Pre-Application - PD - 2007Community Development Department
March 26, 2007
Attn: James Fulton
ARC TEC
2960 E. Northern Avenue #C,
Phoenix, AZ 98028
Re: PRE 2007-02 -Preliminary Application Comments
2291 & 2305 S. Winchester Blvd.
Dear Mr. Fulton:
Thank you for your submittal of a preliminary application proposal for anew
commercial/retail building, which would be located at 2295 - 2305 S. Winchester
Boulevard. The Planning Division. completed. the review of your pre-application and i-las
the following comments regarding your proposal:
Zonin :The subject property is zoned PD (Planned Development) and is designated as
Central Commercial on the City's General Plan Land Use Map. Uses appropriate in the
Central Commercial areas include shopping, services, entertainment and upper floor
residential uses. The prescribed building form in this designation edges the street and
should include retail on the ground floor, with either office or residential uses on the
second and. third floors. The proposed new construction in this zonizzg district is subject
to approval of a Planned Development Permit.
Pursuant to CMC Section 21.12.030, a Planned Development Permit is reviewed by the
Plas~u~ing Co~.~r:~issicn at a public hearing and their recemmendatior, is for.var~ed tC the
City Council. The City Council takes final action on a Planned Development Permit at a
public hearing. The processing time for such an application is 90-120 days.
Site Plan: The following information should be indicated on the site plan:
a. Please prepare a "Project Data Table" that includes the lot size (less any street
dedication), building size, lot coverage calculation, landscaping calculation and
parking data.
b. All lot dimensions. The lot dimension less any street right-of-way needs to be
clearly indicated.
2295 c7 2305 S. Winche5~er Blvd.
Page2of4
c. Please show the distance from the centerline of the adjacent street to the property
lines.
d. Provide location and uses of buildings on adjacent properties. Describe the
height, setbacks and type of structures on adjacent properties.
e. All existing trees on the site should be indicated on the plans and should specify
the location, type, size and whether such tree is proposed to be removed or
preserved.
f. Any proposed or existing fencing needs to be shown. The height, materials and
location should be listed.
g. Show location of any proposed utilities (e.g., sprinkler riser, transformer, etc.).
h. If a restaurant use is contemplated, make provisions for an outdoor seating area.
Elevations:
a. No elevations were submitted. The General Plan encourages high quality
building designs that are architecturally attractive and are compatible with or
enhance the surrounding.
Floor Plan:
a. No floor plans were submitted. Are store front entrances proposed on both the
east and west elevations?
Building Cross Section:
a. No Building Cross Section was submitted.
Streetscape: The Winchester Boulevard frontage of this property is shown as an image
street in the Streetscape Plan of the Community. This plan requires 10 foot wide
sidewalk with tree wells adjacent to the curb. Tree wells shall be 4 feet by 5 feet.
Parkin: The Zoning Ordinance requires the provision of 1 parking space for each 200
square feet of building area for retail and 1:225 for office spaces. Tl~e proposed building
is 9,200 square feet of retail use and 15,810 square feet of office use therefore requiring
116 parking spaces and a two Level subterranean garage. The proposed project
illustrates 117 parking spaces.
It is recommended that a mixed use with residential units on upper floors and ground
floor retail be investigated. These uses could share the provided parking facilities and
reduce the size of the garage.
Utility Connection: All new commercial developments shall be required to
underground all overhead utility lines along the project's public street frontages, unless
otherwise approved by the City Council (reference Section 21.18.140.A).
2295 £~ 2305 S. Winolie5rer Slvd. Page 3 of 4
Architectural Scale: The proposed project needs to be sensitive to the scale of
predominant single-story residences to the west and the smaller commercial buildings
along Winchester Blvd. The current 5 foot setback along the north and south property
lines is not considered adequate for a three story building.
• The General Plan encourages high quality building designs that are
architecturally attractive and are compatible with or enhance the surrounding
development. The General Plan recognizes this part of Winchester Boulevard as
an extension of Campbell Avenue, the heart of Campbell's Downtown. This
project should reflect the quality of new Downtown redevelopment.
• Pedestrian storefronts and outdoor seating areas along Winchester Blvd_ would
be encouraged.
• Detailed window designs would be recommended to provide architectural
interest.
• Locate the trash enclosure. The trash enclosure shall be designed to match the
building and shall be screened with landscaping.
Landscaping: Please provide a Landscaping Plan. The plan should include a minimum
5-foot planter strip along abutting property lines.
Potential Noise: In order to minimize impacts on the adjacent residential properties to
the west please provide a 6 foot high masonry wall that steps down towards the project
entrance.
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. Conditions of approval from each
department will be developed at the time a formal application is submitted.
Please do not hesitate to contact me at (4~f~) Sh6-2144 or via email at
timhCcityofcampbell.com to schedule a meeting to discuss these comments or provide
additional information regarding the application process.
Sincerel~~
~`"
Tim J. Haley
Associate Planner
??CIS cs 2305 S. Winche5~e~ Blvd. Page 4 of 4
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Streetscape Policy
Comments from Building Division, Public Works and Fire Department
cc: Lexmar Development, 41 Main Street, Los Gatos, CA 95030
Jackie Young Lind, ACDD
Bill Bruckart, Building Official
Fred Amadkani, Santa Clara County Fire Department
Ed Arango, Land Development Engineer