Zoning Letter - 2015 (2)CITY of CAMPBELL
Community Development Department
via ZISPS and electronic mail
March 10, 2015
Allen Eden
Partner Engineering and Science Inc.
611 Industrial Way West
Eatontown, NJ 07724
Re: File No: PLN2015-041
Address: 900-910 E. Hamilton Ave.
APNs: 288-10-018/017
Application: Zoning Certification Letter
Dear Mr. Eden,
This letter is in response to your request for a Zoning Certification Letter received by this
department on February 10, 2015. The following is a summary of the records of the City of
Campbell pertaining to the above referenced property.
Site Conditions: The above referenced properties ("subject site") are developed with two
1750,000 square-foot (GFA) six-story professional office buildings with associated surface and
subsurface parking facilities, commonly known as the Legacy Hamilton Plaza.
ZoninQ~ /General Plan Designations: The subject site is located within the P-D (Planned
Development) Zoning District, as shown on the City of Campbell Zoning Map, and is designated
General Commercial on the General Plan Land Use Diagram (reference enclosed maps).
Surrounding Land Uses: The following Zoning and General Plan Land Use Districts surround
the subject property:
^ North: P-D (Planned Development) and C-PD (Condominium Planned Development) /
General Commercial
^ South: PF-OS (Public Facilities/Open Space) /Open Space
^ F.ast: PF-OS (Public Facilities/Open Space) /Open Space
^ West: P-D (Planned Development) l General Commercial
Zoning Certification Letter.,, 900-910 E. Hamilton Ave. Page 2 of 3
Land Use Entitlement(s): The principal land use entitlement for the subject site is Planned
Development Permit 'PD 84-06', approved by Ordinance No. 1560, as modified by Modifications
'M 87-14' and 'M 88-23,' approved by Ordinance No. 1660 and No. 1737, respectively (copies
enclosed). This Modified Planned Development Permit allowed construction of two 175,000
square-foot professional office buildings and a 250-room hotel separated by a new public
roadway (Creekside Way). The hotel component of the project was never completed under this
entitlement (it was subsequently constructed under a different Planned Development Permit in
2007).
Zoning Compliance/Non-Conformity: Unlike traditional zoning designations, the P-D (Planned
Development) Zoning District does not specifically list allowable land uses. Instead, allowable
land uses are those determined to be consistent with the underlying General Plan Land Use
designation. The subject site's General Commercial Land Use designation allows a variety of
commercial uses, including those classified as professional office by the Campbell Municipal
Code. As such, pursuant to the Modified Planned Development Permit referenced above, the
professional office buildings are consistent with the Zoning District and General Plan.
As with land uses, the P-D (Planned Development) Zoning District does not specify specific
development standards such as setbacks, height, lot coverage, and floor-area-ratio. Development
standards are determined by approval of a Planned Development Permit. With respect to parking,
the subject property is to provide parking at the rate of 1 space per 288 square-feet of gross floor
area or 1,215 spaces 050,000 sq. ft. / 288). To the City's knowledge, the full complement of
required parking is not provided on-site; a portion is located on an adjacent property across the
street, a.nd secured by a private parking agreement.
Variance/Exceptions/Use Permits: No Variances, Conditional Use Permits, or other special
exceptions, have been issued for the subject site. However, the project was granted an adjustment
to the required parking (from 1:250 sq. ft. to 1:288 sq. ft.). This action is not considered a
variance or special exception. Moreover, the Campbell Municipal Code does not classify parking
below current code requirements as a "non-conformity."
Approved Site Plan: A search of City records found no copies of the final approved site plan.
Replacement/Reconstruction: In the case of unintentional damage or destruction of the structures
or site improvements, replacement or reconstruction of any legal conforming improvements
would be permitted provided the necessary land use entitlements remain valid. Land use
entitlements which were previously approved and exercised, including those listed above, will be
considered valid for up to one year after unintentional destruction of the improvements
authorized by the permit(s). Replacement or reconstruction occurring after one year has elapsed
may require the property owner to seek approval of new land use entitlements.
If any aspect of the development is determined to be legal non-conforming (none have been
identified at this time), replacement or reconstruction would be governed by the requirements set
forth in Campbell Municipal Code Chapter 21.58.
Roadw,ay Encroachments: There are no planned encroachments or roadway expansions that
would affect the subject site. However, an office development directly across Creekside Way
will include construction of a new signalized intersection that will connect to a driveway on the
subject site.
Certification Letter ~ 900-910 E. Hamilton Ave. Page 3 of 3
Code Violations: As of the date of this letter, there are no unresolved code violations pertaining
to the subject site.
If you should have any questions regarding this letter, please feel free to contact me at (408) 866-
2193 or by email at danielf(c~z~,cityofcampbell.com.
Sincerely,
Daniel Fama
Associate Planner
cc: Aki Snelling, Planning Manager
Encl: Zoning Map
General Plan Map
Ordinance No. 1737 (M 88-23)
Ordinance No. 1660 (M 87-14)
Ordinance No. 1 X60 (PD 84-06)