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Pre-Application - Mixed Use - 2016Via email and LISPS September 30, 2016 Mr. Wong 710 E. McGlincy Lane, Suite 109 Campbell, CA 95008 1Ze: File No: PRE2016-04 Address: 2575 & 2575 S. Winchester Blvd. Application: Pre-Application Dear Mr. Wong, Thank you for submittal of a preliminary application proposal to allow the demolition of two residential single-story homes to construct a mixed use (density bonus) project including 20 residential condominium units (1 to 3 bedrooms) and 1,600 sq. ft. of ground floor speculative retail. 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. Development Permit and Fee Requirements: This proposal would require an application for a Zoning Map Amendment to rezone the property from P-D (Planned Development to C-PD (Condominium Planned Development), a Planned Development Permit for the site configuration and design, and Tentative Subdivision Map. In that the project constitutes more than 10,000 square feet of new construction (among potentially other factors), the project may not be found categorically exempt, and the preparation of an Initial Study pursuant to the California Environmental Quality Act (CEQA) will be required. 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 - FY17 • Planned Development Permit: $13,520 • Lot Merger (through LLA): $1,893 • Fire Dept. Project Review Fee: $265 • NPDES Permit ("C-3") Review Fee: $704 PRE2016-04 ~ 2575 & 2585 S. Winchester Blvd. Architectural Consultant Review • Third Party Consultant Review: CEQA Related Fees • CEQA -Initial Study: • 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 $5,000 deposit (charged at actual time) Pg. 2 of 6 $ ] 0,800 deposit (charged at actual time) + Special Study Costs (e.g. Air Quality, Traffic if req.) $ 2,260.25 (Negative Declaration) Cost Varies -deposit (charged at actual time) $508 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: $146,180 - 20 proposed units x $7,309 (>2l units per gross acre) - $36,302 - 2 existing units x $] 8,151 (< 6 units per gross acre) $ 109,878 -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 a Commercial/Office/High-Density Residential (up to 27 units/gross acre) General Plan Land Use designation. b. Zonin;?: The property is in a P-D (Planned Development) zoning district. c. Proposed Density: The project has an estimated density of 34.7 units per gross acre, whereas the existing residential homes have a combined estimated density of 3.47 units per gross acre. d. Development Standards: Whereas the P-D zoning district does not provide a list of general development standards for guidance, conformance to the development standards identified in the Winchester Boulevard Master Plan is generally recommended in consideration of this project. Abiding by the development standards provided in the Winchester Boulevard Master Plan would serve to offset potential impacts to low-density residential properties which abut the property to the west, and those which are located across the street to the south. As the subject property is relatively rectangular in shape, flat, and lacks any otherwise discernable site constraints, deviations from the Winchester Boulevard Master Plan standards should only be considered when they result in a larger/more functional open space, serve to protect existing trees, and/or result in better site circulation or design compatibility that is sensitive to the surrounding community. 70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • rnx (408) 866-5140 • E-Mnit,planning@cityofcampbell.com PRE2016-04 ,., 2575 & 2585 S. Winchester Blvd. 3 of 6 In review of the project as presented, the height and setback of the project would generally demand a greater setback at the rear of the property than has been provided. The following exhibit for afour-story building has been provided for reference from the Winchester Boulevard Master Plan as follows: ~~~,~ ~~. . .t~~ l=our Story t3uitding , ~' (Areas Y e~rd 3 ©o1y} ,.-'"~ , r,, ; ti+ijt~M -- L~xistur 40' lvtixed-L 1 4'V'inch, ._ r Itesideotiat 14iniatiuctt Setback Building Llouleu ~l~ Whereas the project appears to achieve the maximum allowable height (55-feet), the 2:1 height to setback ratio has not been achieved. It is recommended to review these development standards and propose a project which would comply -even if it would result in the loss of stories, units or floor area. The project at 2295 & 2305 S. Winchester Boulevard, which is now under construction, while a deeper lot may be considered as a case study, as it also bordered residential uses to the rear and received a fair degree of community opposition despite having a lower building height, and greater rear setback than the project as proposed. Further, it is strongly recommended to increase the amount of open space provided for the project, and consider ways of using this increased open space area to provide a buffer between the project and abutting properties while also providing a functional use to the project. Note: A west and north elevation had not been provided at the time of review; these elevations will be critical to the project success as the primary interface with offsite uses. The location, size, and placement of windows should be considered, and a great deal of opportunity to use the open space serving as a buffer along the west property line appears to have been lost. e. Architectural Design: The project will require design review by the City's Architectural Consultant. Generally features which help to minimize the mass, height, and bulk of the building will be preferred. It is recommended to consider providing a written narrative explaining the choices that went into the project architecture and site design for consideration. It is recommended to engage the consultant early in the design review/application review process. f. 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 three affordable units. Please provide a preliminary proposal on 70 North First Street • Campbell, CA 95008-1423 • Tet, (408) 866-2140 • FAx (408) 866-5140 • E-t~tAn,planning@cityofcampbell.com PRE2016-04 ~ 2575 & 2585 S. Winchester Blvd. 4of6 the low and moderate income units you will be providing to meet the requirement this requirement. Be advised that the ratio and type of affordable units should reflect the ratio of types found in the overall project, and be reasonably dispersed throughout the project (not clustered together). This would include bedroom count and overall size. In order to eliminate any potential confusion regarding the types and numbers of affordable units associated with this project, it is staffls desire to specify through the project conditions of approval the exact number of units and type to be provided at each level of affordability rather than defer this decision post entitlement. This approach would clearly specify the housing production obligation early in the process in order to establish the BMR obligation and to best assist the developer when calculating the project's economic feasibility. g. 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 tentative map includes accut•ate depictions of these improvements. h. Stonnwater 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. i. 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. • Noise from stationary sources. New residential development shall conform to a stationary source noise exposure standard of 65 dBA for exterior noise levels and 45 dBA for interior noise levels. • Traffic-related noise. New residential development shall conform to atraffic-related noise exposure standard of 60 dBA CNEL for outdoor noise in noise-sensitive outdoor activity areas and 45 dBA CNEL for indoor noise. As the project site is located within the vicinity of two noise contour areas (Winchester Blvd. & Camden Avenue) identified in the General Plan (reference Pg. CNR-9 -Figure CNR-2) as having noise-related conditions in excess of 60 dBA CNEL, the residential units could be exposed to noise in excess of local standards. Please be advised the project will likely need to incorporate sound mitigation by design, and identify how the outdoor/open space areas will also achieve compliance with the City Standards. j. Fire Department Access: The enclosed County Fire Department comments pertaining to site and building access must be addressed. As such, please contact the Fire 70 North First Street • Campbell, CA 95008-1423 • Ts~ (408) 866-2140 • rnx (408) 866-5140 • E-MAn, planning cr cityofcampbell.com PRE2016-04 ~ 2575 & 2585 S. Winchester Blvd. 5 of 6 Department to ensure that the submitted site plan configuration will comply with these requirements. k. Miscellaneous Items: Please consider overhead utility poles and access, gas/electric/water metering, mailbox access/locations, bicycle storage, ev charging, green building principles, trash pickup/hauling, loading/unloading areas (for residential and commercial delivery/moving trucks, backflow preventers as integral components of the project as they are often overlooked and result in significant impacts to the project layout and site design. , 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 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 and Phase 2) ^ Flood Zone Analysis ^ Geotechnical Report ^ Arborist Report/Tree Survey (if any trees are present) ^ Utility "will-serve" letters following agencies from (1) West Valley Sanitation District, (2) San Jose Water Company, (3) PG&E ^ Traffic Impact Analysis ^ Noise Study (the project is in a noise contour zone) 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. c. Cross-Section: In order to better understand the existing and proposed grade differences, please provide additional cross-sections from multiple angles. d. Parkin: As a density bonus project the project parking standards would be based on the not yet codified Ordinance No. 2206 (attached). Generally, these standards reduce off-street parking for the residential project to one space for studio and one bedroom units, two spaces for two to three-bedroom units, and two and one-half parking spaces for four or more bedroom units. Please be advised if the project provides at least 11 very low income, or 20% lower income units, is located within one-half mile of a major transit stop, and has unobstructed access to the major transit stop, it may further qualify for an even greater reduction in onsite parking space requirements to .5 per bedroom. These standards may be found on Page 13 of the attached document. e. Landscaping; Water Efficienc~quirements: The project will require submittal of a landscaping plan prepared by a licensed landscape architect, in compliance with 70 North First Street • Campbell, CA 95008-1423 • Te[. (408) 866-2140 • Fnx (408) 866-5140 • E-MAIL planning@cityofcampbell.com PRE2016-04 ~ 2575 & 2585 S. Winchester Blvd. P~. 6 of 6 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. It is strongly recommended incorporating native plant species into landscaping plan where possible. Additionally, the retention of existing native plants should be a priority. f. 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. Grading and Draina~: 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 include a combination of pre-entitlement requirements, 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(a~cit. o~pbell.com. Sincerely, ------.. -_.. ~~ Stephen Rose Associate Planner encl: Public Works Comment Sheet Fire Department Comment Sheet Building Department Comment Sheet Ordinance No. 2206 cc: Paul Kermoyan, Planning Manager 70 North First Street • Campbell, CA 95008-1423 • Tet, (408) 866-2140 • FAx (408) 866-5140 • e-mn~~ planning@cityofcampbell.com