Loading...
Pre-Application - Townhome Project - 2015Community ®evelopment Department August 6, 2015 Mike Payday 299 Redding Road Campbell, CA 95008 112e: File hio: PRE2015-08 Address: 180 Redding Road Applicattion: Pre-Application Dear,Mr. Payday, Via e-mail and LISPS Thank you for your submittal of a preliminary application proposal to allow the demolition of an existing residence with an attached garage to construct five two-story townhomes. The purpose of this letter is to provide staff comments 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. Development Permit and Fee Requirements: This proposal would require, at a minimum, an application for a done Change, a Planned Development Permit and a Tentative Subdivision Map. Additional permits required may include a Tree Removal Permit, Parking Modification Permit, dependent on the design of your specific project. Application forms for these permits can be found online as follows: http://www.cityofcampbell.corn./1.66/zoning-and-Land-Use. Preparation of an Initial Study pursuant to the California Environmental Quality Act (CEQA) will also be required (for five developable lots and a sixth common lot). If the application is reduced to four- units, instead of five, the development may be found Categorically Exempt under CEQA, and may only require a Parcel Map (instead of a Subdivision Map). Assuming afive-unit subdivision, the current review fees are listed below. Please note that these fees are subject to change at the beginning of each fiscal year (July 1) and are due upon application submittal (unless otherwise noted). Development Permit Fees • Zone Change: • Planned Development Permit: ~ Su'odivisioii I'v1ap: • Fire Dept. Project Review Fee: • NPDES Permit ("C-3") Review Fee CEQA Related Fees • CEQA -Initial Study: $8,713 $13,790 $9,GG 7 $255 $690 $10,000 deposit (charged at actual time) + PRE2015-08 ,., 180 Redd Koad • County CEQA Filing Fee (if required): (Due prior to public hearing) • Mitigation Monitoring Fee: (Due prior to building permit issuance) • Fire Dept. CEQA Review Fee: • Traffic Impact Analysis 2 of 6 Special Study Costs Cost Based on Environmental Determination $8,000 deposit (charged at actual time if required) $488 Cost plus 20% Administrative Fee 2. 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 fees owed are calculated as follows: $50,925 -Cost of five (5) proposed units x $10,185 (6 to < 13 units per gross acre) - $17 447 -Credit for one (1) existing units x $17 105 (<6 units per gross acre) $33,478 -Estimated Park In-Lieu fees Owed Seventy-five percent of this fee will be due at final map recordation, with the remaining twenty-five percent due of final occupancy. 3. Project Considerations: Based on a review of the preliminary project plans, the following issues should be considered prior to application submittal: a. General Plan: The subject property has aLow-Medium Density Residential (6-13 units/gross acre) General Plan Land Use designation. b. Zonin :The property is in an R-M (Multiple-Family Residential) zoning district. The project requires a zone change to "Planned Development:" because the. subdivision creates lots which do not have frontage on the public street. c. Lot Size: The property is estimated to have a 17,262 gross lot size and 15,462 net lot size. d. Proposed Densi~: The project has an estimated density of 12.62 units per gross acre, whereas the existing single family residence has an estimated density of 2.52 units per gross acre. e. Development Standards: Whereas the P-D zoning district does not provide a list of general development standards for guidance, the R-M (Multi-family Residential) zoning district anticipates a comparable density range (6=13 units/gross acre) is generally recommended to be considered in the development of a new project. The P- Dzoning district is intended to provide a degree of flexibility that is not available in other zoning districts so as to allow developments that are more consistent with site characteristics, provided that the intent of that flexibility is to not allow more residential than would normally be allowed by other residential zoning districts that are deemed consistent with the General Plan. As the subject property is rectangular in shape, relatively flat, and lacks any otherwise discernable site constraints, deviations from the R-M development standards should 70 North First Street • Campbell, CA 9008-1423 ° TEL (408) 866-2140 • Fnx (408) 866-5140 • E-MAIL planning a,cityofcampbell.com PRE2015-08 ~ 180 Reddi. Zoad Pg. 3 of 6 be considered to create larger/more functional open space between units, protect existing trees, and/or result in better site circulation or design compatibility with the surrounding community. £ Architectural Design: As an elevation had not been provided with the submittal, the following comments are in anticipation of the preparation of building elevations: i. Staff would recommend that the project employ a mixture of different architectural styles and forms that better integrates the project into the built environment. This may be done through the incorporation of representative features, colors, forms, and materials of structures found within the project area. To demonstrate how this has been achieved, it is recommended to provide a few representative photos showing which features are complementary to nearby buildings and an area plan indicating at which properties the photos were taken. ii. Consider providing several different, but complementary architectural styles, throughout the project. iii. Consider offsetting building walls, massing, and features from one another to break-up long continuous wall planes. Consider how each building wall could be better articulated to provide enhanced visual interest. iv. Consider the placement and size of windows, and the resulting privacy impacts. g. Site Design: The following site design recommendations are in response to the project plans as presented. When trying to incorporate these comments into a revised site design, consider how the project could result in a better provision of open space and site design: i. Maintain protected tree species onsite (Redwood, Oak, Cedar & Ash). It is unclear from the project plans if any protected tree species occur on the property. Please note that a minor reduction of the potential number of residential units or building size due to the tree location does not represent a sever limit of the economic enjoyment of the property (CMC 21.32.080.5.). For any protected tree considered for removal, please indicate which of the required findings are proposed to be satisfied with a supporting statement from a licensed arborist. ii. Consider orienting the unit along Redding Avenue towards the street, such that their front entry creates a more pedestrian friendly and welcoming streetscape. iii. Consider connecting the front entry way of the unit along Redding Avenue with walkway paths to the sidewalk. iv. Consider increasing the yard space to provide larger open space areas to create a more functional yard area. The design as presented creates two "yard areas", on separate sides of the units, for Unit 2, 3 & 5, which would be more functional as a single larger area. v. Consider the placement of trash, mail, air conditioning units as part the site design. A mailbox will likely be required in front of Unit 1 based on post-office requirements, based on the proposed design. vi. Consider off-setting (staggering) units to break-up long continuous wall planes. Combining this effort with varying height, architectural design, and massing (see architectural comments) can result in even better outcomes. 70 North First Street ° Campbell, CA 95008-1423 • TES (408) 866-2140 • FAx (408) 866-5140 • e-NtAIL planning u,cityofcampbell.com PRE2015-08...180 Redd~h_ '~Zoad ` Ps7.4 of 6 vii. Consider how the building (or landscaping features closest to the entry) could better serve to better define the property entrance. viii. Please offset the driveway/parking along the side property lines to provide. a 5' (minimum) separation for buffer/landscaping and to serve as an area to capture water/runoff. The design of the driveway apron should also not "overhang" into the right-of--way in front of the adjoining property. h. Circulation: i. The on-site driveways are only 20. to 24 feet wide. The. City's standard for 90 degree parking is a 25-foot aisle to allow for sufficient backup/clearance distance. ii. Please consider a design which results in the least amount. of maneuvers to safety enter/exit each parking space on site, while assuming every space is full. i. It is recommended that landscaping be provided to break up the long row of guest and resident parking spaces'. iii. Please see Fire Department Comments (attached). i. Public Improvements: Enclosed are preliminary conditions of approval from the Public Works Department. Please coordinate with Roger Storz in the Public Works Department (866-2190), to ensure that the submitted plans includes accurate depictions of these improvements: j. Homeowners Association: The private access street requires a homeowners association to maintain it. Please provide information on how this requirement will be met. k. 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. 1. 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. m. 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. 4. 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: As the project has been determined not to be exempt, preparation of an .Initial Study would be required to analyze the. project's 70 North First Street • Campbell, CA 95008-1423 • Tee (408) 866-2140 • FAx (408) 866-5 (40 • E-tvin~L planning~cityofcampbell.com PRE2015-08 ~ 180 Reddi°P.. >.oad Pg. 5 of 6 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. ^ En~ironmerital Site Assessment Report (Phase 1 and Phase 2) ^ Flood Zone Analysis ^ Geotechnical Report ^ Arborist Report/Tree Survey ^ Wildlife Habitat Survey ^Utility "will-serve" letters following agencies from (1) West Valley Sanitation District, (2) San Jose Water Company, (3) FG&E ^ Traffic Impact Analysis ^ Noise Study b. Site Plan: With the required site plan, please depict buildings and other improvements on the abutting properties in order to provide context for the project site. Please also include the following: i. Street Centerline: Show the correct distance from the street centerline to the property line, -dimensions of sidewalk and other relevant information in the public right of way. ii. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the Campbell Municipal Code for any new or remodeled buildings or additions. Provide a statement in bold one inch text on the site plan and all electrical plans: "All new and existing utilities shall be placed underground with no exception." c. Cross-Section: Iri order to better understand the existing and proposed grade differences,.please provide additional cross-sections from multiple angles. d. Parkin :The project would be required to provide 2'/z covered spaces for each unit, plus t/z space designated guest parking for each unit. As such, the project would be required to provide a total of 12'/z covered parking spaces and 2'/z uncovered parking spaces for a total of 15 parking spaces. The design as presented, with uncovered . parking in lieu of required covered parking would require a Parking Modification. Permit. As the design does not result in a deficiency in the number of required parking spaces, but rather a different allocation, staff would be supportive of the ~~ request based on the single-family residential character of~the development. e. Landscapin; Water Efficiency Requirements: The project will require submittal of a landscaping plan prepared by a licensed landscape architect, in compliance with Chapter 2.i, 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 70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • Fax (408) 866-5140 • E-MaiLplanning~cityofcampbell.com PRE2015-08 ~ 180 Redds_ _ %Zoad P~. 6 of 6 regulations will require specific provisions and enforcement mechanisms in the community's CC~Rs. It is strongly recommended incorporating native plant species into landscaping plan where possible. Additionally, the retention of existing native plants should be a priority. £ 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). g. Gradin>; 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 stormwater 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. If you should have any questions regarding these comments, I may be contacted at (408) 866- 2142 or by email at StephenR(~cityofcampbell.com. Sincerely., _,,.,.. ~"°-~ ~ ~ ~'~ ~ ~`y ~~ ,,~ - -. _.~ _.p_...-~°. Stephen Rose Associate Planner encl: Public Works Comment Sheet Fire Department Comment Sheet Building Department Comment Sheet cc: Paul Kermoyan; Community Development Director 70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAx (408) 366-~ 140 • E-MAIL planning a,cityofcampbell.com