Pre-Application - 2003January 28,2003
Charles Benson Construction
1679 Hydranga Lane
San Jose, CA 95124
Re:
Preliminary Application Comments
File No.: PRE 2003-01
2250 S. Winchester Blvd.
Dear Mr. Benson:
Thank you for your submittal of a preliminary application for a proposed garage
structure of approximately 1,272 square feet at the rear of the commercial property
located at 2250 S. Winchester Blvd.
The subject property is presently zoned P-D Planned Development and is designated as a
Central Commercial Land Use on the City's General Plan Land Use Map.
The proposed project will require approval of a Conditional Use Permit or a Planned
Development Permit application by the Planning Commission/City Council depending
upon the estimated construction cost of the project. Projects with an estimated
construction cost of less than $50,000 may be considered under a use permit process.
A review of the previous Site and Architectural Approval indicates that the parking for
this use was originally approved adjacent to the service doors. The current submittal
depicts the parking in the private alleyway along the southern property line. The
submittal of a development application needs to address the parking needs of the uses on
this site and the authorization to use the right-of-way area along the south portion of the
property as parking. It is anticipated that the proposed garage spaces will be restricted to
the storage of vehicles and will not accommodate additional storage areas for products or
service area for vehicles.
The Planning Division has completed the review of your preliminary application and has
the following comments regarding your proposal:
1. Site Design and Architectural Compatibility: The submitted plans depict garage
spaces that are not accessible, if parking spaces are occupied.
It is recommended that the recycling area be accommodated adjacent to the existing
storage area.
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TDD 408.866.2790
PRE 2003-01 S. Winchester L . d.
Page 2 of 2
2. Parking: The proposed uses of the site include office, auto related uses, and storage
uses. Please provide a summary of the parking demand for these uses.
3. Site Plan: The site plan depicts parking in the southerly right-of-way area and in front
of the proposed garage spaces. Please demonstrate authority to use these spaces and a
workable circulation plan that does not block building access.
4. Landscaping: The project site lacks any landscaping. Commercial developments are
typically required to have approximately 10 percent of the site area in landscaping. A
landscape area between the sidewalk and the parking area, along the rear property line
and landscaping pockets throughout the parking area are recommended.
5. Mechanical equipment: Roof mounted equipment requires architecturally compatible
screening. Currently, duct work and roof mounted equipment is installed along the
Winchester frontage without architectural screening.
6. Electrical service: Any new electrical services to the building are required to be
placed underground.
7. Signing: The site is developed with a larger freestanding sign. The issue of signing
compliance with current sign regulation may be discussed with a development
application submittal.
Your application was distributed to the Public Works Department, Building Division,
Planning Division and County Fire Department. In addition to the Planning Division's
comments contained in this letter, please find enclosed comments from the various
commenting departments. Please note that these comments are meant to be preliminary.
Please advise this office, if you would like to schedule a meeting to discuss the
application process or these comments.
You may contact me at (408) 866-2144 or via email at timh@citvofcampbell.com to
schedule a meeting to discuss these comments and/or the application process.
s~~
Tim 1. Ha;:P
Associate Planner
encl:
Public Works Department Comments, 1/27/03
Fire Department Comments, 1/13/03 no comment
Building Division Comments, 1/28/03
cc:
Geoff Bradley, Senior Planner
D' Amocp Tire Services, dba San Jose Commercial Properties, P.O. Box 969, San Jose, CA 95108
Bill Bruckart, Building Official
Ed Arango, Associate Engineer
Chris Veargason, Deputy Fire Marshall II
J:\Pre Application Letters\PRE2003-0l 2250 S. Winchester Blvd..doc
MEMORANDUM
CITY OF CAMPBELL
Tim Haley, Project Planner
FROM: ~Lynn Penoyer, Land Development Manager
Ed Arango, Associate Engine~
SUBJECT: DRC APPLICATION
DATE: 01127/03
TO:
Site Address: 2250 S. Winchester
For File No(s): PRE 2003-01
Project Description: Addition to an existing auto related facility
Applicant: Charles Benson Construction
Comments
Prior to providing standard conditions of approval the City would request that the existing
property owner provide documentation for the right to use the existing alleyway for
private purposes.
PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS OF APPROVAL
1.
Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and deposits,
post security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City Engineer.
The fee for a non-utility encroachment permit application is currently $260.00. The plans
shall include the following:
A. Removal of existing driveway approach, curb, gutter and sidewalk.
B. Installation of ADA compliant driveway approach, curb, gutter and sidewalk.
C. Construction of conforms to existing public and private improvements, as necessary.
2.
Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
3.
Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
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Page 1 of 2
L250 S. Winchester Blvd.
4.
Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. Streets which have been resurfaced within
the previous five years will require boring and jacking for all new utility installations.
Applicant shall also prepare pavement restoration plans for approval by the City Engineer
prior to any utility installation or abandonment.
5.
Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements, the California Storm Water Best Management
Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District requirements, and the City of Campbell Municipal Code regarding storm
water pollution prevention.
The City will provide the applicant with information to assist in complying with this
condition of approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
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Page 2 of 2
CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC: January 28, 2003
ADDRESS:
2250 Winchester Blvd.
Project Application: PRE-2003-00001
RECOMMENDATION:
Note: No building code issue has been reviewed at Development Review Committee; it will be reviewed in the
Building Permit process. Please be aware that building codes are changing constantly; plans submitted for
building permit shall comply with the code in effect at that time. Submit permit application together with
required documents to the Building Inspection Division to obtain a building permit. No construction can be
commenced without an appropriate building permit.
It is recommended that this item be forwarded to the Planning Commission for review, with the following
conditions.
TO THE SATISFACTION OF THE BUILDING DIVISION MANAGER/BUILDING OFFICIAL:
1.
PERMITS REQUIRED: A building permit application shall be required for the proposed (n)
commercial structure. The building permit shall include Electrical/Plumbing/Mechanical fees
when such work is part of the permit.
2.
CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
3.
SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
4.
PLAN PREP ARA TION: This project requires plans prepared under the direction and oversight
of a California licensed Engineer or Architect. Plans submitted for building permits shall be
"wet stamped" and signed by the qualifying professional person.
5.
SOILS REPORT: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall be
submitted with the building permit application. This report shall be prepared by a licensed
engineer specializing in soils mechanics.
6.
SITE PLAN: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan shall
also include site drainage details. Site address and parcel numbers shall also be clearly called
out. Site parking and path of travel to public sidewalks shall be detailed.
J:\Building DRC Comments\2250winchesterblvd.doc
7.
8.
9.
FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection. This
certificate shall certify compliance with the recommendations as specified in the soils report and
the building pad elevation and on-site retaining wall locations and elevations are prepared
according to approved plans. Horizontal and vertical controls shall be set and certified by a
licensed surveyor or registered civil engineer for the following items:
a.
b.
pad elevation
finish floor elevation (first floor)
foundation corner locations
c.
TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Standards Compliance forms
shall be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
SPECIAL INSPECTIONS: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to the
Building Official for approval prior to issuance of the building permits, in accordance with
U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the
Building Inspection Division Counter.
10.
The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program
specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is
available at the Building Division service counter.
11.
TITLE 24 ACCESSIBILITY - COMMERCIAL: On site general path of travel shall comply
with the latest California Title 24 Accessibility Standards. Work shall include but not be limited
to accessibility to building entrances from parking facilities and sidewalks.
12.
TITLE 24 ACCESSIBILITY - COMMERCIAL: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter. Please
note that construction of (n) structure may trigger full upgrade to (e) structure in compliance with
Calif. Disabled Access Requirements.
13.
APPROV ALS REQUIRED: The project requires the following agency approval prior to
issuance of the building permit:
a. Santa Clara County Fire Department
b. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (874-2900)
iv) Cambrian School District (377-2103)
J:\Building DRC Comments\2250winchesterblvd.doc
14.
P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may require
substantial scheduling time and can cause significant delays in the approval process. Applicant
should also consult with P.G. and E. concerning utility easements, distribution pole locations and
required conductor clearances.
J:\Building DRC Comments\2250winchesterblvd.doc