Pre-App - Study Session - 2009CITY of CAMPBELL
Community Development Department
January 31, 2008
David Banducci
Banducci Associates Architects
2160 Lundy Avenue, #240
San Jose, CA 95131
Re: Pre-application (PRE 2007-18) - 125 S. San Tomas Aquino Rd.
General Plan Amendment •
Dear Mr. Banducci:
Thank you for your submittal of a preliminary application for a General Plan
Amendment and development proposal for 41 apartment units, 4 live-work units and
4,000 square feet of retail on the 2 acre located at the northwest corner of San Tomas
Aquino rd and Bucknall Rd. This development will require approval of a General Plan
Amendment from Neighborhood Commercial to Commercial/Medium Density
Residential (14-27 units per gross acre), a Zone Change from C-1-S to P-D(Planned
development) and approval of a Planned Development Permit.
The City .Council is the only body that may initiate a General Plan Amendment. Your
pre-application (General Plan Authorization) will be scheduled for the City Council's
consideration once a more fully developed conceptual plan is submitted. The requested
amendment needs to be supported by a conceptual development plan that represents a
realistic implementation of the requested General Plan Amendment.
The current conceptual plan is very preliminary and raises the following concerns:
1) The project design presents a series of garage doors along long private driveways.
This view of the development is particularly accentuated from Bucknall Road. Please
investigate enhancements to the driveway entrances to the units or garages or other
design features to minimize this project image,
2) It is recommended that you investigate the use of the San Tomas Aquino Rd.
frontage for the live/work units.
3) Provide covered parking for the residential live/work units?
4) How is the disabled access to the apartment units and live work units
accommodated? •
5) It would be desirable to distribute the visitor parking spaces more evenly about the
site versus concentrating them all in one parking field.
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6) The first parking spaces shall maintain a setback of 25 feet to the street property line.
The current proposal proposes parking too close to the street right-of-way.
7) No elevations were provided so comments regarding architectural style are not
provided. The development is proposed within a well established residential
neighborhood. ~1-he building forms and designs should be compatible with
surrounding residential developments.
Retention of auto related uses: There have been some discussions regarding the.
retention of some existing auto related uses on this site. These uses are currently non-
conforming in that the current zoning of (C-1-S) Neighborhood Commercial does not list
these uses as permitted either by right of via a Conditional Use Permit. The retention of
these uses as a part of the development plan is problematic.
Development of this site with residential uses will result in the need to provide below
market rate units consistent with Campbell's Inclusionary Zoning Ordinance and the
payment of Park Impact Fees.
Your pre-application was distributed to the Building Division, the Public Works
Department and the County Fire Department. Their comments are enclosed. Please
note that all comments are meant to be preliminary.
Please do not hesitate to contact me at (408) 866 2144 or via email at
timh@cityofcampbell.com to schedule a meeting to discuss these comments or provide
additional information regarding the application process.
Sincerely,
Tim J. Haley
Associate Planner
encl: Comments from Building Division, dated 12/19/07
Comments from Public Works, dated 1/30/07
Comments from Fire Department, dated 12/10/07
cc: Dan Brodnik, Kirkorian Enterprises, Inc, 1630 W. Campbell Avenue, Campbell, CA 95008
Jackie C. Young Lind, Acting Community Development Director
Bill Bruckart, Building Official
Ed Arango, Land Development Engineer