Pre-App - New Class Bldg - 2011CITY of CAMPBELL
Community Development Department
May 24, 2011
Scott McCurry
Williams Group Architects
111 W. Saint John St., Ste. 950
San Jose, CA 95113
Shawn Stuart
Campbell Church of Christ
1075 W. Campbell Ave.
Campbell, CA 95008
Re: File No: PRE2011-02
Address: 1075 W. Campbell Ave.
Application: Pre-Application
Gentlemen,
Thank you for your submittal of a preliminary application proposal for atwo-story, 26,747
square-foot classroom building on the Campbell Christian School campus located at the above
referenced property. The purpose of this letter is to summarize some of the main points raised by
the Planning Commission at its May 10, 2011 Study Session and to provide staff comment on
materials needed should you decided to 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 10, 2011, 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. As appropriate,
these comments are incorporated into this letter.
2. Permit and Fee Requirements: A formal proposal would require an application for a
Conditional Use Permit with Site & Architectural Review and preparation of an initial
study pursuant to the California Environmental Quality Act (CEQA). The current review
fees are listed below. Please note that these fees are subject to change at the beginning of
the fiscal year (July 1) and are due upon application submittal (unless otherwise noted).
An application for a Conditional Use Permit is enclosed.
• Conditional Use Permit: $3,536
• Site & Architectural Review: $9,064
70 North First Street ~ Campbell, California 9 5008-1 42 3 • TEL 408.866.2140 FAx 408.871.5140 • TDD 408.866.2790
PRE2011-02 ~ 1075 W. L~mpbell Ave. Pg. 2 of 5
• Initial Study (CEQA Review):
^ Traffic and Parking Study:
$10,000 deposit (charged at actual time)
Cost to be Determined
• Tree Removal Permit
• Fire Dept. Review Fee:
• County CEQA Filing Fee:
(Due prior to public hearing)
• Mitigation Monitoring Fee:
(Due prior to Building Permit Issuance)
$125 first + $50 each subsequent tree
$235
$2,094
Cost to be Determined*
* 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.
3. Project Considerations: Based on a review of the preliminary project plans, the following
issues should be considered prior to formal application submittal:
a. School Activities: A more thorough explanation of the school's activities (current and
proposed) is necessary. Please ensure that the Project Description provides a complete
description of all classes, hours of use, number of students (by grade-level and per
classroom), number of instructors, drop-off/pick-up schedules, school-related use of
the recreational building (types of activities, days hours of use, etc.), relation to the
church's activities, and any other pertinent information that will assist the City in
review of the project.
b. Commercial Day Care: The Zoning Code classifies infant centers and pre-schools as
'`commercial day care centers" subject to specific standards (CMC Sec. 21.36.080).
Among these standards is required minimum play areas for children enrolled in day-
care and pre-school level programs: an indoor play area (35 sq. ft. per child) and
outdoor play area (75 sq. ft. per child). Please provide information on the amount of
play indoor/outdoor play area for these age-groups within the Project Description.
c. Recreational Area: The School currently utilizes the fields on the adjacent public
school property through a leasing agreement with the school district. The expansion
of the school will increase reliance on these off-site facilities. There is concern of
what would occur if this leasing agreement were severed. Within the Project
Description, please discuss the recreational needs of the children, current and future
arrangements with the school district regarding use of its facilities, and indicate what
contingencies you may have in the event this arrangement ceases. Please also provide
a copy of the current lease with the school district.
d. Non School Related Recreational Building Usage: A concern expressed by staff and
the Planning Commission was to what extent the planned recreational building would
serve as a venue for non-school events. Please provide a Program Statement that
outlines the anticipated non-school use of the building, with indication of types of
events, frequency and number of events, and potential capacity. Please note that some
outside organizations may need to obtain separate Conditional Use Permits for long-
term or recurring use of this facility, to be determined on a case-by-case basis.
70 North First Streer. • Campbell, CA 95008-1423 • TEL (408) 866-2140 • Fnx (408) 566-5140 • E-M.au, planning cityofcampbell.com
PRE2011-02 ~ 1075 W. ~_.~npbell Ave. Pg. 3 of 5
e. Architecture: The design of the proposed building was largely supported by the
Planning Commission. However, the Commission suggested greater incorporation of
greenery around the building to "soften" its appearance. Staff would also recommend
further exploration of alternate wall treatment materials specified on the elevations.
£ Public Improvements: Enclosed are preliminary conditions of approval from the
Campbell Public Works Department. Among these conditions are the required right-
of-way improvements (sidewalk, curb, gutter, street trees, etc.). Please coordinate
with Ed Arango in the Public Works Department (866-2150), to ensure that the
submitted project plans include accurate depictions of these improvements.
g. Landscaping Water Efficiency Requirements: The new parking lot and perimeter
landscaping areas require submittal of a landscaping plan prepared by a licensed
landscape architect, in compliance with Chapter 2.7, Division 2, of Title 23 of the
California Code of Regulations -Water Efficient Landscape Requirements. The
landscaping plan shall indicate that all proposed plantings will be consistent with the
required water usage allowance for the site.
h. CALGreen: This project will be subject to the mandatory CALGreen (California
Green Building Standards Code) requirements, some of which impact site design.
Specifically, CALGreen requires incorporation of long- and short-term bicycle
parking, bicycle changing rooms, and alternative vehicle parking. Please ensure
provision of these components on the project plans.
Monument Sign: As indicated during the study session, the existing monument sign
will need to be removed to accommodate the required public right-of--way
improvements. If there is a desire to reconstruct the sign, the Community
Development Director will waive the requirement for a new Sign Permit so long as
the sign is reconstructed in kind and near its current location.
j. Lot Merger: A formal application for a Conditional Use Permit will incorporate all
components of the site's facilities, including the existing playground currently
permitted under a separate Conditional Use Permit. To facilitate this process, the City
will likely require the parcel developed with the playground to be merged into the
main property through alot-line adjustment process.
k. Tree Removal: The preliminary site plan depicts the creation of parking spaces at the
front of the site that would require removal of two existing mature trees. It is unlikely
staff would support the removal of these trees. It is advisable to design the parking
spaces in manner that can accommodate retention of the trees.
1. Utility Connections: New and/or existing utility connections serving the site are
required to be placed underground. The site plan will need to indicate the
undergrounding of all utilities.
70 North Fitst Street • Campbell, CA 95008-1423 • TEL (408) 866-2]40 • Fnx (408) 866-5140 • E-MAIL planning~a~cityoYcampbell.com
PRE2011-02 ~ 1075 W. L__npbell Ave.
P~.4of5
4. Application Submittal: Attachment A of the enclosed Conditional Use Permit application
is a checklist of plan details that need to be included in the project plans. The following is
additional information that must be provided and/or revised:
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. The following documentation will be required as part
of the environmental review.
Acoustical Analysis: An acoustical analysis study will be required based upon the
adjacency of residential development. Please submit an acoustical analysis
prepared by a licensed engineer reviewing the effect of the proposed project on
nearby residences. The analysis shall include recommended measures needed to
limit noise exposure to a less than significant level.
ii. Soils Report: Please submit a soils report prepared by a licensed engineer
specializing in soils mechanics containing foundation and retaining wall design
recommendations to reduce the potential for seismic or other ground-movement
related damage to a less than significant level.
iii. Lighting Plan: Providing a photometric plan prepared by a licensed engineer that
depicts the extent and intensity of indoor and outdoor illumination throughout the
property. The plan shall indicate compliance with the Campbell Lighting Design
Standards (CMC Sec. 21.18.090) and applicable CALGreen standards.
iv. Traffic and Parking. Study: A traffic and parking analysis prepared by a traffic
engineering consultant will be required to determine the potential traffic, parking,
and site circulation impacts of the proposed project. Upon application submittal,
the City will issue a Request for Proposals (RFP). Upon selection of the
consultant, an invoice for the review cost (including the consultant's cost,
contingency, and administrative fee), will be provided.
b. Existing Site Plan: Please provide an existing site plan showing the current
configuration of the project site (i.e., existing permanent buildings, modular
classroom buildings, existing parking lot configurations, etc.).
c. Existing Building. Floor Plan: For any part of the existing buildings that will be
internally modified or repurposed, please provide an existing and proposed floor plan.
d. Landscapin~Plan: As noted, a landscaping plan satisfying State water efficiency
requirements is required. The landscaping plan must also satisfy City landscaping
requirements contained in CMC Ch. 21.26 and Sec. 21.28.080(G). Among these
requirements is a 5-foot perimeter landscaping strip (the site plans show 3-feet),
internal landscaping areas in the amount of 20 sq. ft. per parking space, and parking
lot trees in the amount of one tree per eight parking spaces.
70 North First Street • Campbell, CA 95008-1423 • rEL (408) 866-2140 • FAx (408) 866-~ 140 • E-wiAIL planningC~cityofcampbell.com
PRE2011-02 ~ 1075 W. (,_ ~ipbell Ave. Pg. 5 of 5
Building Renderings: Please ensure that the building rendering submitted with the
application depict the roof screening shown on the elevations and cross sections.
£ Screening Detail: Please include a detail drawing of the rooftop mechanical screening
with the project plans that indicates measurements and materials. Please also provide
manufactures' specification sheets (`'cut sheets") on the anticipated rooftop
mechanical equipment.
g. Lightinc Details: On the site plan and elevation sheets, ensure that all proposed and/or
existing lighting fixtures are depicted. Please also provide manufactures' specification
sheets ("cut sheets") for all lighting fixtures that depict the design of the fixture and
provides technical specifications (i.e., lighting type, watts, lumens, and materials).
h. 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 storanwater controls shall meet the City" s
requirements.
Construction Plan: Please submit a preliminary construction plan that includes a truck
route map showing routing of construction vehicles, a staging plan showing staging
areas on the property, and an anticipated construction schedule.
j. Tree Removal Permit: If the project does include proposed removal of protected trees,
an application for a Tree Removal Permit will be required (enclosed).
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 `cc' list, below.
If you should have any questions regarding these comments, I may be contacted at (408) 866-
2193 or by email at danielf(a~,cit o~mpbell.com .
Si
~~
~-~~~Daniel Fama
Assistant Planner
encl: Department Comment Sheets
Conditional Use Permit Application
Tree Removal Permit Application
ce: Paul Kermoyan, Planning Manager- (408) 866-2141
Bill Bruckart, Building Official - (408) 866-2132
Ed Arango, Associate Engineer - (408) 866-2166
Matthew Jue, 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 • FP.x (408) 866-5140 • E-MAiL planningC cityofcampbell.com