Pre-App - 6-unit apts - 2010CITY of CAMPBELL
Community Development Department
January 11, 2011
Robert Hicks, General Manager
Ainsley Plaza, LLC
43 Harrison Ave.
Campbell, CA 95008
Re: File No: PRE2010-OS
Address: 43 Harrison Avenue
Application: Pre-Application (6-unit Apartment Building)
Dear Mr. Hicks,
Thank you for submittal of a preliminary application fora 6-unit apartment building on property
located. at the above referenced address. The preliminary project plans were reviewed by the
Planning Division as well as the Building Division, the Public Works Department, and the
Count}~ 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.
Permit and Fee Requirements: This proposal would require an application for a
Conditional Use Permit with Site & Architectural Review and likely 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
begiruiing of the fiscal year and are due upon application submittal.
• Conditional Use Permit:
• Site & Architectural Review:
• Initial Study (CEQA Review):
• Fire Dept. Review Fee:
• County CEQA Filing Fee:
(Due prior to public hearing)
$3,536
$6,347
$10,000 deposit (charged at actual time)
$ 235
$2,094
2. Post Entitlement Fees: In addition to the above application fees, and building permit fees,
the following fees will be due following approval of the project:
• Mitigation Monitoring Fee:
(Due prior to building permit issuance)
• Park in-lieu Fee:
(Due prior to building permit final)
$8,000 deposit (charged at actual time)
$39,540 ($6,590 per unit x 6)
PRE2010-OS ~ 43 Harrison Ave.
Page 2 of 5
3. ;Development Standards: The project site is located in the Central Business District (C-3)
;zoning District and subject to the development standards listed below. Additionally, the
project site is also subject to the City's Downtown Development Plan which specifies
City policies for development in the Downtown.
Development Feature Central Business District (C-3) Zoning District
Up to 1.25
The Planning Commission or City Council may approve a F.A.R. of up to 1.5
if it makes all of the following findings:
a. The scale and intensity of the development does not create adverse
traffic and parking impacts on the Downtown.
Maximum b. The balance of land uses emphasizes retail and restaurant uses consistent
Floor Area Ratio (FAR) with the goals and objectives of the Redevelopment Agency
Implementation Plan.
c. The design, scale, and context of the project are consistent with the goals
and objectives established in the Downtown Development Plan.
d. A finding of community benefit be established stating how the
development furthers the goals and objectives of the Redevelopment
Agency in the Downtown area that otherwise could not be achieved with
a lesser F.A.R.
Setbacks Required
Front
Side (each)
Non
t
b
i
d b
th
Sit
d A
hit
ct
l R
i
P
it
e, excep
as may
e requ
re
y
e
e an
rc
e
ura
ev
ew
erm
.
Street side
Rear
Maximum Height Limit 45 ft.
4. Enviromnental Review: As indicated above, this project may require an initial study in
compliance with CEQA. An initial study reviews a project proposal for possible
environmental impacts and will be prepared by the Planning Division staff. A formal
application will remain incomplete until completion of the initial study. Supplemental
reports (e.g., historical assessment, acoustical analysis, etc.) and other documents will be
required as part of this process.
5. ;Below Market-Rate Housing: The City's Inclusionary Housing Ordinance requires that
projects with 10 or more units set aside 15% of the units as affordable. Although this
project, as currently presented, has fewer than 10 units, some number of affordable units
nay still be required because the project site lies within the City's Redevelopment Project
.Area. Projects within the Project Area are required to provide affordable housing units
commensurate with the Redevelopment Agency's obligation to ensure that 15% of new
l:~ousing within the Project Area is affordable. The exact number and level of affordability
will be determined by negotiation with the Redevelopment Agency.
PRE2010-O5 - 43 Harrison Ave.
Pg. 3 of 5
6. Project Considerations: Based on a review of the preliminary project plans, staff has
identified the following issues that should be considered prior to application submittal:
a. Site Circulation: The project proposes to allow vehicular access through the Ainsley
Park parking lot and out the adjacent alley. Although staff is not unsupportive of this
circulation pattern it presents several issues that must be addressed:
• When regularly scheduled Downtown events (e.g., Big Bands and BBQ,
Oktoberfest, etc.) are held, as well as during the weekly farmer's market,
Campbell Avenue is blocked to vehicle traffic. This street closure would restrict
inbound access into the apartment building through the Ainsley Park parking lot.
It is not clear from the project plans if the vehicular opening along the alley would
provide egress and ingress, but due to the Campbell Avenue street closures, two-
way vehicular access from the ally would be required.
• Although it will be necessary to allow alley access for egress and ingress, its use
by residents may be problematic should other users of the alley be traveling in the
opposite direction or double park vehicles. Please note that the alley is not an
accepted City right-of--way and no parking or traffic restrictions on its use apply. It
would be the responsibility of the property management to work with. other users
(business owners) to ensure adequate access for residents. This situation would
need to be disclosed to residents of the apartment through the leasing process.
b. Fire Department Access: The enclosed Fire Department comment sheet identifies
several applicable requirements of the California Fire Code. In summary, the Fire
Department has indicated the need for this project to provide suitable vehicular access
for fire apparatuses as well as sufficient ground clearance for ground-latter rescue.
The use of the alley and adjacent parking lot for vehicular access cannot fulfill State
Fire Code access requirements. Further, the placement of the building at the edge of
the alley would restrict ground-latter rescue. Although a residential project may work
on this site, the insufficient site access will create obstacles that will restrict the
current design. However, the Fire Department has indicated that if this project were to
include the adjacent Redevelopment Agency owned parcel, that fire apparatus access
to the site could be accommodated via Civic Center Drive.
c. Interface. with Public Property: Notwithstanding the access issues brought forth by the
Fire Department, city staff has concerns about the interface with the adjacent
Redevelopment Agency property. At a minimum, the City would require some form
of public improvement to this property. The creation of a publicly accessible civic or
recreational space (e.g., park, plaza, etc.) could be viewed as a reasonable public
improvement. Staff would encourage any ideas that you might offer to improve this
parcel.
If you are unable to design a project that satisfies Fire Code requirements, the
incorporation of this parcel into the project site could be considered. This would
PRE2010-OS ~ 43 Harrison ~.~e.
P~. 4 of 5
allow the building to be brought forward to front Civic Center drive, increase the
number of units that could constructed, and provide more flexibility for site
circulation. However, due to traffic safety considerations, the City would not be
supportive of taking vehicular access from Civic Center Drive.
d. Architecture. Staff is supportive of the architectural design of the proposed apartment
building. The building makes good use of brick and wood, complementary to the
Ainsley Packing Company building, while maintaining a contemporary appearance.
Additionally, the building's form and architectural detailing lend the building a strong
presence. With application submittal, it will be necessary to provide project plans that
include detailed building elevations and exhibits depicting architectural details. The
project details should reflect the use of high-quality durable materials appropriate for
an historic downtown setting.
7. :Application Submittal: The following is anon-inclusive listing of items that will be
expected with application submittal:
~~. Residential Density: The density of a residential project is determined by the site's
gross lot size. Gross lot size is the net lot area plus the lot area to the centerline of
adjacent public right(s)-of--way. The project site is adjacent to Ainsley Park, which is
a public right-of--way with a 25-foot centerline. Therefore, with application submittal
please provide a project density utilizing the gross lot size. Please note that the
maximum density for the C-3 Zoning District is 27 units per gross acre.
'~. Site Plan: The project site plan should show all parking space, drive aisle, driveway,
and setback dimensions. Additionally, the site plan should show all right-of--way
improvements (street, sidewalk, curb) and dimensions (including street centerline).
,.. Grading and Draina~: A grading and drainage plan indicating existing and
proposed grades, and showing management of on-site drainage (including square-
footage area of existing and proposed impervious/pervious surfaces) will be required.
d. Landscaping: 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 will be required.
.,. Open Space: Although the C-3 Zoning District does not specify an open space
requirement for residences, it will be necessary to provide a breakdown of private
open space (balconies) and common open space for the project.
E Cal Green Requirements: This project would be subject to the California Green
Building Standards. Any standard(s) that may impact site design must be
implemented with application submittal materials.
70 North First Street • Campbell CA 9008-1423 • TF~ (408) 866 ? 140 • Fay (408) 866-5140 • E-n4glt. planningCciryoYcampbell.com
PRE20 ] 0-OS ~ 43 Harrison ~ . ~e.
P~.SofS
g. Utility Connections: New and/or existing utility connections serving the site or within
the interior of the project site will need to be placed underground. The site plan will
need to indicate the undergrounding of all utilities.
h. Refuse and Rec. c~ ham: Please indicate the storage location of refuse/recycling
receptacles within the building and verify conformance with requirements of the
City's refuse management company, West Valley Collection & Recycling.
Walkway Easement: When the office building on the adjacent property (54 N. Central
Ave.) was approved in 1999, the City required recordation of an easement to allow a
publicly accessibly walkway from Civic Center Drive to the ally. To increase the
usability of this walkway, the City will likely require a similar easement on the project
site and creation of an expanded walkway.
If you should have any questions regarding these comments, 1 may be contacted at (408) 866-
2193 or by email at danielf cr,cityofcampbelLcom .
Since ,
D ~e lama
Assistant Planner
encl: Public Works Comment Sheet, dated 1/4/2011
Building Division Comment Sheet, dated 12/13/2010
Fire Department Comment Sheet, dated 12/10/2010
cc: Kirk Heinrichs, Community Development Director
Paul Kermoyan, Planning Manager
Bill Bruckart, Building Official
Ed Arango, Land Development Engineer
Doug Harding. Fire Department
70 North First Street • Campbell, CA 95008-1423 • TCt. (408) 866-2140 • Fax f.408) 866-5140 • E-main planning~>.cityofcampbell.com