Pre-App - Mod & Extension of PD - 2011Community Development Department
October 11, 2011
Sean Murphy
Bay West Development
2 Henry Adams Street,'#450
San Francisco, CA 94103
Re: File No: PRE2011-OS
Address: 1677 S. Bascom Avenue
Application: Pre-Application
Dear Mr. Murphy,
Thank you for your August 29, 2011 submittal of a preliminary application proposal fora 168-
unit irtixed=use apartment development on property located at the above referenced property. The
purpose of this letter is to provide. staff comment on the' pre-application materials and the next
steps should you decided to submit a formal application. Please note that this review letter is
limited to the proposed development 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 Zoning
Map Amendment, a Planned Development Permit, and preparation of an initial study
pursuant to the California Enviromnental 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).
• Zoning Map Amendment:
• Planned Development Permit:
• Tree Removal Permit (35 Trees):
• Initial Study (CEQA Review):
^ Traffic Analysis and CMP:
^ Airborne Pollutants Analysis:
$8,050
$12,740
$1,853
$10,000 deposit (charged at actual time)
Cost to be Determined
Cost to be Determined
• Fire Dept. Review Fee:
• County CEQA Filing Fee:
(Due prior to public hearing)
$701
$2,094
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PRE2011-OS ~ 1677 S. ~~,_-.mom Avenue
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2. Post Entitlement Fees: In addition to the above application fees, public works fees,
building permit fees, and outside agency fees, the following planning post-entitle>nent
fees would become due upon approval of the project:
• Mitigation Monitoring Fee:
(Due prior to building perniit issuance)
• Parlc in-lieu Fee:
(75% due at Final Map recordation and
25% at Final Occupancy)
Cost to be Determined*
~~ ~°® y,~
.$1~,1 ~+ 0 ($ / 0 perunitx 168)
* To ensure compliance with required mitigation measures, the Cotrtmunity 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 proposal, the following
issues should be considered prior to application submittal:
a. Architectural Considerations: Staff has encouraged revisiting the design of the
development to better integrate the co>n>nercial component and residential
components. Additionally, the Plamling Cointnission at the October 11, 2011 Study
Session will provide input on possible design considerations prior to formal submittal.
b. Open Space: The PD (Planned Development) zone district has no specific open space
requirement for residential development. The open space requirement for rental units
within standards zone districts is 300 square feet per unit. This would equate to
50,400 square feet of open space, with all or some consolidated in one place. The
proposal shows a reduction of at least 4,100 square feet of conunon area due to the
conversion of the community room (amenity) to apartment units. Staff is concerned
regarding the loss of this amenity. Please address staff's concerns prior to formal
submittal.
c. Public Improvements: Enclosed are preliminary conditions of approval and other
requirements from the Public Works Department. These requirements include, but are
not limited to land dedication, granting of sidewalk easements, removal of all existing
sidewalk, curb, and gutter along both street frontages; installation of City standard
sidewalk, curb, and gutter; installation of City street trees and landscaping irrigation
system; installation of traffic controls, stripes, and signs, relocation of existing off-site
utilities boxes, covers, poles from the sidewalk area, and undergrounding of existing
overhead utility lines that cross the property (as required by CMC Sec. 21.18.140.A).
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.
d. Water District: Within the Santa Clara Valley Water District comments enclosed, the
westerly property line, as shown on Sheet A2, appears incorrect. Please revise prior to
formal submittal to ensure that the property line is accurately depicted.
70 North First Street • Campbell, CA 95008-1423 • Tet, (408) 866-2140 • FAx (408) 866-5140 • E-malt, planning@cityofcampbell.corn
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PRE2011-OS ~ 1677 S. ~,____~om Avenue
Pg. 3 of 4
4. Application Submittal: Attachment A of the enclosed Planned Development Permit
application packet is a checklist of plan details that need to be included in the project
plans. The following is additional info>->,nation that must be provided and/or revised:
a. Environnmental Review Documents: The proposed project will be subject to
envirommental 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:
Traffic: Although the previously approved project triggered a traffic impact
analysis, VTA has notified the City that a full Congestion Management Program
Traffic Analysis will be required for the increased number of living units. Upon
formal application submittal, the City will issue a Request for Proposals (RFP).
Once a consultant is selected, an invoice for the review cost (including the
consultant's cost, contingency, and administrative fee), will be provided.
ii. Air uality Anal: Based on the Bay Area Air Quality Management District
current thresholds of significance regarding the siting of residential units adjacent
to major transit corridors, a site specific air quality analysis will be required to
determine whether or not the project exceeds the thresholds of significance, and if
so, the types of mitigation measures that could be required. Upon formal
application submittal, the City will issue a Request for Proposals (RFP). Once a
consultant is selected, an invoice for the review cost (including the consultant's
cost, contingency, and administrative fee); will be provided.
iii. Lighting Plan: Please provide 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.
b. Landscaping Water Efficiency Requirements: The project will 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 and with the City's Landscaping Requirements
(CMC Sec. 21.26.030). The landscaping plan shall indicate that all proposed plantings
will be consistent with the required water usage allowance for the site.
c. Lighting Details: On the site plan and elevation sheets, ensure that all proposed
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).
d. Density Bonus Ordinance: As the proposal show a desire to obtain a density bonus to
allow a development at 35% above the lnaximuin density pursuant to the City's
General Plan. With a density bonus, however, a specific percentage of affordable
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAx (408) 866-5140 • E-MAIL planning@cityofcampbell.com
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PRE2011-OS ~ 1677 S. E~.._~m Avenue
Pg. 4 of 4
units must be provided regardless of the housing type. For the proposed 168
apartment units, the density bonus ordinance would require at least 14 of the units be
restricted for very-low income residents, or at least 25 of the units would need to be
restricted for low-income residents, or at least 50 units would need to be restricted for
moderate income residents. At formal submittal, please document what level of
affordability you will be providing to satisfy the density bonus regulation.
e. Site Plan: With the required site plan, please provide building footprints and other site
improvements on the abutting residential and commercial properties in order to
provide context for the project site.
f. 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 stonnwater controls to be used, in
compliance with City requirements indicated by the enclosed Public Works comment
sheet.
In addition to the Pla>uiing Division, the preliminary project plans were reviewed by the Building
Division, the Public Works Department, County Fire Department, Valley Transportation
Authority, and Santa Clara Valley Water District. Previously provided comments from these
departments are enclosed. These comments are in the form of anticipated conditions of approval
and post-entitle>nent requirements. Also enclosed are the application packets for the required
applications for this project.
If you should have any questions regarding these comments, I may be contacted at (408) 866-
2142 or by email at steve~a cityofcampbell.coin.
Sincerely,
Steve P sser
Associate Planner
encl: Planned Development Permit Application
Zoning Change Application
Tree Removal Permit Application
Public Works Comment Sheet
Building Division Comment Sheet
Fire Department Comment Sheet
VTA Comment Letter
SCVWD Comment Letter
cc: Paul Kermoyan, Planning Manager
Bill Bruckart, Building Official
Ed Arango, Associate Engineer
Matthew Jue, Traffic Engineer
Doug Harding, Deputy Fire Marshall
Bascom Financial CA, LLC. P.O. Box 2400, Saratoga, CA 95070
70 North First Street • Campbell, CA 95008-1423 • TeL (408) 866-2140 • FAx (408) 866-5140 • E-tvtAlL plam~ing@cityofcampbell.com