Zoning Letter - 2015CITY of CAMPBELL
Community Development Department
December 9, 2015
Mike Markus
2464 Thunder Mountain Drive, Unit 1005
Grand .function, CO 81505
Re: File No: PLN2015-346
Address: 215 and 225 Union Ave
APN: 412-16-002
Application: Zoning Certification Letter
Dear N1r. Markus,
This letter is in response to your request for a Zoning Certification Letter received by this
department on November 10, 2015. The following is a summary of the records of the City of
Campbell pertaining to the above referenced property.
Site Conditions: The subject property, identified as parcel 412-16-002 on the assessment maps
of the Santa Clara County Assessor's Office (reference enclosed map), is improved with amulti-
building apartment complex composed of two hundred fifty two (252) apartment units.
Zoning: /General Plan Designations: The subject property is located within the P-D (Planned
Development) Zoning District and designated High Density Residential (21-27 units/gr. acre) on
the General Plan Land Use Map. Zoning and General Plan Land Use maps are enclosed for your
reference.
Abutting Land Uses: The following Zoning and Land Use Districts abutt the subject property:
^ North: R-3 (Multiple-Family Residential) l High Density Residential
^ South: R-3 (Multiple-Family Residential) l High Density Residential
^ E;ast: N/A (CA Highway 17)
^ Nest: N/A (Union Avenue)
Land Use Entitlement(s): The apartment complex located on the subject property was
constructed pursuant to a Site Approval (` S' 64-57) granted by the City of Campbell Planning
Commission on November 17, 1964 (reference enclosed approval document) as modified by the
Planning Commission on January 5, 1965 (reference enclosed revised approval document) to
includf; a total of 252 residential units. This Site Approval is the principal land use entitlement
for the subject property. A comprehensive renovation of the apartment complex was approved by
the Planning Commission on September 9, 1997 pursuant to Site and Architectural Review
Permit's' 97-19 (referenced enclosed Planning Commission Resolution).
Certification Letter ,.J 215 and 225 Union Ave Page 2 of 3
Variances/Special Condition Use Permits: No variance, special exception, use permit, or other
type of zoning relief was required for this project.
Zoning Compliance/Non-Conformity: The P-D (Planned Development) Zoning District does
not specify development standards such as setbacks, height, lot coverage, or floor-area-ratio.
Development standards are determined by approval of a development permit or by existing
conditions. Allowable land-uses in the Planned Development Zoning District are those that are
determined to be consistent with the underlying General Plan Land Use designation. The
property's High Density Residential (21-27 units/gr. acre) Land Use designation allows
residential development, such as apartments, up to a maximum density of 27 units per gross acre.
Based on the gross lot area of the parcel (including the titled property plus the area to street
center ]line), the property is developed at approximately 28.8 units per gross acre, exceeding the
maximum allowable. Therefore, although an allowable land-use, due to the developed density of
the apartment complex, the property is considered legal non-conforming.
Any voluntary redevelopment of the site will be required to conform with the underlying General
Plan. A review of the R-3 Zoning District development standards may be useful to determine
allowable uses as the R-3 Zoning District standards conform to the High Density Residential (21-
27 units per gross acre) General Plan designation. A copy of the R-3 Zoning District
development standards is enclosed. In addition, redevelopment of the site will also require the
approval of a Planned Development Permit by City Council.
Reconstruction: Although non-conforming, pursuant to CMC 21.58.OSO.E.4, the apartment
complex could be reconstructed following destruction caused by earthquake, fire, flood, wind, or
other calamity or act of God or the public enemy, to the same development standards (size,
setbacks, height, etc.) to which it currently is constructed. Reconstruction would be processed
through issuance of a building permit without need of a new land use entitlement.
Parking: An informal review of a previous site plan shows that there are approximately 387
parking spaces, 203 of which are covered. The current Parking Ordinance for multi-family
dwellings requires 2 covered spaces plus '/2 space for guest parking for each studio/one bedroom
unit and 2'/2 covered spaces plus '/2 space for guest parking for each two or more bedroom unit.
The previously approved development appears to consist of 212 one bedroom units and 40 two
bedroom units, generating a parking demand using current standards of 650 parking spaces (524
of which must be covered). Therefore a parking deficiency of 263 spaces exists.
Per Section 21.28.030 (E) of the enclosed Parking Ordinance, if the current development
providf;s the parking originally required and no further intensification regarding the size or
number of units has occurred, it shall not be considered anon-conformity solely because the
parkin; spaces provided do not meet current code standards. However, if the use is enlarged or
changed, parking spaces shall be provided as required in the Parking Ordinance.
Code Violations: As of the date of this letter, there are no active code violations related to the
subject property. Questions pertaining to code violations may be directed to the Code
Enforce°ment Officer at (408) 866-2760.
Certificates of Occupancy: Final Building Permits for the apartment complex were issued on
February 2, 1965 and May 26, 1965 and constitute certificates of occupancy for the apartment
complex.
70 North First Street • Campbell, CA 95008-1423 • Tee (408) 866-2140 • Fnx (408) 866-5140 • e-NtAtL planning@cityofcampbell.com
Zoning Certification Letter ~ 215 and 225 Union Ave
Page 3 of 3
Site Flan: A copy of the site plan for the Site and Architectural Review Permit `S' 97-19
application is enclosed for your reference.
If you should have any questions regarding this letter, please feel free to contact me at (408) 866-
2144 or by email at nazp(a,cityofcampbell.com.
Sincerely,
Naz Pouya
Project Planner
Enclosures: Assessor's Parcel Map
Zoning Map
General Plan Map
R-3 Zoning Development Standards
P-D Zoning Ordinance
Parking Ordinance
Site Approval 'S' 64-57
Modification to 'S' 64-57
Planning Commission Resolution No. 3117
Site Plan (1997)
701~forth First Street • Campbell, CA 95008-1423 • TeL (408) 866-2140 • Fnx (408) 866-5140 • e-Mni~ planning@cityofcampbell.com