Pre-App - Proposed TH Proj - 2013Community Development Department
May 16, 2013
Brian Zubradt
Core Homes, LLC
470 S. Market Street
San Jose, CA 95113
lae: File I~lo: PRE2013-01
Address: 466, 472, 482, 488, and 500 Sam Cava Lane
Application: Pre-Application
Dear Mr. Zubradt,
Thank you for submittal of a preliminary application proposal fora 13-unit townhome
development located at properties at the above referenced addresses. The purpose of this letter is
to provide staff comment in anticipation of a formal project submittal. 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 14, 2013, the submitted pre-application
materials were reviewed by the Planning Commission. Although the Commission, as a
whole, was generally supportive of the project, each individual Commissioner provided
comments on specific areas of clarification or recommended revision.
2. Development Permit and Fee Requirements: This proposal would require an application
for a Planned Development Permit and a Tentative Subdivision Map. Preparation of an
Initial Study pursuant to the California Environmental Quality Act (CEQA) may also be
required. 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).
Development Permit Fees
® Planned Development Permit: $9,200
o Subdivision Map: $8,695
e Fire Dept. Project Review Fee: $528
® NPDES Permit ("C-3") Review Fee: $650
70 North First Street Campbell, California 95008-1423 TEC 408.866.2140 e,~x 408.871.5140 a•oD 408.866.2790
PRE2013-01 ~ 466-500 S~ ~ _. _ ava Ln.
CEQA Related k'ees
• CEQA -Exemption Determination:
• CEQA -Initial Study:
(if project found not exempt)
• County CEQA Filing Fee (if required):
(Due prior to public hearing)
• Mitigation Monitoring Fee:
(Due prior to building permit issuance)
Pg. 2 of 5
$198
$10,000 deposit (charged at actual time) +
Special Study Costs
$ 2,206.25
$8,000 deposit (charged at actual time)
® Fire Dept. CEQA Review Fee: $461
3. Park in-lieu Fee: As required by the CMC Ch. 20.24, payment of a park in-lieu fee for
this project will be required. The current estimated fee amount is $13,182. This amount
reflects a base fee of $6,885 per unit (for twelve units), less credit given for existing units
based on current densities. Seventy-five percent of this fee will be due at final snap
recordation, with the remaining twenty-five percent due of final occupancy.
4. Proiect Considerations: Based on a review of the preliminary project plans, the following
issues should be considered prior to application submittal:
a. Area Plan Applicability: The project site is located within the boundaries of the South
of Campbell Avenue (SOCA) Plan and is subject to applicable development
(referenced enclosed SOCA Plan). Specifically, the project site is located within "sub-
area 3", which would allow residential, commercial, or mixed-use development.
Although the SOCA Plan allows a variety of uses, the Cormission expressed support
of a residential project at this location. Please note, however, that based on the size of
the project site, the residential density is limited to 12 to 16 units per, gYOSS acre.
Based on this density allowance, the maximum number of residential units is twelve.
b. Architectural Design: While there was not a consensus on design by the Planning
Commission, staff would encourage a more contemporary architecture that
incorporates representative features, forms, and materials of legacy industrial
structures found within the SOCA area. Moreover, it is staff's objective to bring
forward projects that incorporate a high level of architectural detail demonstrative of
the good design expected by the City. In this regard, the level of detail and specificity
provided in the elevation drawings is critical. As such, with application submittal, it
will be necessary to provide project plans that include detailed building elevations and
exhibits depicting architectural details.
c. Inclusionary Housing: This project would be subject to the City's Inclusionary
Housing Ordinance (CMC Sec. 21.24), requiring that 15 percent of the proposed units
be set aside as lower- to moderate-income affordable units. Therefore, the proposed
project must provide two affordable units; one for lower-income households and
another for moderate-income households. You have indicated a desire for the City to
allow consideration of an in-lieu under the provisions of CMC 21.24.040. As the
intent of the Inclusionary Housing Ordinance is to provide on-site below-market-rate
units, staff maintains that such an exception would not be allowable or advisable.
70 North First Street • Campbell, CA 95008-1423 • TEt, (408) 866-2140 • FAx (408) 866-5140 • e-1~tAU.planning@cityofcampbell.com
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d. Public Improvements: Enclosed are preliminary conditions of approval from the
Public Works Department. Among these conditions are the anticipated standards for
future public improvements and dedication of additional right-of--way. 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.
e. 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, and infiltration areas.
f. Noise Study: The City will require preparation of . an acoustical analysis to
.demonstrate conformance with the City's Residential Noise Standards (CMC Sec.
21.16.070.E) for stationary and traffic-related noise sources. The City will take a
deposit and contract for preparation of the study by a qualified professional.
g. Fire Department Access: The enclosed County Fire Department comments pertaining
to site and building, access must be addressed. As such, please contact the Fire
Department to -ensure that the submitted site plan configuration will comply with
these requirements.
5. Application Submittal: The enclosed application checklist indicates the materials required
for project submittal: The following is additional information must be provided: _
a. Environmental Review Documents: ~ The City will review a formal submittal for
eligibility of a Class 32 (In-Fill Development Projects) exemption from the California
Environmental Quality Act (CEQA). As you aware, among the conditions required
for this exemption to be granted is a determination that the project would not result in
any .significant effects relating to traffic, noise, air quality or water quality. Due to the
scale and residential nature of the project, it likely can be assumed that no traffic or
water quality impacts will be incurred. However, an air quality analysis will be
required, and as noted, the City will procure an acoustical analysis.
If the project is determined not to be: exempt, preparation of an Initial Study would be
required to analyze the project's possible environmental impacts. Pursuant to CMC
21.38.OSO.C, the following additional materials, prepared by qualified professionals. to
applicable industry standards, will be required as part of the environmental review. .
^ Environmental Site Assessment Report (Phase 1)~
^ Geotechnical Report
^ Arborist Report/Tree Survey
^ Utility "will-serve" letters following agencies from (1) West Valley
Sanitation District, (2) San Jose Water Company, (3) PG&E
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • Ffv[ (408) 866-5140 ~ E-NfA1L planning@cityofcampbell.com
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b. Site Plan: With the required site plan, please depict buildings and other improvements
on the abutting industrial property in order~to provide context for.the project site.
c. Parking Modification Permit: The number of parking spaces indicated on the
preliminary projects plans will be less than that required for a TOD residential project
(2 spaces per unit + 1/z space per unit guest parking). Staff encourages conformance
with this standard. However, if the project will result in a parking deficiency, an
application for a Parking. Modification Permit will be required. Although a parking
deficit of less than 10% will not require preparation of a parking demand study, a
letter of request substantiating the requested reduction will be necessary:
d. 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. Maintenance
of landscaping areas in private open space areas in conformance with these
regulations will require specific provisions ..and enforcement mechanisms in the
community's CC&Rs.
e. Li ting 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).
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 stormwater controls to be used.
Preliminary sizing and design showing storlnwater controls shall meet the.. City's
requirements.
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. The enclosed
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.
If you should have any questions regarding these comments, I may be contacted at (408).866--
2193 or by email at danielf(a~cityofcampbell.com.
S' cer y,
aniel Fama
Associate Planner
70 North First Street • Campbell, CA 95008-1423 • 'rEL (408) 866-2140 • FAx (408) 866-5140 • E-htAU: planning@cityofcampbell.com
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encl: Application Submittal Requirements
SOCA Plan
Public Works Comment Sheet
Building Division Comment Sheet
Fire Department Comment Sheet
cc: Paul Kermoyan, Community Development Director
Bill Bruckart, Building Official - (408) 866-2132
Ed Arango, Associate Engineer - (408) 866-2166
Doug Harding, Deputy Fire Marshall - (408) 378-4010
William and Elizabeth Perry, 150 Sondra Way, Campbell, CA 95008
Larry Hester, 400 Industrial St., Campbell, CA 95008
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • Fnx (408) 866-5140 • E-MAIL planning@cityofcampbell.com