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Pre-Application - 2002February 27, 2002 Polli Soholt 564 Hawthorne A venue Campbell, CA 95008 Subject: PRE20002-00002 Pre-Application for a Planned Development permit to allow the conversion of a residence and establishment of a pre-school for 44 children at 2295 S. Winchester Boulevard. Dear Ms. Soholt, Thank you for your preliminary application for the establishment of Montessori School in an existing single-family residence at 2295 S. Winchester Boulevard. The project site is located in an P-D Zoning District (Planned Development) and the General Plan Designation is Central Commercial. Your application was distributed to the Public Works Department, Building Division, Planning Division, and the County Fire Department. Comments from the Building Division and the County Fire Department are attached. Below, please find comments from the Planning Division. Please note that these are intended as preliminary only and additional comments and requirements may be forthcoming. The proposed project will require approval of a Planned Development Permit (application enclosed). In reviewing a Planned Development Permit application, planning staff and the Planning Commission will evaluate such items as building placement and size, traffic generation, noise, hours of operation, adequacy of parking, circulation, drop-off facilities and overall compatibility of the use with adjoining properties. Indoor activity space Please indicate preliminary floor plans to assure that the State standards for in-door activity areas can be accommodated within the existing building. Outdoor playground Please indicate preliminary site plan to assure that the State standards for out-door activity areas can be accommodated within the rear yard area. 70 '\;onh First Stn.:,t Campbell, C:¡J¡fornia 95008-1436 111.408.8662140 FIX 408.866.8381 IT)!) 408.866.:790 2295 S. Winchester Blyd.-. .E 2002-2 Page 2 of 2 February 27, 2002 Drop-off Area and Parking; The Zoning Code requires one drop off space per 12 children. The creation of a four-parking spaces for customer drop-off and pick-up parking will be required for the proposed 44 students. Staff Parking There shall be one parking space per employee regardless of their schedule. Traffic Potential traffic and spillover parking will be an issue with this project. City Staff is currently evaluating the data submitted for the existing operation at the Dover school site. A more detailed traffic analysis may be required as part of the Conditional Use Permit application. The change of use triggers a requirement to replace the existing driveways with ADA compliant driveways. Screening According to the Zoning Code, the property shall be effectively screened at the property line from any abutting residential property. The screening required shall include a masonry wall a minimum of six feet in height. Such screening shall also include trees and plant to effectively screen the school from the adjoining residential property. Staff recommends a 10 foot wide landscape buffer adjacent to the wall. Noise Due to possible noise impacts from the outdoor play area on adjacent residential uses, Staff will recommend a Condition of Approval that allows the Community Development Director to limit the outdoor play area times and the Planning Commission to review the use permit if it adversely impacts adjacent residential uses. Staff is unable to determine at this time if the required building area, parking and landscaping can be accommodated on-site. In the event that the revised plans indicate an inability to accommodate the required parking and landscaping, Staff may recommend a reduction in the number of students. Plans The plans submitted with the preliminary application will need to be modified for the Conditional Use Permit application submittal. Additional information is needed. This includes: A. PLOT PLAN CLEARLY SHOWING: 1. Distance from centerline of adjacent street(s) to property line(s). 2. Proposed or existing street improvements dimensioned from the center line of the street (curb, gutter, sidewalks, driveways, tree wells, etc.). 3. Recorded or proposed easements/dedications. J:\PreapplicationLetters\PRE2002-2 2295 S. Winchester Day Care in SFR.doc 2295 S. Winchester Blyd.-. .E 2002-2 Page 3 of 3 February 27,2002 4. Setbacks - indicate all setbacks from property line and buildings. 5. Existing or proposed driveways and other proposed ingress/egress design. 6. Parking/loading - location and dimension of spaces and aisles as specified in Chapter 21.50 of the Campbell Municipal Code. 7. Landscaping - conceptual landscape plan indicating existing and proposed landscaping. Plan should be consistent with Campbell's Water Efficient Landscape Guidelines. Landscape 8. Fencing (including retaining walls, existing and/or proposed fencing to be shown (type, height, and materials). 9. Provide location and uses of buildings on adjacent properties. B. ELEVATIONS --- FRONT, SIDES AND REAR, INDICA TlNG: Elevations are only necessary if there are any exterior modifications proposed. 1. Dimensions of all buildings. 2. Height of all buildings. 3. Existing and proposed construction. 4. Building materials C. FLOOR PLAN Conceptual floor plan identifying the proposed use of each area (existing and/or proposed). Please do not hesitate to contact me at (408) 866-2124 if you have any questions about these comments or would like to set up a meeting to discuss them further. Sincerely, ~~~~ Senior Planner Cc: Sharon Fierro, Community Development Director Tod Hill, P.O. Box 2112, Los Gatos, CA, 95031 Enclosure: Santa Clara County Fire Department - Preliminary Conditions of Approval, 2/11/2002 Building Inspection Division- Preliminary Conditions of Approval, 2/11/2002 Public Works Department - Traffic Engineering Comments, 2/11/2002 Planned Development Permit Application J :\PreapplicationLetters\PRE2002-2 2295 S. Winchester Day Care in SFR.doc Flk£ DEPARTMENT SANTA CLARA COUNTY PLAN REVIEW NUMBER 02 0176 BLDG PERMIT NUMBER 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 . (408) 378-9342 (fax) . www.sccfd.org CONTROL NUMBER .. - - - __n--- ----- FILE NUMBER PRE 2002-02 DEVELOPMENT REVIEW COMMENTS CODE/SEC. I SHEET n REQUIREMENT Pre-application review of a proposal to convert an existing single family residence to a preschool to accommodate 44 children. 1 Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 2 Prior to occupancy of the building by any proposed clients, the applicant shall apply for and obtain from the Department of Social Services a form 850. Said form shall be presented to this department for review, site inspection and approval prior to any occupancy of the building by clients. 3 Any fire protection features required by this occupancy either by the above mentioned fire safety review form or by provisions required by the 1997 Uniform Building Code shall be presented to this department for review and approval prior to installation. The pre-application is approved with the above noted conditions to be addressed by the applicant prior to occupancy. City PLANS SPECS NEW RMDL AS OCCUPANCY CaNST. TYPE I ApplicantName DATE I PAGE CBL 0 0 0 0 0 POLLI SOHOL T 2/ 4/2002 ~ OF ~ SEC.lFLOOR I AREA LOAD DESCRIPTION BY Commercial Development Hokanson, Wayne NAME OF PROJECT I LOCATION SAN JOSE MOTESSORI SCHOOL 2295 Winchester Bl Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos. Monte Sereno, Morgan Hill, and Saratoga "-'-'~-'-----""-'-'------- ..-........-.-....-.-...- ---- CITY OF CAMPBELL BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE ORC: January 30, 2002 ADDRESS: 2295 S. Winchester Blvd. Project Application: PRE- 2002-00002 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 conversion of the residential structure to commercial use. The City of Campbell has no record of this structure being legally converted to commercial use. 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 PREPARATION: 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. CONVERSION ISSUES: Residential structures converted to Commercial use are subject to all the requirements for new commercial buildings. Applicant is advised to pay special attention to set-back requirements for commercial buildings, as well as increased structural design requirements for floors. This project is subject to all the requirements for an 'E' occupancy under the Uniform Building Code. 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 J:\Building DRC Conunent~\2295swinchesterbl.doc 9. 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. 7. 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. 8. SPECIAL INSPECTIONS: When a special inspection is required by UB.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 UB.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 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. 10. 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. 11. 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. 12. APPROVALS REQUIRED: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department c. Santa Clara County Department of Environmental Health J:\Building DRC Comments\2295swinchesterbl.doc MEMORANDUM CITY OF CAMPBELL TO: Fleur Voute, Project Planner ~Lynn Penoyer, Land Development Manager Bo Chen, Assistant Engineer ~ DATE: 3/01102 FROM: SUBJECT: DRC APPLICATION Site Address: 2295 S. Winchester Blvd., Campbell, CA For File No(s): PRE 2002-02 Project Description: Conversion from a residential housing to a pre-school daycare facility Applicant: Todd Hill & AI. COMMENTS Upon a thorough analysis of traffic impacts, site circulation, and access from the applicant supplied traffic data, City Traffic Engineer is NOT supportive of this pre-application for the following reasons: A. The worst IS-minute arrival rate is 11 vehicles (equating to 44 vehicles per hour) between 8:45-9:00AM for a 42-student facility. Since the application is for 44 students, the worst arrival rate would be about 46 vehicles per hour. Assuming random arrivals and it takes five minutes to park and drop-off children and using Poisson distribution queuing analysis, there is a 90-percent probability that the queue on the site's driveway will be up to six vehicles long. Therefore, the queue will spill over onto El Caminito Avenue since there is only room for at most three vehicles between the main entrance and the back of walk. If the driveway is blocked, arriving parents will park on EI Caminito Avenue, thereby creating congesting traffic near EI Caminito Avenue and introducing mid-block V-turns and pedestrian-vehicular conflicts in the street as some parents will jaywalk their children across EI Caminito Avenue. B. Major concerns regarding access out ofthe site include: a. The pre-application shows the Winchester driveway for outbound traffic only. Outbound traffic will have difficulty accessing northbound on Winchester Boulevard. Gaps in southbound Winchester traffic would be required to enter Winchester. b. The existing median two-way left-turn lane (TWLTL) striping has a storage room for about 2 to 3 vehicles without blocking EI Caminito access assuming southbound left- turn are not occupying the TWL TL. c. V-turns are prohibited on southbound Winchester Boulevard at Budd Avenue. Inbound traffic would have difficulty making northbound left-turns from Winchester onto EI Caminito to access the EI Caminito inbound-only driveway and would have to share the TWL TL with outbound vehicles stopped in the median area. d. The EI Caminito Avenue driveway seems very close to the corner, and the possibility of queues backing up onto EI Caminito Avenue and Winchester Boulevard is a concern. Page 1 of3 PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS OF APPROVAL 1. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the site, the applicant shall provide a current preliminary title report, grant deed, or other satisfactory proof of ownership. 2. Street Improvements: Prior to issuance of any grading or building permits for the site and recordation of the Parcel Map, the applicant shall execute a street improvement agreement and shall 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 $255.00. The plans shall include the following: a. Removal of an existing tree stump on EI Caminito Avenue and installation of a new street tree and irrigation in the existing tree well. b. Removal of existing curbs, gutters, and sidewalks as necessary for the construction of all new ADA compliant driveway approaches, sidewalk, curbs, gutters, and related improvement, as necessary for the driveway approaches. c. Construction of conforms to existing public and private improvements, as necessary, 3. Work in the Public Right-of-Way: Prior to doing any work in the public Right-of-Way, the applicant shall obtain an encroachment permit, provide plans, pay fees and deposits, post security, and provide insurance, 4. 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. 5. 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. 6. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets which have been resurfaced within the previous 5 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. 7, Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. Page 2 of3 8. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site and recordation of the Parcel Map, the applicant shall pay the required Storm Drain Area fee which is $2,250 per acre. 9. 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 and the California Storm Water Best Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District 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, 10. Site Plan: Upon submittal of a formal application, the developer shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist. j :\fonns\condapp8 Rev. 11/29/01 Page 3 of3 San Jose Montessori School at Dover School 1300 Sheffield Ave. #9,10 . Campbell, CA 95008 .377-9888 February 25, 2002 Dear City Planners, Attached to this letter please find our self traffic study, Social Services requires parents to sign their children in and out of school every day they attend. We are obligated to keep these records for a set amount of time after the end of each month. If you need more documentation about the entering and exiting of children, we can provide it, There are several things I want to consider while reviewing the traffic study: point out for you to 1, Not all children come every day, We have some children that come 3 days a week and some children that come 2 days a week. 2. There are typically only 8 to 10 days in a school year when all 44 children are in attendance. Most days, we have children absent for illness, appointments, or vacations. Parents typically vacation all during the school year, and not just when we have holiday periods. The school is closed from June 15 until August 15 every year. 3. We tend to have several families with more than 1 child in the school. Currently, we have 8 families with 2 children enrolled. We also have 1 staff member with a child in the school (which is also typical in our history). 4, We have 1 regular car pool, and at least 3 weekly occasional car pools. The occasional car pools occur when parents help one another out with driving and when children arrange to play with one another after school. If you need any further information about the traffic coming and going from school, please let us know. We plan to keep the same number of children in the school when we move to our new site, so the numbers should be similar to the ones on this traffic study. ~ereÏí9n ?i: (/!As ';iA ø Co r San Jose Montessori School at Dover School 1300 Sheffield Ave, #9,10. Campbell, CA 95008.377-9888 Planning Department Pre-Application Written Description of Project Our plan is to use this piece of property for our existing Montessori School. We serve 44 children 3 to 6 years old from 7: 30 - 5: 30, five days a week. We are closed during the major holiday periods and most of the summer. The school has been running since 1970, and we offer a traditional Montessori program with before and after school care. Most of the children leave well before the end of the day, so our population is the largest for 5 hours early in the day. The children arrive between 7: 30 and 9: 30 and leave anytime between 12: 00 and 5: 30. We have 5 people that supervise and teach the children, but there are only 4 people on site at anyone time. The building is approximately 2000 square feet, and we would use all of it for the program and an office for the school. We would need to renovate the building to accomodate our use and build a playground in the back yard. We will not need to add to the building to make it sui table for our use. After careful evaluation, we can see that the size of the property as well as the location will work well for us and that we would be an asset to the neighborhood.