 (per residence) ~ $13,230 (9 units)
$194 (per residence) ~ $1,749 (9 units)
$80 (per residence) ~ $720 (9 units)
3. Protect Considerations: Based on a review of the preliminary project plans, the following
issues should be considered prior to formal application submittal:
a. Public Improvements: Enclosed are preliminary conditions of approval from the
Campbell Public Works Department. Among these conditions are the anticipated
standards for future right-of--way improvements. Please coordinate with Ed Arango in
the Public Works Department (866-2150), to ensure that the submitted tentative map
includes accurate depictions of these improvements.
b. Stormwater Treatment: The project is subject to the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3. of the NPDES Permit.
Measures may include, but are not limited to, minimization of impervious surface
area, vegetated swales, infiltration areas, and treatment devices.
c. Public Pathway: The project will be required provide a ten foot wide public pathway
for recreational trail and bicycle access through the development, dedicated to the
City in fee. To offset the City's maintenance costs, a maintenance fee of $40,000 will
be assessed, due prior to recordation of the Final Map.
The Planning Commission discussed the appropriate alignment of the pathway. To
facilitate a functional and safe pathway, the Commission encouraged an alignment
parallel with the adjacent creek before connecting into the development. Additionally,
careful consideration should be given to the pathway barrier design and materials.
d. Architectural Review: Review of residences on the proposed new parcels will be
subject to the San Tomas Area Neighborhood Plan (STANP), available on-line
http://www.cityofcampbelLcom/Planning/Resources/STANP.pdf.
766-2140 • Fax (408) 866-5140 - E-Matt planning@cityofcampbelLcom
PLN2012-82 ~ 1181 Abbot. .ve.
Pu. 3 of 4
As noted, approval of each residence is subject to Site and Architectural Review
permits by the Planning Commission. Although the applications will be accepted by
the City individually, per parcel, review of all applications will be performed
concurrently as a single project. This will allow for a more expeditious review by
allowing staff to analyze the architectural style and design variation is a
comprehensive manner.
e. Flood Zone: A portion of the project site is located within a Special Flood Hazard
Zone (reference attached Flood Zone Map). The City's flood management
requirements (CMC 21.22) effectively preclude residential development from
occurring within the inundation zone. As such, proposed parcels that fall within the
flood zone should provide sufficient developable area. Additionally, pursuant to CMC
20.36.140, the area of the project site subject to inundation must be shown on the
tentative map or record of survey map. The City may additionally require engineering
materials to document the base flood elevation (BFE) of the inundation zone.
4. Application Submittal: In addition to the items indicated on the Tentative Map
application, the following is additional information that must be provided with a formal
application:
a. Environmental Review Documents: The proposed project will be subject to
environmental review in compliance with the California Environmental Quality Act
(CEQA). An initial study will be prepared by planning staff to analyze the project's
possible environmental impacts. Pursuant to CMC 21.38.OSO.C, the following
materials, prepared by qualified professionals to applicable industry standards, will be
required as part of the environmental review.
^ Acoustical Analysis
^ Environmental Site Assessment Report (Phase 1)
^ Geotechnical Report
^ Tree Survey
^ Biological Resources Assessment
^ Utility "will-serve" letters following agencies from (1) West Valley
Sanitation District, (2) San Jose Water Company, (3) Pacific Gas & Electric
Company.
b. Existing Site Plan: Please provide an existing site plan showing the current
configuration of the project site.
c. Grading and Drainage Plan: A preliminary grading and drainage plan indicating
existing and proposed grades and showing management of on-site drainage will be
required. The plan must include calculations indicating the impervious surface created
by the development and also specify the types of stormwater controls to be used.
Preliminary sizing and design showing stormwater controls shall meet the City's
requirements.
70 North First Street • Campbell, CA 95008-1323 • TEL (408) 866-2140 • Fay (408) 866-140 • E-Malt, planning@cityofcampbell.com
PLN2012-82 ~ 1181 Abbot. _ve.
Pg. 4 of 4
In addition to the Planning Division, the preliminary project plans were reviewed by the Building
Division, the Public Works Department, and the County Fire Department. Previously provided
comments from these departments are enclosed. These comments are in the form of anticipated
conditions of approval and post-entitlement requirements. Representatives from these
departments may be contacted at the phone numbers listed on the `ec' list, below.
If you should have any questions regarding these comments, I may be contacted at (408) 866-
2193 or by email at danielf(c~r~,cityofcampbell.com .
Since ly,
~~'
Daniel Fama
Associate Planner
encl: Department Comment Sheets
Tentative Map Application
Flood Map
cc: Paul Kermoyan, Planning Manager - (408) 866-2141
Bill Bruckart, Building Official - (408) 866-2132
Ed Arango, Associate Engineer - (408) 866-2166
Matthew Iue, Traffic Engineer- (408) 866-2154
Doug Harding, Deputy Fire Marshall - (408) 378-4010
70 North First Street • Campbell. CA 95008-1423 • TeL (408) 866-2140 • Fix (408) 866-5140 • E-tvi,atLplanning~cityof'campbell.com