Use Permit - 2002
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CITY OF CAMPBELL
Community Development Department
September 26,2002
Dr. Mary Margaret O'Neill
254 Everett Street
Campbell, CA 95008
Subject: Building Plan Check Comments for BLD 2002-1029
200 W. Campbell Avenue
Dear Dr. O'Neill,
The Planning Division has reviewed your Building Permit application for the conversion of a
single-family residence into an office and an addition of 874 square feet at 200 W. Campbell
Avenue. This project was approved by the Planning Commission on June 25, 2002. Staff has
reviewed the building permit plans with respect to the Conditional Use Permit plans approved by
the Planning Commission. Pursuant to the approval, the building permit plans shall substantially
conform to the plans approved by the Planning Commission. The following Conditions of
Approval of the Conditional Use Permit for this project have not been met:
1. Building Elevations. Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall
be reviewed by and approved by the Community Development Director prior to the issuance
of building permits. Project details include, but are not limited to, the following:
a. Details of materials to be used on the addition. Materials are to be consistent with
materials of the existing structure so that the contrast between the materials is not
obvious.
b. Providing a color/material sample board specifying color palette, textures and materials.
c. Providing roof samples or brochures of the color and material of the proposed roofing.
d. Providing window schedules for high quality of window treatments and styles reflecting
the high quality historic windows depicted on the elevations. All windows shall be
consistent with the architectural style of the existing structure.
2. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal
Code. The rear parking area shall utilized decorative and colored concrete or interlocking
pavers, subject to review and approval by the Community Development Director prior to
issuance of building permits.
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . mD 408.866.2790
Building Plan Check Co;
September 26, 2002
-entsfor BLD 2002-1029
200 W Campbell Avenue
Page 2 of 2
3. On-site lighting: The applicant shall submit a lighting plan, light fixture details and
illustrated brochures indicating the location and design of light fixtures and parking lot
lighting to the Planning Division, prior to the issuance of building permits, for review and
approval by the Community Development Director. All lighting shall be arranged and
shielded so that light is reflected away from adjacent residential uses and so that there is no
glare which will cause unreasonable annoyance to occupants of residential properties or
otherwise interfere with the public health, safety or welfare. Lighting fixtures shall be of a
decorative design to be compatible with the office building and shall incorporate energy
saving features.
4. Trash and Recycling Enclosure: The applicant shall submit details regarding the design and
location of a trash and recycling enclosure(s) to the Planning Division for review and
approval by the Community Development Director prior to the issuance of building permits
for the project. Unless otherwise noted, enclosures shall consist of a concrete floor
surrounded by a six-foot high solid wall and have decorative self-closing doors. The
enclosure shall be constructed at grade level and have a level area adjacent to the trash
enclosure area to service the containers.
5. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Standards (WELS) for all protected trees to be retained
on site, and shall contain specific information about the preservation of the trees during any
grading or building on site. Per the arborist's recommendation, a chain link fence shall be
erected 10 feet from the trunk in a circular fashion to provide a protection zone of
undisturbed original grade. The tree protection plan shall be submitted to the Planning
Division for review and approval by the Community Development Director and all required
fencing or protective measures shall be installed prior to the issuance of building permits.
6. Landscape and Irrigation Plans: The applicant shall submit a detailed landscape and
irrigation plan to be reviewed and approved by the Community Development Director prior
to issuance of any building permits for the site.
a. All street trees shall be a minimum 24-inch box size. All other trees shall be a minimum
15- gallon size and shrubs shall be a minimum of 5- gallon size.
b. All landscaping installed as required per the approved landscape plan shall be maintained
in good health.
c. All landscaping shall be installed prior to building occupancy.
d. All landscaping shall be consistent with the City's Water Efficient Landscaping
Standards.
e. All hardscape items (i.e. disabled access route, walkway to front entrance) shall utilized
decorative and colored concrete or interlocking pavers, subject to review and approval
by the Community Development Director prior to issuance of building permits.
7. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
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Building Plan Check COlt.
September 26, 2002
ntsfor BLD 2002-1029
200 W. Campbell A venue
Page 3 of 3
8. Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened
with architecturally compatible materials, subject to approval by the Community
Development Director, prior to the issuance of building permits.
Please do not hesitate to contact me at (408) 866-2193 if you have any questions about these
conditions of approval.
Sincerely,
~~::S~
Darcy Smith
Planner II
Cc:
Geoff Bradley, Senior Planner
Frank Mills, Senior Building Inspector
Bo Chen, Assistant Land Development Engineer
Bruce Johnson, Project Architect, 80 Alice Avenue, Campbell, CA
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BRUCE G. JOItNSON
ARCHITECT
80 ALICE AVENUE
CAMPBELL, CA 9~008
408.J79,89JO
July 12, 2002
Ms. Darcy Smith, Planner II
City of Campbell Planning Dept.
70 North First Street
Campbell, CA 95008
SUJBECT: Roof Material Alternate for
O'Neill Medical Office at
200 W. Campbell Avenue
Dear Darcy:
I wish to request an alternate finish roof material change
from the approved Site Development Plan of June 26th. I base
this request on our recent discussion noting that to replace
and match the existing medium wt. cedar shakes will be almost
an impossible task. The new roof area will have to be meet new
fire code requirements, especially for a wood product. Then the
resulting structure will only be half fire resistant. I propose,
and you expressed similar ideas, that the structure receive a
total new roof of the much improved dimensional Laminated Fiber-
glas Shingles (heavy composition material). Thus, the final
result for this project will achieve a Class "A" fire rated roof
surface, a uniform matching of all materials, and finally the
roof will be more harmonize with the surrounding neighborhood.
Of course, as a condition of our Planning Approval, we will sub-
mit to your department samples and a display pattern for your
final approval prior to issurance of Building Permit. You gave
me the feeling at the above was very acceptable. I will amend
my final Construction Plans to reflect the change unless I hear
otherwise.
If you have any questions, please do not hesitate to call me.
Thank you for you assistance.
cc: Mary Maragret O'Neill
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CITY OF CAMPBELL
Public Works Department
July 8, 2002
Dr. Mary Margaret O'Neill
254 Everett Street
Campbell, CA 95008
Re:
Application PLN2002-37 - 200 W. Campbell Avenue
Dear Dr. O'Neill:
The Planning Commission, at its meeting of June 25, 2002, adopted Resolution 3439 approving
a Conditional Use Permit to allow the conversion of a single-family residence into a medical
office and an addition of 874 square feet on the above-referenced property.
At your earliest convenience, I would like to arrange a meeting with you, your consultants, and
the City's Public Works land development representative(s). The purpose of the meeting would
be to review the conditions of approval imposed by the Public Works Department and the
Department's procedures and requirements for satisfaction of those conditions. The land
development representative(s) may also include staff members from the Planning and Building
Divisions, if necessary. We hope this meeting will facilitate your project and assist in making
your project a success.
Please contact me at (408)866-2158 to arrange a meeting time and to answer any questions.
1. Harol ousley, P.E.
Land Development Engineer
Cc:
Bruce Johnson, Architect, 80 Alice Ave., Campbell 95008
Darcy Smith, Planner n
Frank Mill, Sr. Building Inspector
h:\landdevI200wcampbell stdltr(mp)
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2150 . FAX 408.376.0958 . TOO 408.866.2790
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CITY OF CAMPBELL
Community Development Department - Current Planning
June 26, 2002
Dr. Mary Margaret O'Neill
254 Everett Street
Campbell, CA 95008
Re:
PLN2002-37 - Conditional Use Permit - 200 W. Campbell Avenue
Conversion of Single Family Residence into Medical Office
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of June 25, 2002, adopted
Resolution No. 3439 approving a Conditional Use Permit (PLN2002-37) to allow the
conversion of a single-family residence into a medical office and an addition of 874
square feet on the above referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk
by 5 p.m. on Friday, July 5, 2002. California Code of Civil Procedure, Section 1094.6,
governs the time within which judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
]Xu~
Darcy Smith
Planner II
cc
Bruce Johnson (Project Architect)
80 Alice A venue
Campbell, CA 95008
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.838\ . TOO 408.866.2790
RESOLUTION NO. 3439
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
(PLN2002-37) TO ALLOW THE CONVERSTION OF A SINGLE-FAMILY
RESIDENCE INTO A MEDICAL OFFICE AND AN ADDITION OF 874
SQUARE FEET ON PROPERTY OWNED BY DR. MARY MARGARET
O'NEilL LOCATED AT 200 W. CAMPBELL AVENUE IN A P-O
(PROFESSIONAL OFFICE) ZONING DISTRICT AND FOUND THIS
PROJECT TO BE CATEGORICALLY EXEMPT. APPLICATION OF DR.
MARY MARGARET O'NEilL. FILE NO. PLN2002-37.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2002-37:
1. The development of the proposed project will result in a 2,132 square foot professional office
building that is consistent with the General Plan designation of Professional Office for this
property.
2. The development of the proposed project will result in a use that is consistent with the P-O
(Professional Office) Zoning District. The proposed residence meets the front and side
setbacks, height and lot coverage requirements for the P-O Zoning District.
3. The proposed project is architecturally compatible with the historic character of the existing
structure and surrounding neighborhood.
4. The development of the proposed project will result in a floor area ratio and building
coverage of 15%, which falls below the maximum permitted floor area ratio and building
coverage for this site.
5. The 874 square foot addition would be located to the west of the existing structure and would
consist of a new waiting area and exam rooms. This addition would provide a 14 foot 6 inch
setback to the western property line and a 52-foot setback from the front property line.
6. The new driveway would consist of a 20 foot driveway for a portion of the driveway but the
width would be reduced to ten feet for a 20 foot long section in order to preserve a large
Deodar Cedar tree. This variation to the driveway width is necessary to preserve the tree,
which is a substantial asset to the site and the surrounding neighborhood.
7. The proposed addition has been designed to be compatible with the historic character of the
structure and would match the existing design, materials and colors. The structure has a
stucco exterior, cedar shake roof, divided windows and decorative corbel braces.
Planning Commission ResL_LÏon No. 3439
PLN2002-37 - 200 W. Campbell Avenue
Conditional Use Permit - Conversion of Single Family Residence into Medical Office
Page 2
8. The proposed project provides a total of nine parking spaces, which meets the parking
standard for a medical office with one physician or other professional office uses.
9. The project qualifies as a Categorically Exempt project per Section 15303, Class 1,
pertaining to minor additions to existing structures, of the California Environmental Quality
Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
6. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
8. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Permit (PLN2002-37) to allow the conversion of a single-family residence into a medical
office and an addition of 874 square feet on property owned by Dr. Mary Margaret O'Neill at
200 W. Campbell Avenue, subject to the following conditions:
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
-. . ...
Planning Commission Resl _don No. 3439
PLN2002-37 - 200 W. Campbell Avenue
Conditional Use Permit - Conversion of Single Family Residence into Medical Office
Page 3
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Plannin2 Division:
1. Approved Project: Approval is granted for a Conditional Use Permit (PLN2002-37) allowing
the conversion of a single-family residence into an office and an addition of 874 square feet
on property located at 200 W. Campbell Avenue. The building and site design shall
substantially comply with project plans received by the Community Development
Department dated May 30,2002, and prepared by Bruce Johnson, except as may be modified
by the Conditions of Approval herein.
2. Conditional Use Permit Approval Expiration: The Conditional Use Permit approval shall be
valid for one year from the date of final approval. Within this one-year period a building
permit must be obtained, and construction completed one year thereafter. Failure to meet
these deadlines will result in the Conditional Use Permit being void.
3. Building Elevations, Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall
be reviewed by and approved by the Community Development Director prior to the issuance
of building permits. Project details include, but are not limited to, the following:
a. Details of materials to be used on the addition. Materials are to be consistent with
materials of the existing structure so that the contrast between the materials is not
obvious.
b. Providing a color/material sample board specifying color palette, textures and materials.
c. Providing roof samples or brochures of the color and material of the proposed roofing.
d. Providing window schedules for high quality of window treatments and styles reflecting
the high quality historic windows depicted on the elevations. All windows shall be
consistent with the architectural style of the existing structure.
4. Fences: Any existing or new fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a six-foot high
"good neighbor" wood fence at the expense of the applicant, unless it is determined to be in
good condition by the Community Development Director.
5. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All existing structures
shall be secured by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414,1985 Ed. Uniform Fire Code).
-. . 'T
Planning Commission ResL .ion No. 3439
PLN2002-37 - 200 W. Campbell Avenue
Conditional Use Permit - Conversion of Single Family Residence into Medical Office
Page 4
6. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code. The rear parking area shall utilized decorative and colored concrete or
interlocking pavers, subject to review and approval by the Community Development Director
prior to issuance of building permits.
7. On-site lighting: The applicant shall submit a lighting plan, light fixture details and illustrated
brochures indicating the location and design of light fixtures and parking lot lighting to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director. All lighting shall be arranged and shielded so that light is
reflected away from adjacent residential uses and so that there is no glare which will cause
unreasonable annoyance to occupants of residential properties or otherwise interfere with the
public health, safety or welfare. Lighting fixtures shall be of a decorative design to be
compatible with the office building and shall incorporate energy saving features.
8. Signage Program: No signage is approved as part of the development applications approved
herein. The applicant shall submit a sign application for all signs for the site. Signing shall be
architectural in style and indicative of the character of the building. No sign shall be installed
until such application is approved and a permit issued by the Community Development
Director as specified in the Sign Ordinance.
9. Trash and Recycling Enclosure: The applicant shall submit details regarding the design and
location of a trash and recycling enclosure(s) to the Planning Division for review and
approval by the Community Development Director prior to the issuance of building permits
for the project. Unless otherwise noted, enclosures shall consist of a concrete floor
surrounded by a six-foot high solid wall and have decorative self-closing doors. The
enclosure shall be constructed at grade level and have a level area adjacent to the trash
enclosure area to service the containers.
10. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Standards (WELS) for all protected trees to be retained
on site, and shall contain specific information about the preservation of the trees during any
grading or building on site. Per the arborist's recommendation, a chain link fence shall be
erected 10 feet from the trunk in a circular fashion to provide a protection zone of
undisturbed original grade. The tree protection plan shall be submitted to the Planning
Division for review and approval by the Community Development Director and all required
fencing or protective measures shall be installed prior to the issuance of building permits.
11. Landscape and Irrigation Plans: The applicant shall submit a detailed landscape and
irrigation plan to be reviewed and approved by the Community Development Director prior
to issuance of any building permits for the site.
a. All street trees shall be a minimum 24-inch box size. All other trees shall be a minimum
15-gallon size and shrubs shall be a minimum of 5-gallon size.
-. ,. .".
Planning Commission Resl .ion No. 3439
PLN2002-37 - 200 W. Campbell Avenue
Conditional Use Permit - Conversion of Single Family Residence into Medical Office
Page 5
b. All landscaping installed as required per the approved landscape plan shall be maintained
in good health.
c. All landscaping shall be installed prior to building occupancy.
d. All landscaping shall be consistent with the City's Water Efficient Landscaping
Standards.
e. All hardscape items (i.e. disabled access route, walkway to front entrance) shall utilized
decorative and colored concrete or interlocking pavers, subject to review and approval by
the Community Development Director prior to issuance of building permits.
12. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
13. Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened
with architecturally compatible materials, subject to approval by the Community
Development Director, prior to the issuance of building permits.
Buildine: Division:
14. Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
15. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
16. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
17. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. by 36 in.
18. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
19. Structural Considerations: This proposed project is subject to structural upgrades predicated
on the change in use from residential to commercial use. Project ArchitectJEngineer shall
verify the existing structure's ability to support commercial loading values, and where
necessary, shall call for structural improvements.
-. . 'T
Planning Commission Rest. .ion No. 3439
PLN2002-37 - 200 W. Campbell Avenue
Conditional Use Permit - Conversion of Single Family Residence into Medical Office
Page 6
20. Exterior Wall Construction: Project Architect/Engineer shall examine the existing structure
for locations of exterior walls in relationship to property lines. Wall construction
requirements for commercial uses are typically more restrictive that for residential uses.
(Refer to Table 5-A, of the Current Uniform Building Code)
21. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall
be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
22. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
23. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
24. Special Inspections: When a special inspection is required by D.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
25. Water Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
26. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Santa Clara County Department of Environmental Health
d. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the
School District payment form from the City Building Division, after the Division has
approved the building permit application.
-. . 'T
Planning Commission Rest- jon No. 3439
PLN2002-37 - 200 W. Campbell A venue
Conditional Use Permit - Conversion of Single Family Residence into Medical Office
Page 7
PUBLIC WORKS DEPARTMENT
27. PreliminarY Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
28. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and deposits,
post security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City Engineer.
The fee for a non-utility encroachment permit application is currently $255.00. The plans
shall include the following:
a. Removal of existing sidewalk;
b. Removal of the two existing non-ADA compliant driveway approaches and related curb
and gutter, as necessary;
c. Construction of new 8 foot sidewalk (face of curb to back of sidewalk);
d. Construction of new ADA compliant driveway approach;
e. Construction of street trees, landscape, and irrigation at approximately 40 feet on center;
f. Construction of conforms to existing public and private improvements, as necessary.
29. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
c1eanout(s) shall be installed on private property behind the public right-of-way line.
30. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
31. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a utility installation coordination plan and schedule for approval by the City Engineer
for installation of street improvements and/or abandonment of all utilities. Streets, which
have been resurfaced within the previous 5 years, will require boring and jacking for all new
utility installations. Applicant shall also prepare pavement restoration plans for approval by
the City Engineer prior to any utility installation or abandonment.
32. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered grading and drainage plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18,33, and Appendix Chapter 33.
33. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee which is $651.00.
-.. '<r
Planning Commission Resc.. .iOn No. 3439
PLN2002-37 - 200 W. Campbell Avenue
Conditional Use Permit - Conversion of Single Family Residence into Medical Office
Page 8
34. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding storm water pollution
prevention.
The City will provide the applicant with information to assist in complying with this
condition of approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
PASSED AND ADOPTED this 25th day of June, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois and Jones
None
Gibbons and Hernandez
None
APPROVED:
Tom Francois, Chair
A TrEST:
Sharon Fierro, Secretary
ITEM NO.2
CAMPBELL
~
STAFF REPORT - PLANNING COMMISSION MEETING OF
JUNE 25, 2002
O'Neill, M.
Public Hearing to consider the application of Dr. Mary Margaret O'Neill for
a Conditional Use Permit (PLN 2002-37) to allow the conversion of a
single-family residence into an office and an addition of 874 square feet on
property owned by Dr. Mary Margaret O'Neill at 200 W. Campbell
A venue in a P-O (Professional Office) Zoning District.
PLN 2002-37
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, approving a Conditional Use Permit
(PLN 2002-37) to allow the conversion of a single-family residence into a medical office and an
addition of 874 square feet, subject to the attached Conditions of Approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is categorically exempt
under Section 15301 of the California Environmental Quality Act (Section 21000 et seq. of the
California Public Resources Code), Class 1, pertaining to minor additions to existing structures.
This application was deemed complete on May 31, 2002.
PROJECT DATA
Cate2orv
Gross Lot Area:
Net Lot Area:
.33 acres (14,173 sq. ft.)
.42 acres (18,313 sq. ft.)
Site Utilization:
Building Coverage:
Paving Coverage:
Landscaping Coverage:
2,132 square feet (15%)
5,655 square feet (40%)
6,453 square feet (45%)
Floor Area Ratio (FAR):
.15
Building Square Footage:
Existing Structure:
Proposed Addition:
Total Existing & Proposed:
1,258 square feet
874 square feet
2,132 square feet
Parking:
Required:
Required:
6 spaces (Medical Office)
9 spaces (Office- 1:225 sq. ft.)
--.. ~
Staff Report - Planning Commission Meeting of June 25, 2002
PLN 2002-37 - 200 W. Campbell Avenue
Page 2
Provided:
9 spaces
Surrounding Uses:
North:
South:
East:
West:
Campbell Community Center
Multiple-family Residential
Single-family Residential
Single-family Residential
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit to allow
the conversion of a single-family residence into a medical office and an addition of 874 square
feet.
Background: The subject property is currently developed with a 1,258 square-foot single-family
residence and detached garage that was estimated to have been built in or around 1921. The
structure is included on the City's Historic Resources Inventory, which was adopted in 1984.
The building is identified as the Charles A. & Georgia (Frasier) Jones House. It has been given a
score of 83 by the Evaluation Committee and is considered to be in "excellent condition" per the
Historic Resources Inventory Form, which is included as attachment #4. The Craftsman style
stucco house has a double cross-gabled roof with wood shakes and a large wrap-around porch.
The existing garage is in poor condition and would be demolished in order to develop parking on
the rear of the site.
The project site is located on the southern side of W. Campbell A venue, west of its intersection
with Jeffers Drive. The surrounding uses include the Campbell Community Center to the north,
single-family residential uses to the east and west, and multiple-family residential uses to the
south.
ANAL YSIS
General Plan Designation: The General Plan land use designation for the project site is
Professional Office, which permits administrative, professional and research uses that may
provide a customer service or be more corporate in nature. The proposed use is consistent with
this designation.
The proposed project complies with the following General Plan Land Use Element policies and
strategies:
Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of
attractive and convenient commercial and office uses that provide needed goods,
services and entertainment.
Policy LUT-8.1: Historic Buildings. Landmarks and Districts and Cultural
Resources: Preserve, rehabilitate or restore the City's historic buildings, landmarks,
districts and cultural resources and retain the architectural integrity of established
building patterns within historic residential neighborhoods to preserve the cultural
heritage of the community.
-.... 'T
Staff Report - Planning Commission Meeting of June 25, 2002
PLN 2002-37 - 200 W. Campbell Avenue
Page 3
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high
quality building materials on all buildings to ensure the long-term quality of the built
environment.
Strategy LUT-1O.1a: Natural Feature Retention: Encourage site design that
incorporates or otherwise retains natural features such as mature trees, terrain,
vegetation, wildlife and creeks.
Strategy LUT-1O.1 c: Outdoor Common Areas: Encourage well-designed and
landscaped outdoor common areas for eating, relaxing, or recreation for new projects,
and if feasible, when buildings are remodeled or expanded. When possible, the
common outdoor areas should adjoin natural features.
Zoning Designation: The zoning designation for the project site is P-O (Professional Office).
Under the Zoning Ordinance, residential structures may be converted to offices with approval of
a Conditional Use Permit. This provision is intended to provide the opportunity for the
conversion of a non-conforming residential use into a permitted office use. The proposed project
would be consistent with the Zoning Ordinance with approval of a Conditional Use Permit. The
proposed residence meets the front and side setbacks, height and lot coverage requirements for
the P-O Zoning District.
Site and Floor Plan: The site plan depicts the development of a new driveway, parking area,
trash enclosure, fencing, and an outside patio. The parking area would be located behind the
building, reducing its visibility from the street. The 874 square foot addition would be located to
the west of the existing structure and would consist of a new waiting area and exam rooms. This
addition would provide a 14 foot 6 inch setback to the western property line and a 52-foot
setback from the front property line. The addition would be setback from the existing front
building wall in order to provide for the creation of an outside patio area that would be used by
employees and patients.
The new driveway would consist of a 20-foot driveway for a portion of the driveway; however,
the width would be reduced to ten feet for a 20-foot long section in order to preserve a large
Deodar Cedar tree. This reduction is based on a recommendation by a licensed arborist, which is
included as attachment #6. The ten-foot portion consists of existing concrete slabs that would not
be disturbed as part of this project in order to minimize the damage to the tree. Staff has
considered all other alternatives and determined that this variation to the driveway width is
necessary to preserve the tree, which is a substantial asset to the site and the surrounding
neighborhood.
Architecture: The proposed addition has been designed to be compatible with the historic
character of the structure and would match the existing design, materials and colors. The
structure has a stucco exterior, cedar shake roof, divided windows and decorative corbel braces.
Parking: The proposed project provides a total of nine parking spaces, including a handicapped
space. Medical offices require six parking spaces per physician. The applicant has provided a
letter that states that she will be the only physician practicing in the new office. Other types of
__."° ."..
Staff Report - Planning Commission Meeting of June 25, 2002
PLN 2002-37 - 200 W. Campbell Avenue
Page 4
professional offices require one parking space per 225 square feet, which results in a demand of
nine total parking spaces for this building. Staff has requested that the project provide a total of
nine parking spaces to allow for a wide variety of professional office uses in the future.
Trees/Landscaping: The applicant is proposing new landscaping that will cover 45% of the lot
area. This landscaping will consist of lawn, shrubs, trees and groundcover. The area underneath
the drip line of the cedar tree will be left in its natural state with no new landscaping in order to
reduce disturbance to the roots of the tree.
Historic Preservation Board Review: The Historic Preservation Board reviewed the proposed
project at its meeting of April 24, 2002. The Board approved a motion (4-0, one board member
absent) to recommend approval of the project to the Planning Commission.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of June 11,2002. The Commissioners were supportive of
the proposed project.
Attachments:
1. Findings for Approval of the Conditional Use Permit (PLN 2002-37)
2. Conditions of Approval for the Conditional Use Permit (PLN 2002-37)
3. Letter from the Applicant
4. Historic Resource Inventory Form
5. Arborist's Report
6. Exhibits (Site Plan, Floor Plans & Elevations)
7. Location Map
Prepared by: VaA" ~ S~
Darcy Smith, lanner II
>
Approved by:
-. ".'T
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN 2002-37
SITE ADDRESS:
APPLICANT:
DATE:
200 W. Campbell Avenue
Dr. Mary Margaret 0' Neill
June 25, 2002
Findings for Approval of a Conditional Use Permit to allow the conversion of a single-family
residence into a medical office and an addition of 874 square feet.
The Planning Commission finds as follows with regard to File No. PLN 2002-37:
1. The development of the proposed project will result in a 2,132 square foot professional office
building that is consistent with the General Plan designation of Professional Office for this
property.
2. The development of the proposed project will result in a use that is consistent with the P-O
(Professional Office) Zoning District. The proposed residence meets the front and side
setbacks, height and lot coverage requirements for the P-O Zoning District.
3. The proposed project is architecturally compatible with the historic character of the existing
structure and surrounding neighborhood.
4. The development of the proposed project will result in a floor area ratio and building
coverage of 15%, which falls below the maximum permitted floor area ratio and building
coverage for this site.
5. The 874 square foot addition would be located to the west of the existing structure and would
consist of a new waiting area and exam rooms. This addition would provide a 14 foot 6 inch
setback to the western property line and a 52-foot setback from the front property line.
6. The new driveway would consist of a 20 foot driveway for a portion of the driveway but the
width would be reduced to ten feet for a 20 foot long section in order to preserve a large
Deodar Cedar tree. This variation to the driveway width is necessary to preserve the tree,
which is a substantial asset to the site and the surrounding neighborhood.
7. The proposed addition has been designed to be compatible with the historic character of the
structure and would match the existing design, materials and colors. The structure has a
stucco exterior, cedar shake roof, divided windows and decorative corbel braces.
8. The proposed project provides a total of nine parking spaces, which meets the parking
standard for a medical office with one physician or other professional office uses.
9. The project qualifies as a Categorically Exempt project per Section 15303, Class 1, pertaining
to minor additions to existing structures, of the California Environmental Quality Act
(CEQA).
-_... T
Findings for Approval- Planning Commission Meeting of June 25, 2002
PLN 2002-37 - 200 W. Campbell Avenue
Page 2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. No substantial evidence has been presented from which a reasonable argument could be made
that shows that the project, as currently presented and subject to the required Conditions of
Approval, will have a significant adverse impact on the environment.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
6. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
8. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
-.... T
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN 2002-37
SITE ADDRESS:
APPLICANT:
DATE:
200 W. Campbell A venue
Dr. Mary Margaret O'Neill
June 25, 2002
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the items under review.
Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Plannim! Division:
1. Approved Project: Approval is granted for a Conditional Use Permit (PLN 2002-14)
allowing the conversion of a single-family residence into an office and an addition of 874
square feet on property located at 200 W. Campbell Avenue. The building and site design
shall substantially comply with project plans received by the Community Development
Department dated May 30, 2002 and prepared by Bruce Johnson, except as may be modified
by the Conditions of Approval herein.
2. Conditional Use Permit Approval Expiration: The Conditional Use Permit approval shall be
valid for one year from the date of final approval. Within this one-year period a building
permit must be obtained, and construction completed one year thereafter. Failure to meet
these deadlines will result in the Conditional Use Permit being void.
3. Building Elevations. Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall
be reviewed by and approved by the Community Development Director prior to the issuance
of building permits. Project details include, but are not limited to, the following:
a. Details of materials to be used on the addition. Materials are to be consistent with
materials of the existing structure so that the contrast between the materials is not
obvious.
b. Providing a color/material sample board specifying color palette, textures and
materials.
c. Providing roof samples or brochures of the color and material of the proposed
roofing.
Conditions of Approval - Planning Commission Meeting of June 25, 2002
PLN 2002-37 - 200 W. Campbell Avenue
Page 2
d. Providing window schedules for high quality of window treatments and styles
reflecting the high quality historic windows depicted on the elevations. All
windows shall be consistent with the architectural style of the existing structure.
4. Fences: Any existing or new fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a six-foot high
"good neighbor" wood fence at the expense of the applicant, unless it is determined to be in
good condition by the Community Development Director.
5. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. All existing structures shall be
secured by having windows boarded up and doors sealed shut, or be demolished or removed
from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
6. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal
Code. The rear parking area shall utilized decorative and colored concrete or interlocking
pavers, subject to review and approval by the Community Development Director prior to
issuance of building permits.
7. On-site lighting: The applicant shall submit a lighting plan, light fixture details and illustrated
brochures indicating the location and design of light fixtures and parking lot lighting to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director. All lighting shall be arranged and shielded so that light is
reflected away from adjacent residential uses and so that there is no glare which will cause
unreasonable annoyance to occupants of residential properties or otherwise interfere with the
public health, safety or welfare. Lighting fixtures shall be of a decorative design to be
compatible with the office building and shall incorporate energy saving features.
8. Signage Program: No signage is approved as part of the development applications approved
herein. The applicant shall submit a sign application for all signs for the site. Signing shall be
architectural in style and indicative of the character of the building. No sign shall be installed
until such application is approved and a permit issued by the Community Development
Director as specified in the Sign Ordinance.
9. Trash and Recycling Enclosure: The applicant shall submit details regarding the design and
location of a trash and recycling enclosure(s) to the Planning Division for review and
approval by the Community Development Director prior to the issuance of building permits
for the project. Unless otherwise noted, enclosures shall consist of a concrete floor
surrounded by a six-foot high solid wall and have decorative self-closing doors. The
enclosure shall be constructed at grade level and have a level area adjacent to the trash
enclosure area to service the containers.
10. Tree Protection Plan: The applicant shall submit a tree protection plan in accordance with
the City's Water Efficient Landscape Standards (WELS) for all protected trees to be retained
on site, and shall contain specific information about the preservation of the trees during any
-.. .,.
Conditions of Approval - Planning Commission Meeting of June 25, 2002
PLN 2002-37 - 200 W. Campbell Avenue
Page 3
grading or building on site. Per the arborist's recommendation, a chain link fence shall be
erected 10 feet from the trunk in a circular fashion to provide a protection zone of
undisturbed original grade. The tree protection plan shall be submitted to the Planning
Division for review and approval by the Community Development Director and all required
fencing or protective measures shall be installed prior to the issuance of building permits.
11. Landscape and Irrigation Plans: The applicant shall submit a detailed landscape and
irrigation plan to be reviewed and approved by the Community Development Director prior
to issuance of any building permits for the site.
a. All street trees shall be a minimum 24-inch box size. All other trees shall be a
minimum 15-gallon size and shrubs shall be a minimum of 5-gallon size.
b. All landscaping installed as required per the approved landscape plan shall be
maintained in good health.
c. All landscaping shall be installed prior to building occupancy.
d. All landscaping shall be consistent with the City's Water Efficient Landscaping
Standards.
e. All hardscape items (i.e. disabled access route, walkway to front entrance) shall
utilized decorative and colored concrete or interlocking pavers, subject to review
and approval by the Community Development Director prior to issuance of
building permits.
12. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
13. Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened
with architecturally compatible materials, subject to approval by the Community
Development Director, prior to the issuance of building permits.
Buildine: Division:
14. Permits Required: A building permit application shall be required for the proposed
structure. The building permit shall include Electrical/PlumbinglMechanical fees when such
work is part of the permit.
15. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
16. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
17. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. by 36 in.
-.... T
Conditions of Approval - Planning Commission Meeting of June 25, 2002
PLN 2002-37 - 200 W. Campbell Avenue
Page 4
18. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
19. Structural Considerations: This proposed project is subject to structural upgrades predicated
on the change in use from residential to commercial use. Project Architect/Engineer shall
verify the existing structure's ability to support commercial loading values, and where
necessary, shall call for structural improvements.
20. Exterior Wall Construction: Project Architect/Engineer shall examine the existing structure
for locations of exterior walls in relationship to property lines. Wall construction
requirements for commercial uses are typically more restrictive that for residential uses.
(Refer to Table 5-A, of the Current Uniform Building Code)
21. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall
be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
22. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
23. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
24. Special Inspections: When a special inspection is required by D.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
25. Water Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
26. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. Santa Clara County Department of Environmental Health
d. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
-... 'T'
Conditions of Approval - Planning Commission Meeting of June 25, 2002
PLN 2002-37 - 200 W. Campbell Avenue
Page 5
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the School District
payment form from the City Building Division, after the Division has approved the building permit
application.
PUBLIC WORKS DEPARTMENT
27. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
28. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and deposits,
post security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City Engineer.
The fee for a non-utility encroachment permit application is currently $255.00. The plans
shall include the following:
a. Removal of existing sidewalk;
b. Removal of the two existing non-ADA compliant driveway approaches and related curb
and gutter, as necessary;
c. Construction of new 8 foot sidewalk (face of curb to back of sidewalk);
d. Construction of new ADA compliant driveway approach;
e. Construction of street trees, landscape, and irrigation at approximately 40 feet on center;
f. Construction of conforms to existing public and private improvements, as necessary.
29. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
30. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
31. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a utility installation coordination plan and schedule for approval by the City Engineer
for installation of street improvements and/or abandonment of all utilities. Streets which
have been resurfaced within the previous 5 years will require boring and jacking for all new
utility installations. Applicant shall also prepare pavement restoration plans for approval by
the City Engineer prior to any utility installation or abandonment.
32. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered grading and drainage plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18,33, and Appendix Chapter 33.
-- "T
Conditions of Approval - hanning Commission Meeting of June 25, 2002
PLN 2002-37 - 200 W. Campbell Avenue
Page 6
33. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee which is $651.00.
34. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding storm water pollution
prevention.
The City will provide the applicant with information to assist in complying with this
condition of approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
- - . 'T
,--
Attachment #3
...........................................................................................................................................
MARY MARGARET O'NEILL, MD, INC.
May 22, 2002
City of Campbell
Community Development Department
70 North First Street
Campbell, CA 95008
RE: PLN2002-37 - 200 W. Campbell Avenue
Dear Planning Dept.,
In response to the letter dated April 30, 2002, requesting a detailed statement of use for the
conversion from single-family to medical office; only one physician will be using the office. The
purpose of the conversion and remodel is to create an auxiliary office for my practice. No other
physicians are involved in this project.
If you have any questions please contact me, or Bruce Johnson, the architect.
Sincerely,
cJ ¿J"..__SL .--<-
Mary Margaret O'Neill
.,.." ...--.....---------.---------..-----......-,... --~..
Attachment #5
JAMES SCOTT
Certified Arborist #971/3130
Contraåars LiteIISe "667786
Bonded It Insuretl
February 27,2002
To: Mr. Jeffrey Heid
Phone (408) 867-8859
Fax (408) 867-3750
Regarding: 200 West Campbell Avenue
Campbell, Ca.
Dear Sir,
On February 23, 2002 a site visit was made to examine a large Cedar Deodora Tree in close proximity to
proposed construction. As viewed this tree is of nonnal health, in tenDS of color, size and distribution of
crown foliage. The double trunk has diameters of22 and 28 inches at 4 and Y2 foot height.
The existing driveway edge is 5 feet ftom the root collar and it is my recommendation that the 2 driveway
plates immediately in ftont of the tree be retained and any increase in driveway or parking area be restricted
to either side of these two concrete slabs.
The Tree Protection Zone should extend to 10 feet away ftom the trunk in the undisturbed yard area behind
the tree in a circular fashion.
The reasoning behind this is that demolition of the 2 existing driveway plates will expose whatever root
structure that has developed beneath the concrete slabs. Drying of these surtàce feeding and absorbing
roots will result in lessened water and nutrient uptake for that area of the tree fed by these roots. The
solution is to retain the I 1 foot wide driveway in this area as construction impacts are less well received by
mature trees than younger specimens.
Also chain link fence should be erected 10 feet ftom the trunk on the lawn side of the tree to provide a
protective zone of undisturbed original grade.
If you have any questions please feel tree to contact me.
sw~
James Scott
JS/mdc
14325 MuIIJerry Drive, Los Gatos, CA 95030 . PIIone: (408) 370.2089 Fax: (408) 364-1283
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CITY OF CAMPBELL
Community Development Department - Current Planning
June 14, 2002
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, June 25, 2002, in the City Hall Council Chambers,
70 North First Street, Campbell, California, for a Public Hearing to consider the application of
Dr. Mary Margaret O'Neill for a Conditional Use Permit (PLN2002-37) to allow the conversion
of a single-family residence into a medical office and an addition of 874 square feet on property
owned by Dr. Mary Margaret O'Neill at 200 W. Campbell Avenue in a P-O (Professional
Office) Zoning District. This project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2002-37
Address: 200 W. Campbell Avenue
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790
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City of Campbell -- Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To:
Site and Architectural Review Committee
Date:
June 5, 2002
Subject:
Darcy Smith, Planner n Ð~.
200 W. Campbell Avenue - PLN 2002-37
Conditional Use Permit for the conversion of a single-family residence into a
professional office and an 874 square-foot addition
From:
Proposal
The applicant is requesting approval of a Conditional Use Permit to allow the conversion of a single-
family residence into a professional office and an 874 square-foot addition. The office would be used
as an auxiliary medical office for one physician.
The proposed office meets the setback, height, lot coverage, and parking requirements of the Zoning
Code and the addition is compatible in design with the existing structure.
The structure is included on the City's Historic Resources Inventory, which was adopted in 1984. The
building is estimated to have been built in or around 1921 and is identified as the Charles A. & Georgia
(Frasier) Jones House. It has been given a score of 83 by the Evaluation Committee and is considered
to be in "excellent condition" per the Historic Resources Inventory Form. The Craftsman style stucco
house has a double cross-gabled roof with wood shakes and a large wrap-around porch. The proposed
addition has been designed to be compatible with the structure so as not to detract from the historic
character of the structure.
The Zoning Code requires a twenty-foot two-way driveway for commercial uses. The proposed project
would reduce the width of the driveway to ten feet for a 20-foot portion in order to preserve a large
Deodar Cedar tree. Staff has considered all other alternatives and determined that this variation to the
driveway width is necessary to preserve the tree, which is a substantial asset to the community.
Outstandim! Issues
Staff does not have any issues with the proposed project and finds it will provide the opportunity for
the conversion of a non-conforming residential use into an office use while preserving the integrity of
the historically significant structure.
Attachment: Reduced site and floor plans and elevations
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CITY OF CAMPBELL
Community Development Department - Current Planning
June 5, 2002
Re:
PLN2002-37 - 200 W. Campbell Avenue - Use Permit
Conversion of Single-Family Residence into Medical Office
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, June 11,2002
Time: 7:00 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, June 25, 2002
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
J) 0Jf úff ~
Darcy Smith
Planner II
cc:
Mary Margaret O'Neill (ApplicantIProperty Owner)
254 Everett Street
Campbell, CA 95008
Bruce Johnson (Project Architect)
80 Alice A venue
Campbell, CA 95008
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TDD 408.866.2790
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CITY OF CAMPBELL
Community Development Department - Current Planning
April 30, 2002
Dr. Mary Margaret O'Neill
254 Everett Street
Campbell, CA 95008
RE:
PLN2002-37 - 200 W. Campbell Avenue
Dear Dr. O'Neill:
The Planning Division has reviewed your applications for a Conditional Use Permit to allow the
conversion of a single-family residence into a medical office and an 874 square foot addition at 200
W. Campbell Avenue. Your application was distributed to the Building Division, Public Works
Department, and County Fire Department. The comments or preliminary conditions of approval
from the Building Division and Public Works Department are attached. Additional comments or
conditions may be forthcoming.
Your application has been deemed incomplete. The following additional information and details
are needed in order to deem your application complete.
I. Preliminary Title Report
2. Site Plan - The following information needs to be included on the site plan:
a. Distance from centerline of adjacent street to property line
b. Indicate all building setbacks
c. Proposed street improvements- ADA compliant driveway, removal of existing sidewalk
and replacement with a new 8' sidewalk and installation of street trees.
d. Length of compact spaces.
e. Provide information about the size and species of all on-site trees. An arborist report will
be required if any of these trees have a diameter greater than 12 inches in size.
3. Site Information and Data. The project data should include accurate detailed information about
the project. Staffs calculation of the existing floor area is 1.101.75 sq. ft. and the addition is
874 sq. ft. The existing porch measures 156.25 square feet. The total building area is 2,132
square feet that results in a building lot coverage of 15%.
4. Renovation to the proposed design of the fencing in front yard patio. Staff recommends that
instead of a six-foot high wood fence a five-foot high wood fence with one foot of decorative
lattice be provided. The lattice work should be unique and historical in character. A detailed
elevation should be provided on the plans.
5. Please provide a detailed statement that there will not be more than one doctor in the office at a
time. This is a requirement that may require the filing of a covenant, running with the land,
which shall restrict use of the building site to a maximum of one doctor.
6. Relocation of the trash enclosure. The trash enclosure is located right on the eastern property
line. The nature of the enclosure does not lend itself to the location right on the property line.
Please revise the placement to provide a four foot minimum setback between the property line
and the enclosure.
70 North First Stre.:t
Campbell. California 95008-1436 . TEL 408.866.2140
FAX 408.866.8381 . TOO 408.866.2790
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If you have any questions about this project please do not hesitate to contact me at (408) 866-2193
or via email at darcys@cityofcampbell.com
Sincerely,
]) M ty S M.ltk..-
Darcy Smith
Planner II
enc\:
Public Works Department Preliminary Conditions of Approval, 4/23/2002
Building Inspection Division Comments, 4/29/2002
cc:
Geoff Bradley, Senior Planner
Bruce Johnson, Project Architect
-.... .,.
BRUCE G. JOltN50N
ARCHITECT
80 ALICE AVENUE
CAMPBELL, CA 9~008
408'J79,89JO
April 9, 2002
City of Campbell Planning Commission
C/O Campbell Planning Dept.
70 North First Street
Campbell, CA 95008
SUBJECT:
DESIGN STATEMENT for property at
200 W. Campbell Avenue, Campbell
To Whom It May Concern:
The objective of this proposed Project is to convert and
existing vacant residence into a Profession Medical Office.
This concept is consistant with the present Zoning and the
General Plan of the City of Campbll.
This coversion to a medical use has very low intensity for
parking and therefore has minimal traffic congestion. The
hours of operation will be typical 9:00 AM to 5:30 PM. The
office staff consists of 1 doctor and 3 general assistants.
The existing residence is "Historical", so the proposed new
Addition will be compatible in style and colors.
If you have any other questions, I will be please to answer
them at any time.
Thank You.
Br G. nson
Project Architect
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CITY OF CAMPBELL
Community De~elopment Department - Current Planning
October 25,2001
Mary Margaret O'Neill
254 Everett Street
Campbell, CA 95008
RE:
PRE2001-00047
200 W. Campbell Avenue
Pre-Application for a Use Permit
Dear Ms. O'Neill:
The Historic Preservation Board reviewed your pre-application at its meeting of October 24,
2001 for the proposed conversion of a historical residence to a medical office and an 823 square
foot addition.
The Board was supportive of the proposal and was pleased to see that the existing structure was
to be retained and that the addition incorporated representative features of the original
architecture. They had no recommended changes to the proposal but they did express an interest
in the future of the existing garage. If you choose to remove the garage or remove the doors,
please include this on the plans. The Board will review your official Use Permit application
when the time comes and comment on any changes since the pre-application.
Thank you for the opportunity to review these plans. I look forward to reviewing your official
submittal. Please do not hesitate to contact me at (408) 866-2143 or via email at
stephaniew(Zì}ci.campbell.ca.us if you have any questions.
Sincerely,
~~
Stephanie Willsey
Planner I
cc:
Geoff Bradley, Senior Planner
Irene Ritchey Trust, 2936 June Court, Merced, CA 95348
Bob Varrelmann, 564 Jesse James Drive, San Jose, CA 95123
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790
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Item No.2 (New Business)
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ST AFF REPORT-HISTORIC PRESERVATION BOARD
MEETING OF OCTOBER 24, 2001
PRE2001-47
O'Neill, M.
Referral of a pre-application to convert an existing single-family residence to
an office and an 823 square foot addition on property located at 200 W.
Campbell Avenue in a P-O (Professional Office) Zoning District.
According to the Community Development Administrative Procedure on the Referral of Projects
and Plans to the Historic Preservation Board, both development and pre-development
applications for properties listed on the City's Historic Resources Inventory are referred for
review and comments. At the pre-application phase, the Board may direct Staff to inform the
applicant of the concerns and/or issues raised during the review.
DISCUSSION
Applicant's Proposal: The applicant has submitted a pre-application for the conversion of a
single-family residence to a medical office and an 823 square foot addition at 200 W. Campbell
Avenue. The project site is situated on the south side of Campbell Avenue, one parcel west of
Jeffers Way.
Background: The subject property is included on the City's Historic Resources Inventory, which
was adopted in 1984. The building is estimated to have been built in or around 1921 and is
identified as the Charles A. & Georgia (Frasier) Jones House. It has been given a score of 83 by
the Evaluation Committee and is considered to be in "excellent condition" per the Historic
Resources Inventory Form. The Craftsman style stucco house has a double cross-gabled roof
with wood shakes and a large wrap-around porch. The attached Historic Resources Inventory
form contains a full description of the building (Attachment #1).
ANALYSIS
Staffs Analysis: Staff is supportive of the proposed change in use and addition to the structure.
The proposed change in use from residential to office is in conformance with the Professional
Office zoning designation and the proposed addition incorporates representative features of the
original architecture and is well integrated with the site.
This application is preliminary and no formal application has yet been filed. Staff has provided
the applicant with initial comments from the various City Departments (Attachment #2) and
comments from the Historic Preservation Board will be forwarded as well.
Attachments
1. Historic Resources Inventory Form - 200 W. Campbell Avenue
2. Letter from Community Development Department dated October 11,2001
Prepared by:
Stephanie Willsey, Planner I
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CITY OF CAMPBELL
Community Development Department - Current Planning
October 11,2001
Mary Margaret O'Neill
254 Everett Street
Campbell, CA 95008
RE:
PRE2001-00047
200 W. Campbell Avenue
Pre-Application for a Use Permit
Dear Ms. O'Neil:
Thank you for your Pre-Application submittal for the proposed conversion of a historical
residence to a medical office and an 823 square foot addition at 200 W. Campbell Avenue. The
property is zoned P-O (Professional Office) and the underlying General Plan designation is
Professional Office.
The change in use and addition to the building will require approval of a Use Permit. This
approval requires review by the Historic Preservation Board and approval by the Planning
Commission through a public hearing process. An application for a Use Permit is enclosed and
will require an application fee of$1,760.
The Planning Division completed the review of your Pre-Application and has the following
comments regarding your proposal:
Historic Preservation
The property at 200 W. Campbell Avenue is on the City's Historic Resources Inventory (HRI).
The house on the property was built in 1921, according to our estimates, and is identified as the
Charles A. and Georgia (Frasier) Jones House.
When a development proposal is submitted for any property on the HRI, the application is
referred to the City's Historic Preservation Board. The Board reviews the development proposal,
taking into consideration the changes proposed to the historic resource, and makes a
recommendation to the Planning Commission. The Board has traditionally been supportive of
proposals for new construction when the architecture of the existing building is preserved and the
new construction is designed to be compatible with the existing building.
The Board will be reviewing your Pre-Application at their upcoming meeting on October 24th,
and I will forward their comments to you. The Board will also review your official Use Permit
application when the time comes.
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . roo 408.866.2790
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PRE2001-00047 200 W. Campbivenue
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Parking
The site plan indicates a location for six parking spaces, including one handicapped space. This
meets the minimum parking requirement for a medical or dental office at six spaces per doctor
but does not meet the parking requirement for general offices (other than medical or dental) at
one space per each 225 square feet of gross floor area. Based on site constraints, staff
recommends that nine parking spaces be accommodated on site so that future non-medical office
uses will not be precluded from occupying the site due to a lack of parking.
The site plan indicates two of the required parking spaces located within the existing garage.
Commercial uses cannot use an enclosed building as required parking spaces as they are not
accessible to everyone.
Landscaping
The Campbell Landscaping and Landscaping Maintenance Requirements requires that a
minimum of twelve percent of the net site area be landscaped. An eight-foot continuous
landscape strip shall be required along the street frontage, excluding the driveway. A four-foot
planter strip shall be provided along all abutting property lines. A preliminary landscape plan
should be included in your formal submittal which reflects these requirements.
This Pre-Application was also reviewed by the Building Division, Public Works Department,
and the Santa Clara County Fire Department. Comments from the Public Works Department and
Building Division are enclosed. The Fire Department had no comments at this time. 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) 866-2143 or via email at
stephaniew~ci.campbel1.ca.us to schedule a meeting to discuss these comments and the
application process.
Sincerely,
jhpk~ ~
Stephanie Willsey
Planner I
cc:
Irene Ritchey Trust, 2936 June Court, Merced, CA 95348
Members, Campbell Historic Preservation Board
GeoffBradley, Senior Planner
encl:
Use Permit Application
Building Division Comments, 9/25/01
Public Works Department Comments, 10/10/01
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