Pre-App - Remodel - 2004August 9, 2004
Ms. Sandy Tanaka
Kenneth Rodrigues & Partners
10 S. Third Street, #400
San Jose, CA 95113
Re: Preliminary Application Comments
File No.: PRE2004-00045
161 & 215 Curtner Avenue
Dear Ms. Tanaka:
Thank you for your submittal of a preliminary application for the addition to an eXIstmg
industrial/warehouse building and site improvements at the above referenced properties. The
subject properties are presently zoned M-I (Light Industrial) and designated as Light Industrial
on the City's General Plan Land Use Map.
The proposed project will require the following application approval, which will reqUIre
approval from the Planning Commission through the public hearing process:
Site and Architectural Review Permit
The proposed project will require the approval of a Site and Architectural Review Permit.
Planning Division fees associated with this application include the Site and Architectural Review
Permit application fee, which is currently $4,295 and a Fire Department review fee, which is
currently $187 that is due at the time the Site and Architectural Review Permit application is
submitted. Fees from the other departments will be required for this project and each department
should be contacted for the specific amounts. I have enclosed a Site and Architectural Review
application for your use.
The Planning Division completed the review of your preliminary application and has the
following comments regarding your proposal:
1. Lot Line Adjustment: The proposed project will require a Lot Line Adjustment as parking
alone at 215 Curtner Avenue is not a permitted use in the M-1 zoning district. Please refer to
the Public Works Department preliminary comments regarding the procedure for Lot Line
Adjustments.
2. Landscaping: All developments within the M-l zoning districts shall be required to provide
a minimum of eight percent landscaping. Staff is generally supportive of the proposed
landscape layout, as it will greatly enhance the Curtner/McGlincy intersection. It is
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PRE2004-00045 -161 & 21. lrtner Avenue
Page 2 of2
recommended that a planter strip with parking lot trees be provided between parking stalls 1-
9 and 10-20. A detailed conceptual landscape plan will be required as part of the Site and
Architectural Review application. I have enclosed a copy of the City of Campbell Water
Efficient Landscape Guidelines for your use.
3. Fencing: The maximum height for the low screen wall along Curtner Avenue and McGlincy
Lane is 3'-6" and the maximum height for the retaining wall is 6'-0". Please include the
type, height, and material of all proposed fencing as part of the Site and Architectural Review
application.
4. Architecture and Design: Staff was unable to provide complete architectural comments as
elevations of the covered storage area and Building 2 were not provided. The proposed
addition of the covered storage area should match the existing buildings on site in terms of
architecture and exterior building materials and colors.
The minimum setback for the addition over the front fa<;ade is 10'-0" from the front property
line. It is recommended that the fa<;ade addition be recessed from the first floor to provide
architectural interest.
5. Submittal Requirements: Please refer to Attachment A of the enclosed Site and Architectural
Review Application for the submittal requirements.
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 Public Works Department and
the Building Division. Please note that these comments are meant to be preliminary. Conditions
of approval from each department will be developed when the formal application is submitted.
If you have any questions regarding these comments or the application process, please feel free
to contact me at (408) 866-2142 or by email atmelindad@cityofcampbell.com.
Sincerely,
,~.~~
Planner I
end: Site and Architectural Review Application
Water Efficient Landscape Standards
Public W orIes Department Comments, 8/9/04
Building Division Comments, 7/19/04
Fire Department Comments, 7/26/04
cc: GeoffBradley, Senior Planner
MEMORANDUM
CITY OF CAMPBELL
TO:
Melinda Denis, Project Planner
DATE: 08/10/04
SUBJECT:
/~
Ed Arango, Associate Engineer V
DRC APPLICATION
FROM:
Site Address: 161 & 215 Curtner Avenue
For File No(s): PRE 2004-045
Project Description: Remodel existing site for window distribution business
Applicant: Dan Mullins
COMMENTS
A street dedication and street vacation will be required as part of this project. The applicant will
need to coordinate the street vacation and street dedication with the City and all utility
companies. Also, a lot merger will be required by the Planning Department. The lot merger can
be incorporated with the lot line adjustment process. Further, this development cannot take place
until the City has vacated a portion of the street and the lot line adjustment has incorporated the
vacation, dedication and lot merger.
PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS OF APPROVAL
1. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
2. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the process to cause additional right-
of-way to be granted for public street purposes along the Curtner A venue frontage to
accommodate 40 feet of half street width. Also, the applicant shall cause additional right-
of-way to be granted for public street purposes along the northwest corner of Curtner
A venue and McGlincy Lane to accommodate a 10' sidewalk clearance from existing face
of curb. The applicant shall submit the necessary documents for approval by the City
Engineer, process the submittal with City staff's comments and fully complete the right-of-
way process. The applicant shall cause all documents to be prepared by a registered civil
engineerlland surveyor, as necessary, for the City's review and recordation.
3. 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 plans shall include the following:
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Page 1 of 3
;1 &215 Curtner Avenue
Curtner A venue:
a. Removal of existing driveway approach and related sidewalk, curb and gutter at
161 Curtner A venue.
b. Removal of existing asphalt concrete (AC) sidewalk at 215 Curtner Avenue.
c. Removal of existing curb ramp at the northwest comer of Curtner Avenue and
McGlincy Lane.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant
driveway approach.
e. Installation of street trees, tree wells and irrigation at 40 feet on center.
f. Installation of traffic control, stripes and signs.
g. Installation of an ADA compliant curb ramp at the northwest comer of Curtner
A venue and McGlincy Lane.
h. Construction of conforms to existing public and private improvements, as
necessary .
McGlincy Lane
a. Removal of existing driveway approaches and related curb and gutter.
b. Removal of existing AC sidewalk and street tree.
c. Installation of City standard curb, gutter, sidewalk and ADA compliant
driveway approach.
d. Installation of street trees, tree wells and irrigation at 40 feet on center.
e. Installation of traffic control, stripes and signs.
f. Installation of streetlights, conduits, conductors and related facilities III
accordance with the City of Campbell's Street Lighting Policies.
g. Construction of conforms to existing public and private improvements, as
necessary .
4. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall
have the required street improvements installed and accepted by the City.
5. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of-
way line.
6. Utilities: All 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.
7. 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 that have been resurfaced within the
previous five years will require boring and jacking for all new utility installations. Budd
Avenue was resurfaced in 1998. Applicant shall also prepare pavement restoration plans
for approval by the City Engineer prior to any utility installation or abandonment.
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Page 2 of 3
j 1 &215 Curtner Avenue
8. 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 ten-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.
9. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee of $2,575.00 per net acre, which is
$2,262.00.
10. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and
the Campbell Municipal Code regarding stormwater pollution prevention. The primary
objectives are to improve the quality and reduce the quantity of stormwater runoff to the
bay.
Resources to achieve these objectives include Stonnwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A
Design Guidance Manual for Stonnwater Quality Protection ("Start at the Source") by the
Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using
Site Design Techniques to Meet Development Standards for Stonnwater Quality: A
Companion Document to Start at the Source ("Using Site Design Techniques") by
BASMAA, 2003.
11. Lot Line Adiustment: Prior to issuance of any grading or building permits for the site, the
applicant shall fully complete a lot line adjustment process. The lot line adjustment will
allow the two lots to be merged and add the vacated portion of the street to the lot, and
adjust the lot lines to allow for the dedicated area to the City. The applicant shall submit an
application for approval by the City Engineer, pay fees, process the application with City
staff's comments and fully complete the lot line adjustments.
12. Vacation of Public Street and Easements: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the vacation process. The applicant
shall submit a vacation of excess right-of-way application for approval by the City
Engineer, process the application with City staff and fully complete the vacation. The
current application processing fee is $2,060.00.
Rev. 07/04
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CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC: July 19,2004
ADDRESS: 161 & 215 Curtner Ave.
Project Application: ~04-O0045
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 SA TISF ACTION OF THE BUILDING DIVISION MANAGERlBUILDING OFFICIAL:
I. PERMITS REQUIRED: A building permit application shall be required for the proposed
alterations to the (e) commercial structure. The building permit shall include
ElectricallPlumbinglMechanical 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. 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.
6. 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.
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7. SPECIAL INSPECTIONS: When a special inspection is required by V.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.
8. 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.
9. TITLE 24 ACCESSffiILITY - 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.
10. TITLE 24 ACCESSffiILITY - 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.
11. APPROV ALS REQtJIRED: 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
12. 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\161curtnerave-pre2.doc