Pre-App - New KFC - 2005March 30, 2005
Mr. Robert J. Huntsberry
Vincent & Murphy, Inc.
637 5th Avenue
San Rafael, CA 94901
Re: Preliminary Application Comments
1805 Winchester Blvd.
File No: PRE2005-19
Dear Mr. Huntsberry:
Thank you for your submittal of a preliminary application for the construction of a new
KFC/A&W drive-through restaurant at the above referenced address. The subject property is
presently zoned P-D (Planned Development) and is designated as a Central Commercial on the
City's General Plan Land Use Map.
The proposed project will require the approval of a Planned Development Permit. The Planned
Development Permit would approve the site plan, elevations, and landscape plan for the subject
property. This will require approval by the Planning Commission and City. Council through a
public hearing process.
The Planning Division completed the review of your preliminary application and has the
following comments regarding your proposal:
1. Site Layout & Architecture:
a. Since much of the review of commercial development is concerned with site and
architectural design, it is difficult to offer comments on the architecture of the building
without building elevations. Because of the high profile location of this site, the City
will be looking for a very high-quality design that does not use standardized or
corporate architecture. Each location and building site is unique and should be designed
with the site and community in mind.
b. The building should be moved to the corner of Latimer Avenue and Winchester
Boulevard with the parking on the interior of the property so that the building frames
the corner intersection.
c. The trash enclosure needs to have unobstructed access for collection vehicles.
Therefore no parking spaces may block access to the gate of the trash enclosure.
70 North First Street Campbell, California 95008-1 4 3 6 ~ TEt. 408.866.2140 Fnx 408.871.5140 rnu 408.866.2790
PRE2005-19 - 1805 Winche~ .Blvd.
Page 2 of 3
2. Landscaping: The City's landscaping requirements specify that a minimum of ten percent of
the net site area be dedicated to landscaping. Additionally, continuous landscape areas a
minimum of ten-feet in width shall be required along public street frontages (excluding
driveways) and a minimum of five-feet in width along abutting property lines. These
minimum landscape requirements will need to be incorporated into the site design.
3. Parking & Driveways: The following comments are made pursuant to the City's Parking and
Loading requirements (Chapter 21.28 of the Campbell Municipal Code):
a. Drive-through window restaurants shall provide a queuing lane of not less than 150-fet in
length and 12 feet in width. Please be sure to maintain this minimum requirement and
specify on the plans the total length of the proposed queuing lane.
b. The parking requirement for adrive-through restaurant is one space per each employee
plus one space for each 40 square feet of assembly area (dining area). The proposed site
plan does not provide the minimum amount of required parking spaces as required by the
Zoning Code.
c. The minimum dimension for a standard parking space is nine-feet by twenty-feet. Please
modify the proposed stall dimensions to meet this requirement. Atwo-foot bumper
overhang area may only be utilized where it does not encroach into a required landscape
area. If the bumper overhang provision is going to be utilized, it must be a landscaped
area in addition to the required planter strip along property lines.
d. Staff is supportive of the cross access to off-site driveways but this will require the
recordation of an easement guaranteeing the continued availability of the shared access
between the properties as well as written permission from the adjacent property owners.
e. The proposed driveway onto Latimer Avenue is too close to the corner intersection and
presents a traffic safety issue. Anew driveway to this property should be located further
away from the corner to provide a safe entrance/exit for cars.
f. Staff does not recommend the use of site plan "Scheme B" as this increases the number
of curb cuts. Commercial projects should consolidate driveways to reduce the amount of
curb cuts and paving, where possible.
4. Traffic Report: As part of the Planned Development Permit, the applicant shall have a letter
report prepared by a qualified Traffic Engineer which summarizes the trip generation
analysis for the midday and P.M. peak hours. This letter report can be based on the latest
version of the ITE's Trip Generation Manual or comparable KFC/A&W sites in the area.
5. Lot Line Adjustment: The proposed purchase of land from the adjacent property owners
would require the approval of a lot line adjustment. The 10-foot adjustment on the west side
of the property does not seem to present any problems as the proposed area of adjustment is
an unused landscape and paved area. However, the 20-foot adjustment area to the north is
occupied by parking spaces and an aisle way for the adjacent property. The reduction of
parking spaces and removal of an aisle way cannot be approved unless the property has a
surplus in the required number of parking spaces and the proposed lot line adjustment does
not disrupt the parking lot circulation. Also be aware that there are currently shared parking
PRE2005-19 - 1805 Winche. .Blvd.
Page 3 of 3
lot easements that run through the subject parking lots that would need to be addressed as
well as written permission from the property owners.
Your application was distributed to the Public Works Department, Building Division, Planning
Division and Fire Department. In addition to the Planning Division's comments contained in
this letter, please find enclosed comments from the Public Works Department, Fire Department,
and Building Division. Please note that these comments are meant to be preliminary and that
conditions of approval from each department will be developed when a formal application is
submitted.
Thank you for the opportunity to review your preliminary application. Please do not hesitate to
contact me at (408) 866-2140 or by email at stephaniew a(~,cityofcampbell.com to schedule a
meeting to discuss these comments or the application process.
Sincerely,
~~
~~
Stephanie Willsey
Planner I
~~((~
encl: Planned Development Permit Application
Parking and Loading Requirements
Fire Department Comments, 3/18/05
Public Works Department Comments, 3/29/05
Building Division Comments, 3/15/05
cc: Geoff Bradley, Senior Planner
Harman KFC Investment, 199 First Street, #212, Los Altos, CA 94022