Pre-App - Expired - 2005CITY of CAMPBELL
Community Development Department
October 7, 2005
Mr. Edward Nazaradeh
7269 Glenview Drive
San Jose, CA 95120
Re: Preliminary Application Comments
109 & 121 N. First Street
File No: PRE2005-00067
Dear Mr. Nazaradeh:
Thank you for your submittal of a preliminary application for the expansion of an existing
church at the above referenced address. The subject property is presently zoned P-D (Planned
Development) and is designated as Office/Low-Medium Density Residential 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 Plan: The following items shall be included on the site plan:
a. Show location of the trash and recycling enclosure on the property.
b. Distance from centerline of adjacent street to property lines.
c. Existing and/or proposed fencing including the type, height, and materials.
d. Provide location and uses of buildings on adjacent properties. Describe the height,
setbacks, and type of structures.
e. Existing and proposed utilities. All new utilities shall be under grounded per section
21.18.140 of the Zoning Code.
f. Provide a vicinity and/or location map.
2. Site Layout & Architecture: Staff is not supportive of the proposed site layout. Please
provide a minimum of five-feet or one-half the height of the building wall, whichever is
PRE2005-00067 ~ 109 & 121 N. First Street Page 2 0~
greater, adjacent to the side and rear property lines. Additionally, staff was unable to provide
architectural comments since building elevations were not provided with the submittal.
3. Landscaping: The City's landscaping requirements specify that a minimum of twelve
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.
4. 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. The parking requirement for a public assembly use is one space for each four seats plus
one space for each 40 square feet of assembly seating area, when the seats are not fixed.
In addition to the required parking for the public assembly use, two parking spaces are
required for the proposed living quarters. The proposed site plan does not provide the
minimum amount of required parking spaces as required by the Zoning Code.
b. The minimum dimension for a standard parking space is nine-feet by twenty-feet. A
two-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.
c. The minimum width for atwo-way aisle is 25'-0". The proposed site plan shows 23'-6".
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 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) 866-2142 or by email at melindad(a~cityofcampbell.com to schedule a
meeting to discuss these comments or the application process.
Sincerely,
77//„
l~
Melinda M. Denis
Planner I
encl: Planned Development Permit Application
Parking and Loading Requirements
Public Works Department Comments, 9/26/05
Building Division Comments, 10/03/05
cc: Jackie Young Lind, Senior Planner