Completeness Letter 3 - 2020.2.27
CITY OF CAMPBELL
Community Development Department
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com
via USPS and electronic mail
February 27, 2020
Mr. Gordon Wong
710 E. McGlincy Lane, Suite 109
Campbell, CA 95008
gordonkwong@gkwarchitects.com
Re: File No: PLN2019-39/40/41/42
Address: 2575 / 2585 S. Winchester Boulevard
Application: Planned Development Permit, Tentative Parcel Map, Tree Removal Permit
Status: Incomplete
Dear Mr. Wong:
Thank you for your January 30, 2020 resubmittal of a development permit application to allow
the demolition of two residential single-story homes to construct a 48-foot tall, 13-unit apartment
building with a ground floor commercial component, live-work unit, and at-grade and
underground parking. Based on a review of the application materials, the Campbell Municipal
Code (CMC), and the City of Campbell Uniform Development Application, your application
remains incomplete, pursuant to CMC Sec. 21.38.040 and the California Permit Streamlining
Act. The following additional information and revisions to the plans are needed in order to
continue processing of this application:
GENERAL COMMENTS
1. Context of Review: The subject property has a P-D (Planned Development) zoning
designation and a mixed-use general plan land use designation of ‘RCPO’ as follows:
‘Residential / Commercial / Professional Office’: There are several areas within the City
with this designation including the NOCA area, several parcels on Hamilton Avenue west
of San Tomas Expressway and areas along the Vasona Light Rail line. The Residential /
Commercial / Professional Office Designation is intended to provide a residential
component to traditional commercial and/or professional office uses. The intent of this
designation is to maintain the commercial and office uses on the ground floor, with
residential on the upper floors. Development standards will be created for these areas
regarding minimum lot coverage and floor ratio requirements. The Development
standards will also ensure quality site design (e.g. encouraging building placement
toward the street edge and parking in the rear or underneath).
Under this mixed-use land use designation, commercial and/or office uses on the ground
floor are mandatory and for this project would require the ground floor facing Winchester
PLN2019-39 to 42 ~2575 & 2585 S. Winchester Boulevard Page 2 of 4
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com
Boulevard to be commercial and/or office in order to be consistent with the land use
designation – and therefore is considered a completeness comment. Understanding your
plans attempt consistency with the general plan land use designation as well as the
development standards of the Winchester Boulevard Master Plan (WBMP)1 (which also
requires ground floor commercial) the entire ground floor should be converted to
commercial use. Based on recent discussions, the following floor plan layout was
provided which appears to satisfy the requirement of the land use designation.
2. Screening and Buffering Requirements: Screening between different zoning districts
must be provided pursuant to the requirements of 21.18.120 of the Campbell Municipal
Code. If a fence/wall taller than six-feet is proposed, please clarify that as part of your
permit request as special findings would need to be made to approve the request.
Regardless of the height proposed, please detail all fencing/walls proposed on all
perimeters of the project. Please coordinate with adjoining property owners to determine
their preferences and support for any fencing/walls proposed on a common lot line. It is
strongly recommended to document what efforts you make with neighbors as frequently
the treatment of boundaries becomes a discussion point at public hearings.
3. Architectural Consultant Review: The City collected a deposit of $3,000 for third-party
review by an architectural consultant. Understanding changes to the design will be made
to accommodate a commercial ground level, transmittal of a scope of services to an
architectural consultant have been on hold. Pending receipt of the revised plans – staff
will transmit the revised plans to the architectural consultant for feedback. This
consultant report needs to be completed prior to review of the project by the City’s Site
and Architectural Review Committee (SARC).
4. Density Bonus & Inclusionary Housing Ordinance: Please clarify if any concessions or
waivers are requested; providing a cost pro-forma to support any concessions as required.
Please indicate the location of any below-market units within the project.
5. Parking: Understanding changes to the ground floor to expand the commercial area are
required, please revise the project data, parking calculations and project sheets
accordingly.
1 More specifically this project is encouraged to be treated as an extension of “Area 1”.
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70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com
6. Multiple Sheets: In revising the plans to account for an entirely ground floor commercial
component; please ensure the site grading and drainage plans, and landscape sheets are
also updated.
7. Gas Meters (Sheet A019): The gas meters, adjacent to parking, may require bollards for
protection. This should be planned for to avoid conflicting with proposed parking spaces.
Note: Hot water and air must be heated electrically, requiring reconsideration of the
boiler room per new ‘Reach Code Ordinance’.
8. CEQA Technical Documents: Pending receipt of a project compliant with all applicable
development standards the project may qualify for an infill exemption (categorical
exemption). It is recommended, but not required, to provide a copy of a Phase I report
prepared for the property. This documentation, as well as the traffic study (pending
completion at this time), are intended to support the use of a categorical exemption.
PLAN REVISIONS
Note: A redlined copy of the plans has been provided for ease of reference. The following
serves to summarize the majority of those same comments.
9. Cover Sheet & Information (Sheet A000): The following must be revised:
a. Project Scope:
• Senior Housing. Please clarify if it is your intention to deed restrict any units as
senior housing; otherwise, please remove this note.
b. Floor Area Ratio & Lot Coverage: Please clarify the floor area ratio. Floor area ratio
only includes commercial area on a mixed-use building; please retain another number
(for the entire building floor area ratio) but note such information as being for
reference only.
10. SF Exhibit and Adjacent Land Uses (Sheet A002): The following must be revised:
a. Gross Lot Area: The total gross lot sf analysis provided on this page remains
inadequate as well as Sheet T-1. Please see prior comments requiring Civil Engineer
to confirm gross and net lot size.
DESIGN COMMENTS
These comments are non-binding considerations in review of your project.
11. Mixed-Use/Commercial Component: In anticipation of a redesign of the ground floor to
accommodate a commercial component; please be advised taller ceiling heights (as called
for by the WBMP) should be explored. Further, it is encouraged to have distinct tenant
spaces by design using varied exterior materials, and to distinguish commercial
door/glazing entry systems from residential systems.
DEPARTMENTAL REVIEW
This application was also reviewed by the Public Works Department, County Fire District, and
Building Division, the comments from which are enclosed for your review. Please note that the
PLN2019-39 to 42 ~2575 & 2585 S. Winchester Boulevard Page 4 of 4
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com
Fire District and Public Works Department comments require revisions to the plans and/or
additional information before the plans may be approved.
PERMIT EXPIRATION
Please be advised that applications that are deemed incomplete must be resubmitted within one
hundred eighty (180) calendar days after notification of incompleteness, or the application shall
be deemed withdrawn without refund of application fees in accordance with CMC Sec.
21.38.040.C. (Expiration of application).
If you should have any questions, please feel free to contact me at (408) 866-2142 or by email at
stephenr@campbellca.gov. Please note resubmittals are accepted by appointment only. With
resubmittal, please provide one (3) 24" x 36", one 11"x17", and one electronic (PDF) copy of the
revised project plans (pdfs can be emailed).
Sincerely,
Stephen Rose
Associate Planner
Encl: Department Comments
cc: Paul Kermoyan, Community Development Director
Mohammad K. Mohammadagha, 5739 Camden Avenue, San Jose, CA 95124 // mike_agha@yahoo.com