Admin PD - Expired - 2010CITY of CAMPBELL
Community Development Department
December 9, 2010
Phong Nguyen
Angellina Bowers
527 Los Pinos Ave.
Milpitas, CA 95035
Re: File No: PLN2010-53
Address: 1657 S. Bascom Ave.
Subject: Administrative Planned Development Permit
Dear Applicant:
Your Administrative Planned Development Permit application for establishment of a day-care
facility on property located at the above referenced address has remained incomplete since April
22, 2010. No formal response to the incompleteness letter of this date has been received.
Pursuant to Section 21.38.040(C) of the Campbell Municipal Code, an application may remain
incomplete for up to 180 days, after which time the application shall be deemed withdrawn.
Resultingly, your application has expired and is closed with no action taken.
If you should have any questions regarding this notice, please feel free to contact me at (408)
866-2193 or by email at danielf(c~,cityofcampbell.com.
Sincerely,
Daniel Fama
Assistant Planner
cc: Paul Kermoyan, Planning Manager
To: File ~ Date: April 26, 2010
From: Daniel Fama, Assistant Planner '
Subject: Project Status
File No.: PLN2010-53 ~ 1657 S. Bascom Ave.
Project Status: Incomplete
Last Activity: Applicant sent incompleteness letter (4/22). Numerous issues that to be addressed.
70 North First Street • Campbell, CA 95008-1423 • TE[, (408) 866-2140 • Fax (408) 866-5140 • E-tvtAtt, planning@cityofcampbell.com
CITY of CAMPBELL
Community Development Department
April 22, 2010
Phong Nguyen and Angelina Bowers
527 Los Pinos Avenue
Milpitas, CA 95035
Re: File No: PLN2009-53
Address: 1657 S. Bascom Avenue
Application: Administrative Planned Development Permit
Dear Mr. Nguyen and Ms. Bowers,
Thank you for submittal of an Administrative Planned Development Permit for the establishment
of a daycare on property located at the above referenced address. This application has been
reviewed by the Planning Division, Building Division, Land Development Division, Traffic
Engineering Division, Santa Clara County Fire Department, and Santa Clara Valley Water
District. Based upon this review, this application has been deemed incomplete. The following
additional information and details are needed in order continue processing of this application:
PLANNING DIVISION
1. Project Plans: Due to the nature of the proposed use, professionally drawn plans are
required. Such plans must provide all applicable details described in the Administrative
Planned Development Permit application package and must be to scale and fully
dimensionalized.
2. Outdoor Play Area: Although State law may allow flexibility regarding the amount of
outdoor play area required, the Campbell Municipal Code nonetheless requires 75 square-
feet of unencumbered space per child. Therefore, the proposed 70-child daycare requires
5,250 square-feet of outdoor play area, which is more than the 4,890 square-feet available.
As a result, the number of children served by the use will need to be reduced to be
commensurate with the available outdoor play area. Please note that the play area does not
include the pathway along the side of the building.
3. Indoor P1aY Area: The Campbell Municipal Code requires 35 square-feet of unencumbered
indoor play area per child. The proposed floor plan shows three `classrooms' as the indoor
play area. As such, please provide the exact square footages of each of these rooms,
ensuring that the aggregate square-footage meets the minimum indoor play area
requirement.
PLN2010-53 ~ 1657 S. Bascom Ave.
Page 2 of 3
4. Circulation: The project site's existing layout would not accommodate the circulation needs
of the proposed use. Please provide a revised circulation plan for this site that would better
accommodate the pick-up and drop-off activity of this use.
5. Parkin :Pursuant to the Parking and Loading Ordinance, one space per employee plus one
space per five children is required. As a result, this project requires 23 parking spaces where
only 11 are provided, resulting in a parking deficit of 12 spaces. Additionally, as stated
above, the layout of the parking area will need to be modified, which will likely result in the
loss of additional parking spaces. The operational statement indicates that this use could
share parking with adjacent properties held under the same ownership. For this to be
considered, additional information on these properties, including types uses, number of
parking spaces, hours of operations, etc., must be provided. Due to the parking issues, this
project will need to be considered by the Planning Commission as only this body may allow
an adjustment to parking.
6. Operational Description: The operational description includes two critical assumptions on
the activities associated with this use; the manner in which parents drop-off/pick-up children
and the number of children per household. It seems unlikely that parents will drop-off and
pick-up without actually parking their vehicle. Moreover, it seems equally unlikely that the
average client household has 2.5 daycare-age children. Please provide evidence supporting
these two assumptions.
TRAFFIC ENGINEERING DIVISION
7. Parkin Sg turfy: Based on the number of children proposed for this daycare, the limited
number of parking spaces, poor on-site circulation, a narrow driveway width and the
assumptions presented by the application (e.g., the number of children per household, the
number of drop-offs/pick-ups per hour, etc.), this project will require a traffic study. Such a
study needs to be performed to determine the trip generation, how the students should be
dropped off/picked up, the number of parking spaces required, and the on-site circulation
pattern for arriving vehicles. Some data (e.g., parents sign-up data from similar facilities)
should be provided to determine the anticipated arrival schedule of parents.
Upon submittal of revised application documents, a scope of work will be prepared. The
applicant will be required to submit a deposit with the City so that the City can hire a traffic
engineering consultant to prepare the analysis. The deposit amount will be determined once
the City receives bids for the study.
SANTA CLARA VALLEY WATER DISTRICT
8. Easement Issue: The enclosed comment letter from the Water District indicates that the
District maintains two easements over the subject property. The principal easement,
covering the rear 25 feet of the property, requires that the easement area "be kept clear of
any type of building, fences, structure or trees, unless prior written approval is obtained from
the District." Additionally, a secondary easement provides non-exclusive access to the
principal easement. In order for the District to fully review this proposal with respect to the
easement restrictions, the District is requesting complete scaled plans showing all proposed
improvements and access to the easement area.
PLN2010-53 ~ 1657 S. Bascom Ave. Page 3 of 3
The following is a summary of preliminary conditions of approval provided by the specified
departments. Enclosed with this letter are the exact conditions provided by these departments.
LAND DEVELOPMENT DIVISION
A condition of approval will require submittal of a grading and drainage plan for the site.
BUILDING DIVISION
The Building Division's enclosed conditions specify the Building Permit requirements for the
tenant improvement associated with this proposal. Please take note of item no. 13 which states
that the proposal represents a change of building occupancy from `B' occupancy to `E'
occupancy. This will require certain improvements to the building be made. It is advised that a
qualified professional be contacted to discuss the Building Code ramifications of this occupancy
change.
SANTA CLARA COUNTY FIRE DEPARTMENT
The County Fire Department's enclosed conditions of approval cover the accessibility of site
access and water supply as they pertain to department operations and licensing requirements for
this type of facility. More specific requirements will be provided during plan review of a tenant
improvement. It is advised that a qualified professional be contacted to discuss the Fire Code
requirements of this proposal.
In light of this review, it is the City's position that this use may not be appropriate for this
location. The issues presented, especially circulation and parking would be very difficult to
resolve, especially as a traffic study is required. Moreover, as noted, this proposal would change
the building occupancy type which would require extensive and costly improvements to the
building making this project potentially cost prohibitive. You are entitled to pursue this
application as you wish. However, it is staff's recommendation that it be withdrawn at this time.
If you should have any questions regarding these comments, please feel free to contact me at
(408) 866-2193 or by email at danielf c~i,cit o~campbell.com.
Sincerely,
Daniel Fama
Assistant Planner
Encl: Building Division Comments, dated 4/2/10
Fire Department Comments, date 4/5/10
Public Works Department (Land Development), dated 4/5/10
SCVWD Comment Letter, dated 4/21/10
cc: Paul Kermoyan, Planning Manager
Ed Arango, Associate Engineer
Matthew Jue, Traffic Engineer
Doris C. Quai Hoi, Project Engineer
Bill Bruckart, Building Official
Gelagio, V, LLC, c/0 Management Services, 1428 Foxworth Ave., Ste. E, San Jose, CA