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May 22, 2015
Majid Saneinejad
1223 Walnut Drive
Campbell CA 95008
Re: PRE 2015-006 -Preliminary application for 3-unit Townhome PD
Dear Mr. Saneinejad:
I have reviewed your preliminary application fora 3-unit Townhome Planned Development. The
purpose of this letter is to provide staff comment in anticipation of a-formal project submittal.
Your pre-application was also distributed to the,Building Division, the. Public Works Department
and the County Fire Department. Comments are enclosed. Please note that all comments are
meant to be preliminary, given the limited scope. of your pre-application. Conditions of approval
from each department will be developed at the time a formal application is submitted. Estimated
fees and application requirements are provided at the end of this letter.
General Plan: The subject property has aLow-Medium Density Residential (6-13 units/gross
acre) General Plan Land Use designation.
Planned Development Zoning: The property is currently in the RM ,(multi-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. The P-D zoning district
is intended to provide a degree of flexibility for developments that promote better design and
greater open space in a manner that is consistent with site characteristics. However, the PD
Zoning district is not intended to allow for-more dwelling units than would otherwise be allowed
and must conform to the underlying General Plan land use designation.
Special Project Area: The project is subject to the San Tomas Area Neighborhood Plan (STANP)
land use policies. .
Project Considerations: Based on a review of the preliminary project plans, the following issues
should be considered prior to a formal application submittal:
Site Density: Although the property is currently zoned as "multi-family", it is adjacent to a
single-family home and has been used as asingle-family residence historically. Moreover,
the General Plan designation of the site is low-medium density (6-13 units per gross acre)
and the current proposal is at the higher end of that density range. The San Tomas Area is
unique in terms of its rural character and therefore, the City has an objective of maintaining
the area as low-density residential with larger-than-minimum lot sizes. The development
1223 Walnut Drive
Page 2 of 5
shall be compatible with the surrounding area and incorporate good design. and optimal open
space to minimize privacy impacts, traffic impacts, and noise impacts to the neighborhood.
2. Architectural Design: As no architectural drawings were provided, comments on design
cannot be provided. However, each home's architectural design and materials should be
representative of traditional single-family development, including defined entries, porches,
projecting eaves and overhangs. Each home should have its own design integrity with
appropriate variations in the architecture and exterior materials, while having complimentary
design elements throughout the development. In terms of massing, the site plans suggest
minimal articulation, which may result in excessive massing. Care should be taken to ensure
that the second-stories are stepped back from the first level to minimize the perceived size of
the homes. Please refer to the San Tomas Area Neighborhood Plan (STANP) land use
policies concerning neighborhood compatibility, scale and mass, surface articulation,
building orientation, exterior design variation, grading, and privacy impacts.
3. Site Design: The project will need to comply with the following site standards:
1) Parking Standards: Small-lot single family developments are subject to a parking
standard of 2'/z spaces per unit plus '/2 guest spaces per unit (total 3 spaces per unit).
i. The proposed location of guest parking spaces "1" and " 2" may not allow for
adequate fire department access. The fire department has indicated that the area
along the northerly property line will need to be a dedicated `fire lane'.
ii. Please redesign the site plan to accommodate the fire lane.
iii. Please note that guest spaces cannot be located in a driveway.
2) Garage placement:
i. The garage shall be 25' from the public right-of--way. Only 23'4" is shown.
ii. Please provide turning movement diagrams showing that there is adequate turning
space into the garages of lot 2 and lot 3.
iii. Please note that a 25-foot minimum backup space is required for all parking (open
or enclosed).
3) Front Yard Paving: A minimum of 50% of the required front yard setback area must
remain unpaved. -
4) Open Space: A minimum 750 square feet per dwelling unit is required in addition to the
required front setback. No dimension of less than 10 feet may be counted as open space.
5) New trees: A minimum of one tree per 2,000 square feet of net lot area is required. All
required trees shall be within the net lot area.
6) Building Orientation:
i. The site design and layout of the buildings should maintain the existing character of
the neighborhood, including the single-family home(s) to the south.
ii. To the extent possible, the public street elevation of any unit or building group shall
foster the appearance of single family residential design.
iii. The entry way shall be oriented to the public street, not walled-off or inward
oriented, and the width should be expressed architecturally on the exterior
elevation.
1223 Walnut Drive
Page 3 of 5
4. Development Standards: The project is subject to the San Tomas Area Neighborhood Plan
(STANP) land use policies. Development standards that are not specified in the STANP are
provided in Title 21 of the Campbell Municipal Code (CMC). In the case of conflict between
the STANP and the CMC, the STANP standards shall prevail.
a. Setbacks: Buildings shall be setback 15' from the property line of adjacent parcels and
the public right-of--way, except,that garages or carports shall be 25' from the public right-
of-way.
b. Floor Area Ratio: 45% -Thus, the proposed FAR will need to be reduced.
c. Building Coverage: 40%
d. Hecht: The maximum height for aloes-medium density development shall be 28 feet and
not exceed 2-1 /2 stories.
5. Public Improvements: Enclosed are preliminary comments and conditions of approval from
the Public Works Department. Please review ALL attached comments and coordinate with
Doris Hoi in the Public Works Department (866-2157), to ensure that the submitted plans
and tentative map is consistent with these comments. Public Works recommends that this
development be required to construct City standard curb, gutter and detached sidewalk
consist with the existing development to the north and across the street.
6. Fire Department Access: The enclosed County Fire Department comments pertain to site and
building access requirements (e.g., driveway width). Please contact the Fire Department to
ensure that site plan configuration will comply with these requirements.
7. Utility Districts. Please check with the applicable regulatory agencies (e.g., Santa Clara
Valley Water District) and utility service companies regarding permits and improvement
requirements. Please submit "will-serve "letters from the following utility companies:
(1) West Valley Sanitation District, (2) San Jose Water Company, and (3) PG&E.
8. Homeowners Association: The private access street requires a homeowners association to
maintain it. You will need to provide information on how this requirement will be met.
Development Permit and Fee Requirements: This proposal would require an application for a
Zoning Map Amendment, Tentative Subdivision Map, Planned Development Permit, Site and
Architectural Review, and a Tree Removal Permit. You have been provided a copy of the
relevant application packets. Preparation of an Initial Study pursuant to the California
Environmental Quality Act (CEQA) will also be required. The current review fees are listed
below. Please note that these fees are due upon application submittal (unless otherwise noted).
Development Permit Fees (fees may increase July 1, 2015)
• Planned Development Permit $12,740 (one-to-five acres)
• Zoning Map fee $8,542
• Subdivision Map: $9,047
• Fire Dept. Permit Review Fee: $240
• Fire Dept. Subdivision Review Fee: $169 plus $l0/perLot/Unit/Story
• NPDES Permit ("C-3") Review Fee: $676
• Tree Removal Permit Fee: $162 for first tree plus $53 for each additional tree (protected trees)
1223 Walnut Drive
f~ ,.
CEQA Related Fees
• CEQA -Initial Study:
• County CEQA Filing Fee:
• Mitigation Monitoring Fee:
• Fire Dept. CEQA Review Fee
• Traffic Impact Analysis
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$10,000 deposit (charged at actual time) + Special Study Costs
$2,260 (Due prior to public hearing)
$2,500 deposit (charged at actual time) (Due prior to building permit issuance)
$488
Cost plus 20% Administrative Fee
Park in-lieu Fee: Per the Campbell Municipal Code, payment of a park in-lieu fee for this project
will be required. The fee is $17,447 per unit. Seventy-five percent of this fee will be due at final
map recordation, with the remaining twenty-five percent due at final occupancy.
Formal Application Submittal: Please review the enclosed application checklist regarding
materials required for project submittal. The following is additional information that must be
provided:
1) Environmental Review Documents: Preparation of an Initial Study is required to analyze the
project's possible environmental impacts. Pursuant to CMC 21.38.050, the following
additional materials, prepared by qualified professionals to applicable industry standards,
may 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
^ Wildlife Habitat Survey
^ Utility "will-serve" letters as described above
^ Traffic Impact Analysis
^ Noise Study
2) 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.
3) 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. 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. Incorporating native plant species into the
landscaping plan should be a priority. Provide a Compliance Statement indicating that the
site plan complies with the Campbell Water Efficient Landscaping Guidelines.
I/
1223 Walnut Drive
Page 5 of 5
4) Tree Removal Permit: A permit is needed to remove any tree or multi-trunk tree with at least
one trunk measuring twelve inches or greate"r in diameter (thirty-eight inches or greater in
circumference), measured.four feet above the adjacent grade.
5) Demo Plan In addition to showing all structures and hardscape to be removed, clearly show
the size and species of any trees needed to be removed.
6) Site Plan
a) Trees: Show the size and species of all existing and-proposed trees on the property.
b) Site Adjacencies: Please depict buildings and other improvements on ,the abutting
properties in order to provide context for the project as it relates to the neighborhood.
c) 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
d) 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 text on the site plan: "All new and existing utilities shall be placed
underground with no exception".
7) Landscape Plans - In addition to showing all proposed landscaping. Please show the location,
container size, and species of new trees. New developments are required to provide a
minimum of one tree per 2,000 square-feet of net lot area within the net lot area.
8) Cross-Sections: In order to better understand the project as it relates to the neighborhood and
the existing site and structures, please provide additional cross-sections from multiple angles
showing existing and proposed grade, existing and proposed finished floor elevation, top of
curb, and the grade of adjoining properties.
9) 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).
Please do not hesitate to contact me at (408) 871-5103 or via email at
cindym@cityofcampbell.com to schedule a meeting to discuss these comments or provide
additional information regarding the application process.
Sincerely;
Cindy McCormick, AICP .
Senior Planner
encl: Comments from Building'Division, Public Works, Fire
cc: Aki Snelling, Planning Manager