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CITY of CAMPBELL
Community Development Department
August 15, 2008
Mr. Robert Hicks
43 Harrison Avenue
Campbell, CA 95008
Re: PRE 2008-06 ~ 573-621 E. Campbell Avenue
Dear Mr. Hicks:
We are in receipt of your follow-up questions and comments regarding the pre-
application review comments for the proposed projects at 573-621 E. Campbell
Avenue. The following is a list of your questions and comments, as provided by e-mail
by Mr. Kellogg on August 12, 2008, and the city's responses:
1. We concur the two projects, 573 and 621 should be separated. Approval of 573
would not be tied to any way to 621. We would like to clarify that the 621 Project
would not proceed until the 573 Project is constructed and leased. Therefore,
no 621 Pre-Application Submittal will be prepared at this time.
The City of Campbell is aware of your decision not to submit a comprehensive pre-
application for 621 E. Campbell Avenue.
2. The Public Works review references a 20' right of way [dedication]. We have
measured the curb-to-curb street width at 60'~and you have briefly verified this
in your records. It appears the North curb on E Campbell Ave. will not be moving,
and the 12' to 16' sidewalk guideline will be applicable.
The City of Campbell provides preliminary comments in order to assist the
prospective developer in preparing more comprehensive plans. Public Works has
reviewed preliminary survey information and it appears that the curb-to-curb street
70 North First Street Campbell, California 9 5008-1 4 3 6 TL'L, 408.866.2140 Fax 408.871.5140 To[~ 408.866.2790
573-621 E. Campbell r__~nue .......................................................Page_2....°.f.~...
width is 60' and the 12' to 16' sidewalk guidelines will be applicable.. A formal
submittal of improvement plans can verify the existing conditions.
3. The requirement for a traffic study for the 573 Project is recognized. Please advise
a rough estimate of the amount of the deposit. Also, though the two projects
would be separated, would it be possible to include a separate section on the 621
Project accesses through the Gillman intersection and Poplar Street?
A very rough approximation of the deposit would be around $3000. To assess traffic
needs for 621 E. Campbell Avenue, staff would need apre-application submittal for
the proposed project with the revised submittal requirements as noted in our letter of
August 7, 2008.
4. Since this initial preliminary application included the 621 Campbell Ave
property, we would appreciate the City's comment regarding phasing the
redevelopment, as described in the 3rd paragraph of the narrative. The
memorandum from Ed Arango mentions (Pre-Amble to Comments) constructing
all buildings at one time in Phase 2, which is contrary to what we proposed.
Public Work's comments regarding phasing referred to the off-site improvements
only. Regardless of how the future development of 621 E. Campbell is phased, Public
Works would require that all the street improvements for the 621 frontage be
designed at the same time. Public Works would review what components of the
design should be installed based on what was proposed in the application.
Please do not hesitate to contact me at (408) 866-2142 or via. email at
stevep@cityofcampbell.com to schedule a meeting to discuss these comments or
provide additional information regarding the application process.
Sincerely,
Steve L. Prosser
Assistant Planner
cc: Don Kellogg
Jackie C. Young, Principal Planner
Kirk Heinrichs, Redevelopment Manager
Ed Arango, Land Development Engineer
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CITY of CAMPBELL
Community Development Department
August 7, 2008
Mr. Robert Hicks
43 Harrison Avenue
Campbell, CA 95008
Re: PRE 2008-6 ~ Preliminary Application Comments
573-621 E. Campbell Avenue
Dear Mr. Hicks:
Thank you for your submittal of aPre-Application to demolish two existing residences
(573 and 579 E. Campbell Ave.) and one 20,728 square foot commercial building at 621
E. Campbell Avenue to construct a new mixed use development in two phases. Phase
1 would combine 573 & 579 to build a 4,200 square foot mixed use building with office
above retail. Phase 2 would consist of subdividing 621 E. Campbell Avenue into three
lots and constructing four mixed use buildings (office over retail) totaling 32,000
square feet and four residential apartments.
Zoning/General Plan: The subject property is zoned P-D (Planned Development) and
is designated as Central Commercial on the City's General Plan Land Use Map. The
proposed phased construction of one two-story retail/office building (Phase 1) and
four two story office over retail buildings and four residential apartments (Phase 2)
requires approval of a Planned Development Permit.
Staff strongly recommends separating your project proposal into two separate
applications and submitting for approval of Phase 1. Once Phase 1 has been reviewed
through the entitlement process, a more comprehensive pre-application for Phase 2
could be submitted conforming to the City's updated submittal requirements for a
Pre-Application. I have enclosed both the Planned Development Permit application
and the revised Pre-Application form for your review.
70 North First Street Campbell, California 9 5008-1 4 3 6 'rE~ 408.866.2140 Fnx 408.871.5140 ~ row 408.866.2790
573-621..E:...Campbell Ave.:....°`e .......................................................................................................................................................................................Page 2...°.f.6...
The processing time for a Planned Development Permit for a project similar to Phase 1
is typically 60-90 days and requires consideration by the Planning Commission and
the City Council through a public hearing process.
The Planning Division completed the review of your pre-application and has the
following comments regarding Phase 1 of your proposal:
Phase 1:
1. Site Plan: The following information should be indicated on the site plan:
a. Please prepare a "Project Data Table" that includes the lot size (less any
street dedication), building size, lot coverage calculation, landscaping
calculation and parking data.
b. Include a clear project description regarding type of use, hours of
operation, etc.
c. Please show the distance from the centerline of the adjacent street to the
property lines.
d. Include a north arrow on the site plan.
e. 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.
f. Any proposed or existing fencing needs to be shown. The height,
materials and location should be listed.
g. Walkways and paved areas.
2. Signage: If signage is proposed, a Sign Permit will be required and may be
submitted at the same time of the Conditional Use Permit application. The sign
requirements can be found in the enclosed Sign Regulations (Chapter 21.30).
3. Traffic Study: Please be advised that deposit of funds for the preparation of a
Traffic Study will be required. The Traffic Study will shall address the peak hour
trip generation and traffic access for Phase 1 of the project.
4. Elevations: Elevations of all four sides of the building will be required at the time
of application submittal for the Planned Development Permit. A color and material
sample board will also be required.
573-621 E. Campbell Avr,cue Page_3 of 6
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5. Floor Plan: No floor plans were submitted. Floor plans will be required at the time
of application submittal for Site & Architectural Review Permit.
6. On-Site Lig_htin~: On-site lighting shall be shielded away from adjacent properties
and directed on site. Submit a detail sheet of any proposed lighting at the time of
application submittal. Lighting fixtures shall be of a decorative design to be
compatible with the surrounding development and shall incorporate energy saving
features.
7. Parkin :The Zoning Ordinance requires the provision of 1 parking space for each
225 square feet of gross floor area for professional office space and 1 parking space
for each 200 square feet of gross floor area for retail space. The proposed building
is 2,100 square feet of office use and 2,100 square feet of retail use, therefore
requiring 20 parking spaces. The proposed project illustrates 13 parking spaces.
Although the Zoning Code provides an opportunity for an applicant to request a
parking reduction based on this proposed development's proximity to light-rail, a
reduction of seven parking spaces may be difficult to approve especially with a
retail and office mix of uses that generally have concurrent operating hours.
8. Streetscape Standards: The property is subject to the Streetscape Standards of the
East Campbell Avenue Master Plan. Please review the Public Works comments
enclosed for potential street improvement requirements.
9. Landscaping:
a. Please provide a Landscaping Plan. The plan shall show the type of trees, size
of trees and tree planting detail and irrigation details. The landscape plan shall
substantially conform to the approved site plan and the City's Water Efficient
Landscaping Standards (WELS).
b. Per Chapter 21.26.020 of the Campbell Municipal Code, all developments
within the P-D zoning district shall be required to provide for landscaping a
minimum extent of 12 percent of the net site area. A minimum 5-foot planter
strip shall be provided along abutting property lines.
10. Trash Enclosure: Provide elevations and material samples for any proposed trash
enclosures.
11.Outreach to Neighborhood: Please explain what outreach you have done, or plan
to do, with surrounding property owners and nearby residences.
573-621 E. Campbell Ave,~~te
Page 4 of 6
12. Architectural Scale: The proposed project lies within the subject area of the East
Campbell Avenue Master Plan. On May 15, 2007, the City Council approved the
East Campbell Avenue Master Plan. I have enclosed a copy of the East Campbell
Avenue Master Plan Design Guidelines Narrative for your review. The proposed
project will be required to conform to the following design guidelines:
• The first floor shall front the property line, utilizing a zero foot setback, to
create a pedestrian accessible retail experience.
• All new developments are subject to existing city parking standards.
• Surface parking lots shall be permissible only in the rear of the development
and shall be screened with an attractive fence or wall that compliments the
material of the principal building. Walls or fences shall not exceed six feet in
height.
• Utility boxes and equipment shall be undergrounded to the extent feasible and
practical.
• The ground-level on E. Campbell Avenue shall include design features, such as
retail display windows and building articulation, which is attractive and
pedestrian oriented. The use of special storefront detailing, special materials,
planters, outdoor seating, decorative pavers, flags and banners shall be
included to reinforce the pedestrian nature of the street.
• Ground floor windows shall be attractive, inviting, and enticing to passersby.
Windows should be inset generously from the building wall to create shade
and shadow detail. Retail should utilize expansive storefront windows to
provide the appropriate setting for displaying and marketing retail
merchandise.
• Attention to detail should be given to elevations that include a mix of finishing
materials, facade ornamentation, lighting, flower boxes and storefront
articulation.
• Building elements which add scale and interest, such as second story bay
windows, parapets, and cornices, are encouraged.
Phase 2:
In order to provide substantive comments regarding Phase 2 of the proposed
development, the following revised Pre-Application submittal requirement
information would be required:
1. Pre-Application Form: Signed by applicant and property owner.
573-621 E. Campbell Avt,~ue Pa e 5 0 6
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2. Site Diagrams: The following information should be indicated on the site
diagram(s):
a. Please prepare a "Project Data Table" that includes the lot size (less any street
dedication), building size, lot coverage calculation, landscaping calculation and
parking data;
b. Concept Elevations;
c. Context Elevation;
d. Massing Study;
e. Street Context Photographs;
f. Project Sections;
g. Aerial;
h. Circulation Mapping (for vehicles and pedestrians);
i. Narrative providing a clear project description including proposed type of use,
hours of operation, square footage, adjacent uses, and analysis of development
options;
j. PDF file of Submittal Materials; and,
k. Alternative Concepts (up to three differing concepts for larger projects).
Your pre-application was distributed to the Building Division, the Public Works
Department and the County Fire Department. Their comments are enclosed. Please
note that all comments are meant to be preliminary. Conditions of approval. from each
department will be developed at the time a formal application is submitted.
Please do not hesitate to contact me at (408) 866-2142 or via email at
stevep@cityofcampbell.com to schedule a meeting to discuss these comments or
provide addi±ional information regarding the application process.
Sinc ely,
teve L. Prosser
Assistant Planner
encl: Comments from Building Division, dated 7/16/08
Comments from Public Works, dated 7/8/08
Comments from Fire Department, dated 6/11/08
573-621 E. Campbell Avenue Page 6 of 6
Application for Planned Development Permit
Revised Pre-Application Submittal Requirements for Phase 2
East Campbell Avenue Master Plan Design Guidelines Narrative
cc: Jackie C. Young, Principal Planner
Kirk Heinrichs, Redevelopment Manager
Ed Arango, Land Development Engineer
Bill Bruckart, Building Official