Letter - Parking - 2017CITY of CAMPBELL
Community Development Department
November 11, 2017
Attn: Kevin Heravi
HealthMed Realty '
690 Saratoga Ave., Ste. 200
San Jose, CA 95129
Re: 2080 S. Bascom Avenue, Campbell CA 95008 (Mr. Pickles)
Dear Mr. Heravi,
Thank you for reaching out to the City to better understand the permit history and parking
requirements associated with 2080 S. Bascom Avenue. The purpose of this letter is to provide
an overview of the City's standards as they relate to the subject property in order to assist you
in your. efforts to.market the space to a prospective buyer or tenant.
Parking Standards:
The following table serves to summarize the. parking standards based on existing conditions.
Please be advised that Mr. Pickle's was established at a time a lesser parking standard was in
place than today's requirements and is therefore considered -legal non-conforming, or
`grandfathered'.
Exis ting Conditions
permitted
Space Size parking Standard Required Parking
Seats
Suite A 1,230 1 space per 3 seats (indoor and
(Mr. Pickle's) (e:t.sz6:y.tc. Zpi outdoor), plus 1 space for each 6.152
non-dining)
(i$)
200 sq. ft. ofnon-dining area
(6+6.5 =,12.5 based on parking standard)
Suite B 820 N/A 1 space per 200 sq. ft. 4.1
Suite C 1,500 N/A 1 space per 200 sq. ft. 7.5
Total 3,5503 17
Total Parking Provided 17
Deficit (-)/Surplus (+) 0
- - -12.S based on current;pa rking standard
' Pursuant to Conditional Use Permit PLN2003-63 the subject tenant is limited to 18 seats; however, staff is honoring 20-seats based on a
building permit for an interior tenant improvement reviewed and approved by the City in 2012.
Z Mr. Pickle's was originally approved with a pazking standazd of 1:200 sq. ft. in azea.
3 The building area is noted as 3,454 based on County Assessor's data, whereas the project data included as part of Conditional Use Permit
PLN2003-68 noted a total floor azea of 3,422 sq. ft. for the buildirig.l'he building azea would need to be confinned as part of any formal
assessment.
2080 S. Bascom Avenue Page 2 of 2
Based on a review of this table, it can be concluded that the use of the site for a single
restaurant (limited to 20 seats, inclusive of all indoor and outdoor areas) and with two
additional tenant spaces meeting a parking standard of 1 space per 200 square feet (or less
intensive) would be in compliance with the City's Parking Requirements. Land uses such as
professional -(non-medical) offices, general service (i.e. beauty salon), or retail would all meet
this standard. If there is an interest to use Suites B or C for another land use (i.e. restaurant)
this would be able to be approve°d provided that the number of seats is so limited as to ensure
an equivalent parking standard can be satisfied. As an example, should Suite B, or C (or both
combined) wish to convert to a restaurant while staying complaint with the City's parking
standards, the following .amount of seating could be anticipated:
Suite B ago
(eat. zoo:q. ft.
non-dining)
9 seats
1 space peg 3 seats (indoor and
4.1
_ (3 apacea+lapaeea> -
1,500 outdoor), plus 1 space for each
7
5
Suite C (eat.6oosq.ft. 13 seats 200 s
ft
of non-dinin
;area .
5
aces+3 s
(4
aces)
.non-dining) q.
.
g .
Sp
p
Suite B & C 2,320
(est. goo aq. ft.
22 Seats
11.6
non-dining) {7.5 spaces+4spaces)
If a greater seating allocation- is sought, the property owner may consider applying for a
Parking Modification Permit. Staff s ability to support a request for a reduced parking standard
would be based on the request's ability to satisfy the following findings:
1. 'Due to the unique nature and circumstances of the project, or special development features, the
anticipated number of parking spaces necessary to serve the use or structure is less than that
required by the applicable off-street parking standard, and would be satisfied by the existing or
proposed number of parking spaces, as supported by review of the applicant's documentation
and/or a parking demand study prepared by a qualified transportation engineer accepted by the
decision-making body;
2. Conditions of approval have been incorporated into the project to ensure the long-term adequacy
of the provided off-street parking; and
3. Approval of the parking modification permit will further the purpose of this chapter.
As an example, project's which have recently received approval of a Parking Modification
Permits have made arrangements with other tenants to ensure business operations do not
overlap (i.e. morning vs. evening operations), thereby ensuring a parking impact would not
result from the proposal. As a .discretionary process, the approach is reviewed on a case-by-
case basis.
Should you have any questions, please feel free to call me directly at (408) 866-2142 or reach
me by email at stephenr(~ci ofcampbell.com.
Sincerely,
Stephen Ros
Associate Planner
cc: Paul Kermoyan, Community Development Director
BA COMM 4 LLC, P.O. Box 462, Cupertino CA 95015