Modification to UP - 2002CITY OF CAMPBELL
Community Development Department
July 16,2003
Therma Mechanical
425 Aldo Avenue
Santa, Clara, CA 95054
Subject:
200 E. Hacienda A venue - Kaiser
Building Permit No: BLD2003-918
Dear Applicant,
The Planning Division has reviewed your application for new roof mounted equipment to service the
building at 200 E. Hacienda A venue. The development standards of the City of Campbell require that
roof mounted equipment be screened with an architecturally compatible roof screen.
Please submit revised plans providing a detail of such screening and demonstrate that the roof
mounted equipment is not visible from pedestrian level viewers.
Please contact me at (408) 866-2144 or via e-mail at timh@cityofcampbell.com , if you have any
questions regarding this request..
~~
Tim J.iðy
Associate Planner
cc:
Jim Hinkle, Building Inspector
Geoff Bradley, Senior Planner
Legacy RECP II Hacienda OPCO LLC, 4000 E. 3rd. Avenue, # 600, Foster City, CA 94404
J:\Plan Check Letters\200 E. Hacienda Ave. - Roof equipmentdoc
70 North First Street. Campbell, California 95008-1436 TEL 408.866.1140 . FAX 408.871.5140 . TOD 408.866.1790
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CITY OF CAMPBELL
Community Development Department
February 24, 2003
Ray Andrews
Kaiser Pennanente
3700 Homestead Road
Santa Clara, CA 95051
Subject:
Building Permit Plan Check Comments
260 E. Hacienda Ave
Dear Mr. Andrews,
The Planning Division has reviewed your building permit application for the remodeling of
the office space at 260 E. Hacienda A venue (Building B of the Vasona Technology Park). This
project was approved by the Planning Commission on November 26, 2002.
Staff has reviewed the building permit plans with respect to the Modification to the existing
Conditional Use Pennit approved by the Planning Commission. While the plans substantially
comply with the approved plans, staff is concerned about the floor plan details for the group
session rooms. The plans approved by the Planning Commission did not show a specific
number of chairs in these rooms, but Condition of Approval no. 4 limits the number of
participants to a maximum of ten in the small group sessions and a maximum of 20 in the
medium group sessions. The floor plan (sheet A2) shows 18 chairs in the small group room
and 35 chairs in the medium group room. The number of chairs is excessive given the
limitation on the number of participants. Staff is requesting that you revise the floor plan to
reduce the number of chairs in the meeting rooms to more appropriately match the maximum
pennitted number of participants.
Please note for your records that the facility must comply with the following conditions of
approval and that any violation of them shall be grounds for consideration of revocation of the
Conditional Use Permit by the Planning Commission.
2. Building Use Limited to Mental Health Services Clinic: The building may only be
occupied by a Mental Health Services Clinic with a maximum of 10 practitioners (i.e.
Psychiatrists, Psychologists or Licensed Clinical Social Workers) seeing patients at any
one time. Occupation by additional practitioners or other medical departments or non-
mental health practitioners requires a Modification to the Conditional Use Permit.
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.1140 . FAX 408.871.5140 . TOD 408.866.1790
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Building Plan Check Comm.....sfor 260 E. Hacienda Avenue
February 24,2003
Page 2 of 2
3. Pharmacy Use Limited to Mental Health Services Clinic: The pharmacy shall be used
only for dispensing prescriptions to patients of the Mental Health Services Clinic.
4. Group Sessions: Small group sessions shall have less than ten participants and shall be
conducted only between 7:00 a.m. and 7:00 p.m. There shall be no more than one
small group session at a time between the hours of 7:00 a.m. and 4:00 p.m. Medium
group sessions shall have no more than twenty participants and shall be conducted only
between 4:00 p.m. and 7:00 p.m. There shall be no more than one medium group
session at a time between the hours of 4:00 p.m. and 7:00 p.m. There shall be no more
than two group sessions (e.g. one small and one medium) at a time between the hours
of 4:00 p.m. and 7:00 p.m.
5. Operating Hours: The operational hours shall be limited to 7 a.m. to 7 p.m. daily.
7. Signage: No signage is approved as part of the development applications approved
herein. Signing shall comply with the approved Sign Program for Vasona Technology
Park. No sign shall be installed until a Sign Permit is approved as specified in the Sign
Ordinance.
8. Revocation of Permit: Operation of the use in violation of the Conditional Use Pennit
or any standards, codes, or ordinances of the City of Campbell shall be grounds for
consideration of revocation of the Conditional Use Permit by the Planning
Commission.
A sign pennit application is enclosed for your use. Please do not hesitate to contact me at
(408) 866-2193 if you have any questions about these comments.
Sincerely,
::Par ~ 5~
Darcy Smith
Planner IT
Cc:
Geoff Bradley, Senior Planner
Frank Mills, Senior Building Inspector
Andy Vanichsam, Cuschieri Horton Architects, 950 S. Bascom Ave #3118,
San Jose, CA 95128
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Community Development Department
November 27, 2002
Mr. Ray Andrews, Project Manager
Kaiser Pennanente
3700 Homestead Road
Santa Clara, CA 95051
Re:
PLN2002-123- 200 E. Hacienda Avenue - Modification to Use Permit - Kaiser
Dear Applicant:
Please be advised that at its meeting of November 26, 2002, the Planning Commission adopted
Resolution No. 3474 granting a Modification (PLN2002-123) to a previously-approved
Conditional Use Pennit to allow the establishment of an 8,500 square foot mental health services
clinic and a 2,100 square foot pharmacy in an existing building 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, December 6, 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.
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Darcy SmIth
Planner II
cc:
Legacy Partners (Property Owners)
4000 E. Third A venue, #600
Foster City, CA 94404
Andy Vamchasran (Project Architect)
Cuschieri Morton Architects
950 S. Bascom Avenue, #3118
San Jose, CA 95118
Frank Mills, Building Department
Harold Housley, Public Works
Chris Veargason, County Fire
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.1140 . FAX 408.871.5140 . TOD 408.866.1790
RESOLUTION NO. 3474
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A MODIFICATION (PLN2002-
123) TO A PREVIOUSLY APPROVED CONDmONAL USE PERMIT
(UP 98-02) TO ALLOW THE EST ABUSHMENT OF A 8,500 SQUARE
FOOT MENTAL HELATH SERVICES CLINIC AND A 2,100 SQUARE
FOOT PHARMACY IN AN EXISTING BUILDING ON PROPERTY
OWNED BY LEGACY RECP II HACIENDA OPCO, LLC. LOCATED
AT 200 E. HACIENDA A VENUE IN A C-M (CONTROLLED
MANUFACTURING) ZONING DISTRICT. APPUCATION OF MR.
RA Y ANDREWS, ON BEHALF OF KAISER PERMANENTE. FILE
NO. PLN2002-123.
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 PLN2002-123:
1. The proposed project consists of the establishment of an 8,500 square foot Mental Health
Services Clinic and a 2,100 square foot pharmacy in an existing building.
2. The development of the proposed project will result in a use that is consistent with the
General Plan land use designation of Research and Development for this area.
3. The provision of a Mental Health Services Clinic and pharmacy for a major health
maintenance organization in a location central to Campbell and near a major bus corridor is
desirable to the public convenience and welfare of the citizens and workers of Campbell.
4. The proposed use is at the intersection of an arterial and a commercial/industrial collector,
which have adequate capacity for the proposed use.
5. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
6. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for medical clinic uses.
7. The proposed mental health services clinic is a unique type of medical clinic because the
providers see only 8-10 appointments per day with visits lasting from 45 minutes to 1 Y2
hours. Although there may be some overlap between patients when they are leaving and
arriving and in some cases couples or families may use two cars to get to a shared
appointment, the standard requirement of six spaces per provider may be excessive and an
adjustment in the required number of spaces is warranted for this project.
Planning Commission Resc .on No. 3474
PLN2002-114 - 200 E. Hacienda Avenue - Modification to Use Permit - Kaiser
Page 2
8. The existing parking will adequately meet the demands generated by the change in use, and
will not be detrimental to the overall parking and circulation in the area.
9. The proposed use does not emit dust, fumes, glare, heat, liquids, noise, odor, smoke, steam,
vibration or other such items, which create nuisances for the surrounding uses.
10. The project qualifies as Categorically Exempt under Section 15303, Class 1 of the California
Environmental Quality Act (CEQA) pertaining to interior and exterior alterations to existing
structures.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The proposed use will not be detrimental to the health, safety, peace, morals, comfort or
general welfare of persons residing or working in the neighborhood of the proposed use, or
be detrimental or injurious to property and improvements in the neighborhood or to the
general welfare of the city.
4. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
5. The proposed 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 the use with uses in the surrounding area.
6. 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.
7. 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 grants a Modification
(PLN2002-123) to a previously approved Conditional Use Pennit (UP98-02) to allow the
establishment of an 8,500 square foot Mental Health Services Clinic and a 2,100 square foot
pharmacy in an existing building on property owned by Legacy RECP IT Hacienda OPCO, LLC,
located at 200 E. Hacienda A venue, subject to the following conditions:
Planning Commission Reso. .ion No. 3474
PLN2002-114 - 200 E. Hacienda Avenue - Modification to Use Permit - Kaiser
Page 3
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 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
PLANNING DIVISION:
1. Project Approval: Approval is granted for a Modification (PLN2002-123) to a previously
approved Conditional Use Pennit (UP 98-02) allowing the establishment of a 8,500 square
foot Mental Health Services Clinic and a 2,100 square foot pharmacy in an existing building
on property located at 200 E. Hacienda A venue, consisting of tenant improvements. The
building and interior floor plans shall substantially confonn to the set of plans submitted by
Cuschieri Horton Architects on October 8, 2002, including building elevations, floor plans
and site plan, except as may be modified by the Conditions of Approval herein.
2. Building: Use Limited to Mental Health Services Clinic: The building may only be occupied
by a Mental Health Services Clinic with a maximum of 10 practitioners (i.e. Psychiatrists,
Psychologists or Licensed Clinical Social Workers) seeing patients at anyone time.
Occupation by additional practitioners or other medical departments or non-mental health
practitioners requires a Modification to the Conditional Use Pennit.
3. Pharmacy Use Limited to Mental Health Services Clinic: The pharmacy shall be used only
for dispensing prescriptions to patients of the Mental Health Services Clinic.
4. Group Sessions: Small group sessions shall have less than ten participants and shall be
conducted only between 7:00 a.m. and 7:00 p.m. There shall be no more than one small
group session at a time between the hours of 7:00 a.m. and 4:00 p.m. Medium group sessions
shall have no more than twenty participants and shall be conducted only between 4:00 p.m.
and 7:00 p.m. There shall be no more than one medium group session at a time between the
hours of 4:00 p.m. and 7:00 p.m. There shall be no more than two group sessions (e.g. one
small and one medium) at a time between the hours of 4:00 p.m. and 7:00 p.m.
5. Operating Hours: The operational hours shall be limited to 7 a.m. to 7 p.m. daily.
6. Modification to a Previously Approved Conditional Use Permit Approval: The Modification
to a Previously Approved Conditional Use Pennit approval shall be valid for a period of one
year from the date of final approval. Within this one-year period, a building pennit must be
obtained and construction completed one year thereafter or the Conditional Use Permit shall
be void.
Planning Commission ResoluLlon No. 3474
PLN2002-114 - 200 E. Hacienda A venue - Modification to Use Permit - Kaiser
Page 4
7. Si~age: No signage is approved as part of the development applications approved herein.
Signing shall comply with the approved Sign Program for Vasona Technology Park. No sign
shall be installed until a Sign Pennit is approved as specified in the Sign Ordinance.
8. Revocation of Pennit: Operation of the use in violation of the Conditional Use Pennit or any
standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of
revocation of the Conditional Use Permit by the Planning Commission.
Building Division:
9. Pennits Required: A building pennit application shall be required for the proposed tenant
improvements. The building pennit shall include Electrical/PlumbinglMechanical fees when
such work is part of the pennit.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building pennit.
11. Size of Plans: The minimum size of construction plans submitted for building pennits shall
be 24 in. x 36 in.
12. Plan Prevaration: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building pennits shall be "wet
stamped" and signed by the qualifying professional person.
13. Site Plan: Application for building pennit 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.
14. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance fonns 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.
15. Special Inspections: When a special inspection is required by U.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 pennits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection fonns from
the Building Inspection Division Counter.
16. 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.
17. 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.
-
Planning Commission Reso. .J.on No. 3474
PLN2002-114 - 200 E. Hacienda Avenue - Modification to Use Pennit - Kaiser
Page 5
18. 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.
19. 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
c. Santa Clara County Department of Environmental Health
PASSED AND ADOPTED this 26th day of November, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois, Hernandez, Jones and Rocha
None
Gibbons
None
APPROVED:
Tom Francois, Chair
ATTEST:
Sharon Fierro, Secretary
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ITEM NO.2
CAMPBELL
~
STAFF REPORT - PLANNING COMMISSION MEETING OF
NOVEMBER 26, 2002
PLN2002-123
Andrews, R.
Public Hearing to consider the application of Mr. Ray Andrews, on behalf
of Kaiser Permanente, for a Modification (PLN2002-123) to a previously
approved Conditional Use Pennit (UP 98-02) to allow the establishment of
a 8,500 square foot Mental Health Services Clinic and a 2,100 square foot
pharmacy in an existing building on property owned by Legacy RECP II
Hacienda OPCO, LLC, located at 200 E. Hacienda A venue in a C-M-S
(Controlled Manufacturing Zoning District) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission takes the following actions:
Adopt a Resolution, incorporating the attached findings, approving a Modification to a
previously approved Conditional Use Pennit to allow the establishment of a 8,500 square foot
Mental Health Services Clinic and a 2,100 square foot pharmacy in an existing building, subject
to the attached Conditions of Approval and find that this project is categorically exempt under
Class 1 of the California Environmental Quality Act pertaining to interior and exterior alterations
to existing structures.
PROJECT DATA
Entire Vasona Technology Park (4 parcels):
Gross Lot Area: 20 acres
Net Lot Area: 18.6 acres
Building Coverage:
Landscaping:
Paving Coverage
259,129 square feet
159,922 square feet
387,742 square feet
32%
20%
48%
Floor Area Ratio:
0.38
Building Area:
Subject Building
Clinic (Proposed):
Phannacy (Proposed):
Office:
Total
8,500 sq. ft.
2,100 sq. ft.
5,900 sq. ft.
16,500 sq. ft.
Staff Report - Planning Cúulmission Meeting of November 26, 20(}", '
PLN2002-123 - 200 E. Hacienda Avenue
Page 2 of 4
Parking:
Required:
26.2 spaces
10.5 spaces
60 spaces
96.7 spaces
Office (1:225 sq. ft. @ 5,900 sq. ft.)
Retail (1:200 @ 2,100 sq. ft)
Doctors (6 spaces/Dr. @ 10 Providers)
Total
Provided:
Total Parking:
72 spaces (61 standard, 9 compact and 2 disabled spaces)
1,232 spaces
Operational Hours:
Mon.- Friday
Sat. & Sun.:
7:00 a.m. to 7:00 p.m.
Closed
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Conditional Use Pennit to allow
the establishment of a 8,500 square foot Mental Health Services Clinic and a 2,100 square foot
pharmacy in an existing building. All construction work will be interior tenant improvements
with no alteration of the exterior of the building or parking area. The project site is located on the
southeast corner of East Hacienda A venue and South Winchester Boulevard.
Background: The existing building is one of six buildings in the Vasona Technology Park
approved for research and development uses. In May 1998, The Planning Commission approved
Conditional Use Pennit No. UP 98-02 to allow the establishment of a Kaiser Pennanente
outpatient medical clinic at 220 East Hacienda A venue. In April 2000 the City approved a Site
and Architectural Review Pennit to allow the remodel of the complex to accommodate research
and development uses and for approval of a parcel map to subdivide the property into four
parcels. The complex was substantially improved with new signs, sidewalks, paint, landscaping,
and a revised parking configuration.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Research
and Development. The proposed project is consistent with the land use designation.
Zoning Designation: The zoning designation for the project site is C-M-S (Controlled
Manufacturing.) Chapter 21.72, Conditional Uses, of the Zoning Code pennits hospitals in any
zone with approval of a Conditional Use Pennit. The previously approved Conditional Use
Pennit was approved on the basis that the medical clinic use is similar to the hospital use.
Use: The proposed facility would supplement Kaiser's existing medical clinic at 220 East
Hacienda A venue. The facility would consist of an 8,500 square foot Mental Health Services
Clinic and a 2,100 square foot pharmacy to support the clinic. The remaining 5,900 square feet
would be used as general office space for Kaiser.
The proposed clinic would have a total of three psychiatrists and nine psychologists/ Licensed
Clinical Social Workers. Because these providers work either a staggered schedule or flexible
schedule (i.e. four-1O hour days) to allow them to conduct evening group sessions. As a result,
there will be a maximum of ten providers in the facility at anyone time. Unlike typical medical
Staff Report - Planning Cú111mission Meeting of November 26, 20ú..:. .
PLN2002-123 - 200 E. Hacienda Avenue
Page 3 of 4
practitioners that see a patient every 20 minutes, the practitioners at the Mental Health Services
Clinics see only 8-10 appointments per day with visits lasting from 45 minutes to 1 Y2 hours.
Eighty percent of these appointments are for individuals and twenty percent are for couples or
families. Patients are only seen for individual sessions between 7:00 a.m. and 4:00 p.m.
The pharmacy would be used only for dispensing prescriptions to patients of the Mental Health
Services Clinic. Many patients would pick up their prescriptions after their medical visits,
thereby reducing the amount of parking needed.
The floor plan illustrates three group rooms. The two small rooms will be limited to ten
participants per room and the medium room will be limited to 20 persons. Small group sessions
will be conducted only between 7:00 a.m. and 7:00 p.m. There will be no more than one small
group session at a time between the hours of 7:00 a.m. and 4:00 p.m. Medium group sessions
will be conducted only between 4:00 p.m. and 7:00 p.m. with no more than one medium group
session at a time. There will be no more than two group sessions (e.g. one small and one
medium) at a time between the hours of 4:00 p.m. and 7:00 p.m.
Site Plan: The site plan illustrates the technology park's seven buildings. Kaiser would occupy
Building B, which is located on East Hacienda Avenue.
Parking: The technology park was approved with 1,232 parking spaces at a parking ratio of 1:250
that meets the parking demand for research and development uses. Based on the City's parking
requirements for physicians, retail uses and office uses, 98 spaces are required. Kaiser has
prepared a parking demand analysis that demonstrates a demand for 72 spaces based on the
amount of people anticipated at the building. This analysis, which is included as an attachment,
illustrates the demand as follows:
Table 1: Parking Demand
7:00 a.m. - 4:00 p.m. -
4:00 p.m. 7:00 p.m.
Mental Health Services
Clinics
Psychiatrists 2 2
Psychologists/ LCSW 8 1
Support Staff 5
Patients 10 20
Small Group 10 10
Medium Group N/A N/A
General Offices 26 N/A
Pharmacy 11 N/A
Total 72 33
The Planning Commission has the authority under the Zoning Code to adjust the parking
requirements for a specific use at a specific location to require a lesser number of parking spaces
when it detennines that circumstances warrant an adjustment. Staff finds that the proposed
Staff Report - Planning Cùlllmission Meeting of November 26, 20u""
PLN2002-123 - 200 E. Hacienda A venue
Page 4 of 4
mental health services clinic is a unique type of medical clinic because the providers see only 8-
10 appointments per day with visits lasting from 45 minutes to 1 Y2 hours. Although there may be
some overlap between patients when they are leaving and arriving and in some cases couples or
families may use two cars to get to a shared appointment, the standard requirement of six spaces
per provider may be excessive and an adjustment in the required number of spaces is warranted
for this project. A Condition of Approval of the Use Pennit stipulates that the building may only
be occupied by a Mental Health Services Clinic with a maximum of 10 practitioners (i.e.
Psychiatrists, Psychologists or Licensed Clinical Social Workers) seeing patients at anyone time.
Occupation by additional practitioners or other medical departments or non-mental health
practitioners requires a Modification to the Conditional Use Pennit.
Attachments:
1. Findings for Approval of File No. PLN2002-89 (Modification to a Conditional Use Pennit)
2. Conditions of Approval for File No. PLN2002-89 (Modification to a Conditional Use Pennit)
3. Exhibits (Site Plan, Floor Plans & Elevations)
4. Parking Demand Analysis
5. Location Map
Prepared by: 1Clvvb~~~,
Darcy ~ner n
Approved b .
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. FILE NO. PLN2002-123 (MODIFICATION
TO A CONDITIONAL USE PERMIT)
SITE ADDRESS:
APPLICANT:
DATE:
200 E. Hacienda A venue
Mr. Ray Andrews, on behalf of Kaiser Permanente
November 26, 2002
Findings for approval of a Conditional Use Pennit to allow the establishment of a 8.500 square
foot Mental Health Services Clinic and a 2.100 square foot pharmacy in an existing building.
The Planning Commission finds as follows with regard to File No. PLN2002-123:
1. The proposed project consists of the establishment of an 8,500 square foot Mental Health
Services Clinic and a 2,100 square foot pharmacy in an existing building.
2. The development of the proposed project will result in a use that is consistent with the
General Plan land use designation of Research and Development for this area.
3. The provision of a Mental Health Services Clinic and phannacy for a major health
maintenance organization in a location central to Campbell and near a major bus corridor is
desirable to the public convenience and welfare of the citizens and workers of Campbell.
4. The proposed use is at the intersection of an arterial and a commercial/industrial collector,
which have adequate capacity for the proposed use.
5. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
6. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for medical clinic uses.
7. The proposed mental health services clinic is a unique type of medical clinic because the
providers see only 8-10 appointments per day with visits lasting from 45 minutes to 1 Y2
hours. Although there may be some overlap between patients when they are leaving and
arriving and in some cases couples or families may use two cars to get to a shared
appointment, the standard requirement of six spaces per provider may be excessive and an
adjustment in the required number of spaces is warranted for this project.
8. The existing parking will adequately meet the demands generated by the change in use, and
will not be detrimental to the overall parking and circulation in the area.
9. The proposed use does not emit dust, fumes, glare, heat, liquids, noise, odor, smoke, steam,
vibration or other such items which create nuisances for the surrounding uses.
Staff Report - Planning Coulmission Meeting of November 26, 20ú",
PLN2002-123 - 200 E. Hacienda Avenue
Attachment #1
Page 2 of 2
10. The project qualifies as Categorically Exempt under Section 15303, Class 1 of the California
Environmental Quality Act (CEQA) pertaining to interior and exterior alterations to existing
structures.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the hannonious development of the immediate area.
3. The proposed use will not be detrimental to the health, safety, peace, morals, comfort or
general welfare of persons residing or working in the neighborhood of the proposed use, or be
detrimental or injurious to property and improvements in the neighborhood or to the general
welfare of the city.
4. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
5. The proposed 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 the use with uses in the surrounding area.
6. 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.
7. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
RECOMMENDED CONDITIONS OF APPROVAL FOR FILE NO. PLN2002-123
(MODIFICA TION TO A CONDITIONAL USE PERMIT)
SITE ADDRESS:
APPUCANT:
DATE:
200 E. Hacienda A venue
Mr. Ray Andrews, on behalf of Kaiser Pennanente
November 26,2002
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
Planning Division:
1. Project Approval: Approval is granted for a Modification (PLN2002-123) to a previously
approved Conditional Use Permit (UP 98-02) allowing the establishment of a 8,500 square
foot Mental Health Services Clinic and a 2,100 square foot pharmacy in an existing building
on property located at 200 E. Hacienda A venue, consisting of tenant improvements. The
building and interior floor plans shall substantially confonn to the set of plans submitted by
Cuschieri Horton Architects on October 8, 2002, including building elevations, floor plans
and site plan, except as may be modified by the Conditions of Approval herein.
2. Building Use Limited to Mental Health Services Clinic: The building may only be occupied
by a Mental Health Services Clinic with a maximum of 10 practitioners (i.e. Psychiatrists,
Psychologists or Licensed Clinical Social Workers) seeing patients at anyone time.
Occupation by additional practitioners or other medical departments or non-mental health
practitioners requires a Modification to the Conditional Use Pennit.
3. Pharmacy Use Limited to Mental Health Services Clinic: The pharmacy shall be used only
for dispensing prescriptions to patients of the Mental Health Services Clinic.
4. Group Sessions: Small group sessions shall have less than ten participants and shall be
conducted only between 7:00 a.m. and 7:00 p.m. There shall be no more than one small
group session at a time between the hours of 7:00 a.m. and 4:00 p.m. Medium group sessions
shall have no more than twenty participants and shall be conducted only between 4:00 p.m.
and 7:00 p.m. There shall be no more than one medium group session at a time between the
hours of 4:00 p.m. and 7:00 p.m. There shall be no more than two group sessions (e.g. one
small and one medium) at a time between the hours of 4:00 p.m. and 7:00 p.m.
Staff Report - Planning CoulIDission Meeting of November 26, 20ú~
PLN2002-123 - 200 E. Hacienda Avenue
Attachment #2
Page 2 of 3
5. Operating Hours: The operational hours shall be limited to 7 a.m. to 7 p.m. daily.
6. Modification to a Previously Approved Conditional Use Pennit Approval: The Modification
to a Previously Approved Conditional Use Permit approval shall be valid for a period of one
year from the date of final approval. Within this one-year period, a building pennit must be
obtained and construction completed one year thereafter or the Conditional Use Pennit shall
be void.
7. Signage: No signage is approved as part of the development applications approved herein.
Signing shall comply with the approved Sign Program for Vasona Technology Park. No sign
shall be installed until a Sign Pennit is approved as specified in the Sign Ordinance.
8. Revocation of Pennit: Operation of the use in violation of the Conditional Use Pennit or any
standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of
revocation of the Conditional Use Pennit by the Planning Commission.
Building Division:
9. Pennits Required: A building pennit application shall be required for the proposed tenant
improvements. The building pennit shall include Electrical/PlumbinglMechanical fees when
such work is part of the pennit.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building pennit.
11. Size of Plans: The minimum size of construction plans submitted for building pennits shall
be 24 in. x 36 in.
12. 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.
13. Site Plan: Application for building pennit 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.
14. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance fonns 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.
15. Special Inspections: When a special inspection is required by U.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 pennits, in accordance
with D.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection fonns from
the Building Inspection Division Counter.
16. 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.
Staff Report - Planning Cuulmission Meeting of November 26, 20tJ",
PLN2002-123 - 200 E. Hacienda Avenue
Attachment #2
Page 3 of 3
17. 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.
18. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption
clause shall blue-line completed, City of Campbell "20%" exemption fonn on submitted
construction plans. Form is available at Building Division service counter.
19. Approvals Required: The project requires the following agency approval prior to issuance of
the building pennit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. Santa Clara County Department of Environmental Health
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KAI 5 ER PERMANENT E
Kaiser Pennanentc
Capital Projl'cts Group
South Bay Senice ,\rea
Application for Modification of Conditional Use Pennit
October 8, 2002
Kaiser Pennanente is requesting a modification to its existing conditional use pennit, to
include a new leasehold at 200 E. Hacienda Avenue, a 16,500 square foot single story
building within the Hacienda Business Park This facility is intended to house services
supplementary to Kaiser's medical office building located at 220 Hacienda Avenue,
Building D (also within the Hacienda Business Park). All construction work is to be
interior tenant improvements, with no alteration of the exterior of the building.
The new Kaiser Permanente leasehold is currently planned to house the Department of
Mental Health Services in approximately 8500 square feet, a future pharmacy to support
the Mental Health Services Department in approximately 2100 square feet, and
administrative functions (general office use) in the balance ofthe space, approximately
5900 square feet. The following is an explanation of the staffing and the rate at which
Mental Health patients are seen, based on projected staffing and current care practice
models for this department.
Clinical Staff Parking
The department is planned for a total of 12 psychiatric provider offices to be
staffed by 3 psychiatrists (MD's), and 9 Psychologists/Licensed Clinical Social
Workers. Each of these providers works either a flexible schedule (ie, 4-10 hour
days) or a staggered schedule to allow them to conduct evening group visits. As a
result, there will be a maximum of 10 providers in the facility at any given time.
Therefore, 10 parking spaces are needed to accommodate the clinical staff during
daytime hours. During evening group visits, 2 clinical staff parking spaces would
be required.
Support Staff Parking
The department is planned for 2 receptionists and 3 general support staff. There
is some reception work provided in the evening. 5 parking spaces are needed to
accommodate the support staff during daytime hours. During evening group
visits, 1 support staff parking space would be required.
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Patient Parking
The 12 providers will see 8-10 appointments per day with visits lasting from 45
minutes to 1 Yz hours. 80 % of these appointments are for individuals and 20%
are for couples or families. At any time there should be a need for I parking
space per provider for patients from 7am-4pm for a total of 10 spaces (based on
provider scheduling, above). Because of the relatively long duration of the
appointments, there is not significant overlap between patient visits.
Group Appointments: There are 3 group rooms planned. Their planned usage is
based on 33% of groups occurring between 7am-4pm, and 67% between 4pm-
7pm, which equates to one group visit between 7am-4pm, and two group visits
between 4pm- 7pm. The smaller group visits are intentionally scheduled between
7am-4pm. During a day group visit, 10 parking spaces would be required.
During evening group visits, 30 parking spaces would be required.
Administration Parking
Per the City of Campbell's parking schedule (Sec. 21.50.050), general office use
requires I parking space per 225 square feet of gross floor area. Therefore, a total
of26 parking spaces are required to support the administrative function (5900 SF
divided by 225).
Pharmacy Parking
As pharmacy is considered a retail operation, per the City of Campbell's parking
schedule (Sec. 21.50.050), the parking requirement is 1 space per 200 square feet
of gross floor area. Therefore, a total of 11 parking spaces are required to support
the pharmacy operation (2100 SF divided by 200).
Parking Requirements
7am-4pm 4pm-7pm
Psychiatrists 2
Psychologists 8 2
Support Staff 5 1
Patients 10
Medium Group 20
Small Group 10 10
TOTAL-Mental Health 35 33
Administration 26 0
Pharmacy 11 0
TOTAL BUILDING 72 33
This brings the total parking demand to 72 spaces. Please note that no reduction in
demand has been made for providers, staff, or patients to arrive by carpool or public
transit. The parking allocated to Kaiser Pennanente per the tenns of the lease is 72. The
site parking requirement is thereby satisfied.
Kaiser Pennanente understands the City's concern that sufficient parking be provided on
this site so as to not impact surrounding businesses and residents. We, too, want to
assure that sufficient parking is provided so that our members will be able to
conveniently access their caregivers.
Please contact me if you have and questions regarding this analysis.
Sincerely,
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Ray Añdrews
Kaiser Pennanente
Project Manager, Capital Projects Group
408/236- 7075
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CAMPBELL
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CITY OF CAMPBELL
Community Development Department
November 15, 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, November 26, 2002, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Ray Andrews, on behalf of Kaiser Pennanente, for a Modification (PLN2002-
123) to a previously approved Conditional Use Permit (UP 98-02) to allow the establishment of a
8,500 square foot Mental Health Services Clinic and a 2,100 square foot phannacy in an existing
building on property owned by Legacy RECP II Hacienda OPCO, LLC, located at 200 E.
Hacienda A venue in a C-M (Controlled Manufacturing) 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. PLN2002-123
Address: 200 E. Hacienda A venue
70NorthFirstStreet. CampbeIl,California95008-1436. TEL408.866.1140. FAX408.871.5140. TDD408.866.1790