Pre-Application - Four Units - 2016",
CITY of CAMPBELL
Community Development Department
via electronic mail
October 7, 2016
Gordana Paylovic
Gordana, LLC
602 Hawthorne Ave.
Palo Alto, CA 94301
Re: File No: PRE2016-05
Address: 1323 Elam Ave.
Application: Preliminary Application
Dear Applicant:
Thank you for submittal of a preliminary application for a small -lot single-family planned
development project on property located at the above referenced address. This letter provides
feedback on the preliminary proposal, but is limited to the overall project design concept and
should not be construed as a substitute for formal project review.
1. Development Permit and Fee Requirements: This proposal would require an application
for a Zoning Map Amendment (to rezone to Planned Development), Planned
Development Permit, and Tentative Parcel Map. The current review fees are listed below
(fees are subject to change at the beginning of each fiscal year, July 1). A fee credit of
50% of the preliminary application cost will be provided.
Development Permit Fees
• Zoning Map Amendment:
• Planned Development Permit:
• Tentative Parcel Map:
• Fire Dept. Project Review Fee:
• NPDES Permit ("C-3") Review Fee:
CEQA Related Fees
• CEQA - Initial Study:
• County CEQA Filing Fee (if required):
(Due prior to public hearing)
• Mitigation Monitoring Fee:
$8,887
$9,958
$9,412
$265 (P-D Permit) + $180 (Parcel Map)
$704
$10,000 deposit (charged at actual time)
$ 2,260 (Mitigated Negative Declaration)
$2,500 deposit (charged at actual time)
PRE2016-05 — 1323 Elam Ave. Pg. 2 of 4
(Due prior to building permit issuance)
• Fire Dept. CEQA Review Fee: $479
Park Impact Fee (CIVIC § 20.24)
• Park Impact Fee (6 to 13 units/acre): $42,380 ($10,595 x 3)
Existing Unit Credit (>6 units/acre): - $17.796
$24,584 (Estimated Total)
2. San Tomas Area Neighborhood Plan: Development of a planned development project is
subject to the San Tomas Area Neighborhood Plan (STANP). Specifically, section 'M',
Low Medium Density Projects (Pg. 18), restated below, governs this type of project. A
formal project submittal should very carefully address these design requirements (please
note that the preliminary plans do not provide the required 15-foot setback along the
westerly property line).
1. Low -Medium density developments in PD zones shall be compatible with the
existing neighborhood. To integrate new projects with the neighborhood, low -
medium density developments should conform to the following criteria:
a. To the extent possible, the public street elevation of any unit or building
group shall foster the appearance of single family residential design.
The width of the individual units should be expressed architecturally on
the exterior elevation.
b. Building design shall contain traditional single family architectural
elements. These elements may include, but are not limited to, defined
entries, porches, projecting eaves and overhangs. The intent of this
criteria is to provide a single-family residential scale and help reduce
building mass.
c. The entry way of units adjacent to a public street shall be oriented to the
public street and should not be walled -off or inward oriented. The backs
of units and privacy fences should not face public streets.
d. The appearance of attached garages shall be minimized by
incorporating the measures listed below, or other similar measures as
approved by the Community Development Director:
(1) Limit garage doors to no more than 50% of the linear front
elevation of a unit or building group, with the remainder of the
elevation devoted to living area or porch.
(2) Garages which exceed 50% of the front elevation shall either:
• Provide an entry porch with a porch roof or trellis
extending in front of the face of the garage.
• Recess the garage from the front wall of the house a
minimum of five feet.
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAx (408) 866-5140 • E-MAIL planning@cityofcampbell.com
PRE2016-05 — 1323 Elam Ave.
Pg. 3 of 4
2. The maximum height for a low -medium density development shall be 28 feet and
not exceed 2-1/2 stories.
3. Buildings shall be setback 15-feet from the property line of adjacent parcels and
the public right- of -way, except that garages or carports shall be 25' from any
public right-of-way.
3. Project Considerations: In addition to the above, the following issues should be
considered:
a. Lot Area: As part of this project, the City will require the right-of-way (Elam Avenue)
to dedicated in fee, which will reduce the property's lot size. Please ensure that all
area calculations are taken from the "net lot" area, exclusive of the right-of-way.
However, "gross lot" area, inclusive of the right-of-way, should be used to calculate
project density (units/gr. lot size)
b. Open Space: Each unit should include 300 square -foot of open space with minimum
dimensions of 10-feet (length and width).
c. Common Driveway Setback: The 20-foot-driveway along the easterly property line
should be shifted over to provide a 5-foot setback improved with landscaping.
d. Interior Setbacks: The parking stalls between the buildings appear to be within the
common parcel, which means that the adjoining residences would be located on
property line (zero setback). This should be revised such that interior setbacks are at
least 5-feet.
e. Parking: The project appears to provide the required number of parking spaces (3 per
unit). However, stall #4 should be oriented perpendicular as with stalls 1-3 to ensure
adequate functionality.
4. Departmental Review: In addition to the Planning Division, the preliminary projects plans
were reviewed by the Building Division, the Public Works Department, and the County
Fire District. Comments, in the form of conditions of approval and post -entitlement
requirements, are enclosed for your reference. Please note that the Public Works
Department conditions of approval describe the necessary public improvements that will
need to be performed as part of this project. Please ensure that all project materials (i.e.,
site plan, grading plan, landscaping plan etc.), reflect these required improvements.
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: Preparation of an Initial Study would be required
to analyze the project's possible environmental impacts. Pursuant to CMC
21.38.050.C, the following additional materials, prepared by qualified professionals to
applicable industry standards, will be required as part of the environmental review.
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcai-npbel1.com cityofcampbel1.com
PRE2016-05 — 1323 Elam Ave.
Pa. 4 of 4
■ 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
■ Photometric Plan
■ Acoustic Analysis
b. 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 stormwater controls shall meet the City's
requirements.
c. 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.
If you should have any questions regarding these comments, I may be contacted at (408) 866-
2193 or by email at danielf@cilyofeampbell.com .
Sincerely,
Daniel Fama
Senior Planner
encl: Application Forms
Public Works Comment Sheet
Building Division Comment Sheet
Fire Department Comment Sheet
cc: Paul Kermoyan, Community Development Director
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAx (408) 866-5140 • E-MAIL planning@cityofcampbell.com