Loading...
Pre-App - 2000July 5, 2005 CITY of CAMPBELL Community Development Department Dayn Pefferle 197 E. Hamilton Avenue Campbell, CA 95008 Subject: Pre-application Comments: New Office Building File No.: PRE 2000-48 201 E. Hamilton Avenue Dear Dayn Pefferle, CAMPBELL ~~ Thank you for your preliminary application for a new two-story office building at the 201 E. Hamilton Avenue. The plans were distributed to the Public Works Department, Building Division, Planning Division, and County Fire Department. The comments from the Public Works Department, the Building Division and the County Fire Department are attached. Zoning The subject property is presently zoned C-2-S (General Commercial) and is designated as a General Commercial Land Use on the City's General Plan Land Use Map. The proposed office use is permitted within this zoning district, but the proposed medical services use is subject to a Conditional Use Permit. The Conditional Use Permit approves the proposed use, site plan and elevations for the subject property. The purpose of the Conditional Use Permit review is to allow consideration of uses on a case- by-case basis. This approval process takes into consideration the location of the use as well as development plans. An application for a Conditional Use Permit. is enclosed. A processing time of 45- 60 days is typical for a Conditional Use Permit and requires consideration by the Planning Commission through a public hearing process. The Planning Commission's consideration includes a review of compliance with the development standards of the zoning district where the use is proposed. Site Plan The site plan submitted is incomplete and does not meet the requirements for the Application. The following information should be indicated on the site plan: 1. Please prepare a "Project Data Table" that includes the net and gross lot size, existing building size, square footage of the proposed building, hardscape (parking, drives & sidewalks) square footage, landscaped square footage, percentage of lot land landscaped, percentage of lot with hard lot coverage calculation, FAR calculation, number of parking spaces and type, and the parking ratio. 2. Please show the distance from the centerline of the adjacent street to the property lines. See the enclosed Assessor's Parcel Map for distances. 7o North First Street ~ Campbell, California 9 5008-1 4 3 6 ~ ~tFl_ 408.866.2140 ~ rnx 408.871.5140 ~ mu 403.866.2790 201 E. Hamilton Page 2 of S 3. Provide location and uses of buildings on adjacent properties. Describe the height, setbacks and type of structures on adjacent properties. 4. All lot dimensions. The lot dimension less any street right-of--way needs to be clearly indicated. Please indicate whether there are any recorded or proposed easements. 5. All existing trees on the site should be indicated on the plans and should specify the location, type, size and whether such tree is proposed to be removed or preserved. 6. The proposed and existing street improvements (e.g. curb, gutter, sidewalks, tree wells, etc.) must be shown dimensioned from the center line of the street. 7. Proposed and existing utility transformers, meters, or other utility items (such as the traffic signal, crosswalk, pedestrian crossing, and traffic communication box) must also be shown. 8. The location and uses of other buildings on adjacent properties (including height, setbacks and type of structure) must be shown. 9. Any proposed or existing fencing needs to be shown. The height, materials and location should be listed. 10. Please provide an operational description including hours and number of staff. Setbacks: The minimum side setback in the C-2-S zoning district is 5 feet or one-half of the height of the building wall adjacent to the side property line. The side elevation plans indicate the wall height is 21-feet 4-inches. The current side setback of 5-feet does not meet setback standards. Staff recommends the project be altered to conform to the required side setback of 10-feet 8-inches. Elevations: Please correct the elevations of all sides of building. Scale to be a minimum of/4"=1', unless authorized by planner. Include the following: 1. Height of all buildings to roof peak 2. Plate height of walls facing side property lines with a minimum of/4" scale, unless another scale is authorized by the planner. Plate height is measured from the finished grade, not from finished floor. Building Size The maximum size (or bulk) of a building on a lot is determined by the floor area ratio (FAR) assigned in the Zoning Resolution to each zoning district. It is the principal bulk regulation controlling the physical volume of buildings. The floor area ratio expresses the relationship between the amount of usable floor area permitted in a building and the area of the lot on which the building stands. The maximum FAR in a C-2-S zoning district is 40% of the net lot area. The proposed project has a proposed FAR of 85.1, which exceeds our regulations. Staff recommends reducing the size of the building to meet our FAR standard. Parking The parking ratio for a MedicaUOffice use is 1:200 and the proposed use would require 31 parking spaces. The plan provides 26 parking spaces or one parking space per 253 square feet of building floor space. The proposed parking is not designed and constructed in compliance with the development standards for off-street parking and the parking requirements (Table 3-1). Staff recommends that the size of the building to meet the parking requirement. If the applicant wishes to propose more than one use at the location, the total parking spaces required shall be equal to the sum of the requirements for the individual uses. 201 E. Hamilton Page 3 of S The minimum uni-stall parking space dimension is eight and a half feet wide and eighteen feet long for compact stalls. To increase the parking lot landscaped area, a maximum of two feet of the parking stall depth maybe landscaped. The two-way aisle width is twenty-five feet. Developments shall not use uni- stalls in conduction with standard or compact parking spaces. Developments which provide twenty or more parking spaces are encouraged to designate parking facilities for bicycle and motorcycle parking. Where facilities are provided to accommodate bicycles and motorcycles, the planning commission may adjust the required number of parking stalls for a specific use. Landscaping All applications for development within the C-2-S zoning district are required to provide a minimum of ten percent of the net site area in landscaping. Please provide a landscaping plan, which shows the landscaped areas on the site plan. Additional requirements include: 1. The project must provide a continuous landscaped area along E. Hamilton Avenue. The project must comply with the City's Streetscape Standards and provide the full streetscape treatment is required. These Standards require a 10' wide landscaped parkway adjacent to E. Hamilton Avenue, a 7' wide sidewalk and a 10' wide landscaped buffer between the sidewalk and building. The parkway is required to be an approved drought-resistant variety of turf and the landscaped buffer must be a mixture of turf, groundcover and shrubs. The preliminary site plan shows the sidewalk and parkway as outside the current property line, but the property owner will be required to dedicate the necessary land to the City to incorporate the parkway and sidewalk into the public right-of--way. As stated in the attached Public Works Department Comments and Preliminary Conditions of Approval, seven feet will be required to be granted. Therefore, the property will measure only 177 feet deep from E. Hamilton. Since this will affect the proposed building area and parking spaces, this requirement must be incorporated into your revised site plan. 2. A minimum five-foot planter strip is required along abutting property lines. 3. If the frontage and perimeter landscaping requirement does not provide the minimum coverage of ten percent of the site area, additional landscaping areas in an amount which makes up the difference is required. 4. Where twenty-five or more parking spaces are provided, an interior landscaping area is required in addition to the perimeter and frontage landscaping areas. The interior landscaping must be provided at a rate of twenty square feet for each additional uncovered parking space over twenty-five. This landscaping should be in the form of tree wells, planting islands, and other landscaping in .the parking lot area. A minimum of one tree per 8 parking spaces, or any fraction thereof, shall be required. Building Design/Site Layout Architectural and site evaluation has been performed by the Planning staff. Below are the comments concerning the proposed building: 201 E. Hamilton Page 4 of S The General Plan encourages high quality building designs that are architecturally attractive and are compatible with or enhance the surrounding development. A single, large, dominant building mass must be avoided to a feasible extent. Changes in mass must be related to entrances, the integral structure and/or the organization of interior spaces and activities and not merely for cosmetic effect. We recommend altering your design to make it contribute to the uniqueness of this district and to make it attractive to pedestrians. Define building stories and tenant spaces by using horizontal and vertical articulation. The walls seem massive, stark and need some articulation or architectural detail. The recommended architectural changes should be combined with a landscape plan. Create depth and variation in the elevation by using recessed windows, window sills or door penetration. • Design variations in the roofline by introducing changes in the roof shape. • Incorporate some architectural features that are predominant in the area or that provide visual interest, such as the wainscot or permanent awnings on the west and south walls. It is recommended that you schedule a meeting with staff to discuss your architectural ideas and revised site plan • The first-floor parking (beneath the building) should be eliminated or reduced to a smaller percentage of the total first-floor square footage. Staff recommends increasing the ground- level office space due East Hamilton Avenue being a heavily traveled commercial corridor • The exterior architectural treatment should reflect the interior uses. Exterior color and material samples are required to be submitted as part of the Site and Architectural Review Permit application. Staff recommends choosing from a variety of quality building materials including smooth and texture coated wall finish, glass, wood, brick, granite, wrought iron, the and concrete. Screening Any use conducted in a C-2 district shall be effectively screened at the property line from any abutting residentially zoned property. The screening required shall include a masonry wall a minimum of six feet in height. Such screening shall also include trees and plants to effectively screen such use from the adjoining residentially zoned property. Mechanical equipment: Roof mounted equipment requires architecturally compatible screening. No equipment is shown at this time. Lighting Any lighting for any use within the C-2 district shall be so arranged and shielded so that light will be reflected away from adjacent property in a residential district, and so that there will be no glare which will cause unreasonable annoyance to occupants of properties in such residential district, or otherwise interfere with the public health, safety or welfare. Potential Noise: Your use permit application needs to address the operational hours of the Medical Office. Please provide any relevant information with your use permit application that will demonstrate how you will monitor and or restrict noise levels generated by the proposed use. 201 E. Hamilton Page S of S Tree Protection Plan: Please provide a tree disclosure statement (enclosed) indicating that no protected trees will be removed with the proposed addition. Protected trees include redwood, cedar, oak or ash trees with a diameter of more than 12 inches. Sign Permit: Signs, including temporary and permanent signs shall not be erected, created, altered, or allowed to be located unless a Sign Permit has been issued by the Community Development Director in compliance with the regulations. If new signage maybe installed, please provide dimensions and elevations of signs, including height of sign location. We recommend reviewing our Sign Ordinance - Chapter 21.30. These comments are intended as preliminary only. Please do not hesitate to contact me at (408) 871-5101 or via email at seang@cityofcampbell.com to schedule a meeting to discuss these comments or provide additional information regarding the application process Sincerely, '~,.~ ~ Sean K. Gallegos Planner I Enclosure: Public Works Department Comments 06/27/2005 Fire Department Preliminary Development Review Comments, 6/24/2005 Building Inspection Division Comments, 6/23/2005 Campbell Streetscape Standards Tree Disclosure Statement cc: Sharon Fierro, Community Development Director Tom Williams, Senior Planner