Pre-Application - 2002CITY OF CAMPBELL
Community Development Department - Current Planning
August 15,2002
Farhad Ghamgosar
Import Connection
25 S. Central Avenue
Campbell, CA 95008
RE: Approval of Limited Automobile Sales at - 25 S. Central Avenue - Import
Connection
Dear Mr.Ghamgosar:
Thank you for meeting with me recently. As I understand your request, you would like to operate
limited auto sales fÌ"om your existing business location at 25 S. Central Avenue. I also understand
that you would like to do this without making any improvements to the exterior ofthe building.
This is a summary of the information we have on file about your property:
1. You are the property owner of 25 S. Central Avenue and are the business owner of The
Import Connection automobile repair business at this location.
2. This property has a General Plan designation of Central Commercial and is zoned C-3-S
(Central Business District). The property is also located in the Campbell Redevelopment
Project Area. Policies and requirements for this property are found in the General Plan, the
Downtown Development Plan and the Zoning Ordinance.
3. Automobile repair is a prohibited use in the C-3-S zone (CMC 21.26.040).
4. According to the Zoning Ordinance provisions on Non Conforming Uses found in Section
21.66.020 of the Zoning Ordinance
. "The non-conforming use of a building or structure may be changed to a use of the
same or more restricted classification (as determined by the Community
Development Director); but, where the non-conforming use of a building or
structure is changed to a use of a lesser intensity, it shall not thereafter be changed
to a use of greater intensity."
5. Auto repair has been conducted continuously at 25 S. Central Avenue since before the C-3-S
regulations went into effect on or about 1988 and is consequently considered a "legal non-
conforming use" and may continue indefinitely under current zoning provisions.
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790
25 S. Central Avenue Page 2 of 2
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This is my understanding of your business plan based on our discussions:
I. From time to time you meet someone in the course of your repair business that has a
"classic" car to sell.
2. These cars are usually imported sports cars such as Porches, BMW's and Jaguars.
3. You currently arrange sales of these vehicles using an address in Sunnyvale where a
colleague has a Department of Motor Vehicles Automobile Sales License.
4. You would like to conduct limited auto sales ITom your location at 25 S. Central Avenue by
clearing a small area at the fÌ"ont of the repair shop for the sales area.
5. You do not intend to display vehicles for sale outside the building area.
6. You are not currently interested in modifying the exterior of you building.
7. You intend to operate the used car sales under the same name as your automobile repair
business.
Limited Approval
The Zoning Ordinance allows non-conforming businesses to make changes that are less intensive
than the use they are currently operating, i.e. becoming closer to being a conforming use. Based
on the business description you have provided to the Planning Division, I can approve limited
automobile sales, subject to the following conditions:
1. No improvements can be made to the exterior of the building for the sales of
automobiles. If you decide to upgrade the appearance of your building in the future,
please contact me directly so we can discuss the extent of the changes that can be
done.
2. The storage area for the vehicles is limited to the area indicated in Attachment One, a
site plan you prepared to illustrate the area in which you would like to store the
vehicles.
3. No separate signage is allowed for the Automobile Sales business.
4. No temporary signs such as banners, balloons, flags, or any device used to attract
attention to the vehicles for sale may be used on the outside of the building.
5. No storage, parking or display of vehicles for sale is allowed outside of the building.
6. The public street or parking areas may not be used to store, park of display vehicles
for sale. All business activity conducted by your business at 25 S. Campbell Avenue
shall be conducted solely fÌ"om this property.
7. Your primary business would remain auto repair, unless you change your business to a
conforming use listed in the Campbell Zoning Ordinance.
8. Please be aware of the fact that the Zoning Ordinance, Section 21.26.10, requires that
the non-conforming use (auto repair) shall not be reestablished after discontinued for
six months or more. This means that if you establish auto sales ITom any portion of
your building, you cannot change it back into auto repair and only uses that are
allowed by the Zoning ordinance will be allowed.
Prior to completion of the DMV Zoning Verification Form, the Planning Division will require a
scaled floor plan of the entire building and property that clearly delineates and labels the areas to
J:\SHARONF\correspondence\auto sales from 25 S. Central Ave.doc
25 S. Central Avenue Page 3 of 3
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be used for auto repair and auto sales, respectively. We also ask that you acknowledge the
limitations on the sales of automobiles ITom this location by signing the bottom of this letter and
returning it to our office to document our files.
If you have any questions, please do not hesitate to call me at (408) 866-2140.
Sincerely,
~þ
Sharon Fierro
Community Development Director
I acknowledge the limitations listed above.
J:\SHARONF\correspondence\auto sales from 25 S. Central Ave.doc
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IMPORT CONNECTION
PAGE
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01. HU8oIIEII
A Pub/if; SØfV1G8 Agency
OCCUPATIONAl- UCENSING SECTION
ZONING VERIFICATION FOR
VEHICLE DEALER'S LICENSE
Instruction.: This form is to be completed (iff ink) by an official of the agency responsible for zoning in your
area and submitted with your application for license to a department Inspector.
In connection w1th an application for a Vehicle Dealer's license to be submitted to the Department of Motor
Vehicles by:
""'IJCANT~NAlAr~ Lt 0/ Gt~J~l14J~ rR£SENTlY lOfjED
BUSINESS NAME -I- r ...f-; .
rý) 1Oý'1 L--onY1 ¿(,of ( Jly\
BZ? S:86 t / ~.
C--'f, -'7(tt):>~ kJl/lV1\GVUj~
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I hereby œrtify that the property located above is (check one of the following):
'g Approved 10r the operation of Vehicle Retail Sales (office. sign, and display area mandatory).
D Approved fOl' the operation of a Vehicle Dealer-Wholesale Only, no retair sales (office mandatory).
0 Approved for the operation of a Vehicle Autobroker. no retail sales (office and sign mandatory).
0 Not approved fOl' the operation of a vehicle dealer business.
x
p~I--'~~
DAn:
California Vehicle Code SectiOn 1653 requires that a dealer's place of business be in an area zoned for that
type of business.
OL - (REV. :ll2œ2) -
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CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC May 24, 2002
ADDRESS:
25 S. Central Ave.
Project Application:
PRE-2002-00007
RECOMMENDA nON:
Note: No building code issue has been reviewed at Development Review Committee; it will be reviewed in the
Building Pemlit process. Please be aware that building codes are changing constantly; plans submitted for building
pemlit shall comply with the code in effect at that time. Submit permit application together with required
documents to the Building Inspection Division to obtain a building permit. No construction can be commenced
without an appropriate building permit.
It is recommended that this item be forwarded to the Planning Commission for review, with the following
conditions.
TO THE SA TISF ACTION OF THE BUILDING DIVISION MANAGER/BUILDING OFFICIAL:
1
PERMITS REQUIRED: A building permit application shall be required for the proposed
modifications to the (e) structure. The building permit shall include
ElectricallPlumbinglMechanical fees when such work is part of the permit.
2.
CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
3.
SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
4.
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.
5.
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.
6.
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.
J:\Building ORC Commentsl25scentralave.doc
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7.
8.
9.
SPECIAL INSPECTIONS: When a special inspection is required by UB.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 UB.C
Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building
Inspection Division Counter.
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.
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.
10.
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.
II.
APPROVALS REQUIRED: The project requires the following agency approval prior to issuance
of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
J:\Building DRC Comments\25scentralave.doc
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CITY OF CAMPBELL
Community Development Department - Current Planning
May 8, 2002
Farhad Ghamgosar
Import Connection
25 S. Central A venue
Campbell, CA 95008
Subject: PRE 2002-07
25 S. Central A venue
Dear Mr.Ghamgosar:
Thank you for your pre-application for the conversion of the front portion of your auto repair business
into an auto showroom. This proposal has been distributed to the other City Departments through the
Development Review Process for their review and preliminary comments.
The property is zoned C-3-S (Central Business District) and is shown as a Central Commercial
designation on the City's General Plan previously zoned C-2-S (General Commercial). An auto sales
operation is a permitted use in the downtown district subject to approval of a conditional use permit in
that it would allow the sale of used autos. A conditional use permit will requires the consideration of
your proposal at a public hearing before the Planning Commission. The processing time of such an
application is 45-60 days. An application form has been enclosed.
The auto repair use of your property is not a permitted use in the Downtown Zoning District. As such, the
pre-existing auto repair use cannot be expanded and may not return to the retail portion of the building
once a retail use is established at this location.
Your application proposes to replace the façade of the building. This includes providing a new entrance
to the show room and the installation of display windows. It is important that the doorway system as well
as the windows be of a high quality commercial grade and that the style enhance the traditional
appearance of this commercial building. It is recommended that other traditional storefront features be
incorporated into your proposal. The Redevelopment Agency has discussed the following improvements:
.
A double bi-fold wood framed glass door for ingress and egress of autos and pedestrians;
.
A decorative cornice to frame the top of the building; and
.
Decorative planters at the sidewalk.
Additionally, it is recommended that you pursue more traditional lighting, upgrading the fencing/gate,
repair the paving in the driveway/parking area, and investigate the planting of a street tree.
In the use permit process the issue of adequate on-site parking may be raised. The Planning Commission
will want to ensure that no on-street parking or public parking is necessary to accommodate the modified
use.
70 North First Street. Campbell, California 95008- 1 436
TEL 408.866.2140 . FAX 408.866.8381
TOO 408.866.2790
. ,..
PRE2002-7 25 S. Central Avenue
If you have any questions, please do not hesitate to call me at (408) 866-2144.
Sincerely,
Tim J. Haley'
Associate Planner
Enclosure: Conditional Use Permit Application
cc:
Francine Principe, Redevelopment Coordinator
Harold Housley, Land Development Engineer
Bill Bruckart, Building Official
Geoff Bradley, Senior Planner
- . ~
DEVELOPMENT REVIEW COMMENT SHEET
PRE-APPLICATION
Distribution:
Comments:
April 22, 2002
May 4, 2002
ROUTE TO:
X Architectural Advisor
X Fire Department
Police Department
X Redevelopment Agency
X Land Development Engineer
Traffic Engineer
Service Center
X Building Division
PROJECT DESCRIPTION
Pre-application for the conversion of a portion of an existingtral auto repair shop
into a showroom approximately 1500 sq. ft.
File No.: PLN 2002-07
APN:
Applicant:
Property Owner:
Project Address:
412-07-31
Farhad Ghamgosar
Farhad Ghamgosar
25 S. Central Avenue
Zoning: C-3-5
General Plan Designation: Central Commercial
PROJECT PLANNER:
Tim Haley
~
ENVIRONMENTAL DETERMINATION: Exempt.
DEPARTMENTAL RECOMMENDATION:
If it can be determined that this project will require minimal or no comments by
your department/agency, please return this comment sheet with your initials to
the Project Planner as soon as possible.
Staty/~
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City of Campbell
Planning Dept.
70 N. First Street
Campbell, CA 95008
RECEIVED
April 8, 2002
!1¡)R 0 8 2002
CITY OF CAMPBELL
PLANNING DEPT.
To Whom This May Concern:
I am planning on having an indoor show room for the sale of classic and sports cars in
front ofthe building. It will approximately be 1500 sqare feet. I also plan on changing the
garage door in the front, enlarging the windows and adding lights and sign to the front of
the building.
I look forward to speaking with you soon in regards to this matter.
Sincerely,
Farhad Ghamgosar
Owner
Import Connection
25 S. Central Ave.
Campbell, CA 95008