02-28-2023 - Planning Commission Regular Meeting Agenda REGULAR PLANNING COMMISSION MEETING
City of Campbell, California
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February 28, 2023
8:00 p.m.
(following 7:00 PM Joint
PC/HPB Study Session)
City Hall, Council Chambers
AGENDA
This Regular Planning Commission meeting will be conducted in person with the Commissioners
meeting at City Hall, Council Chambers, as well as via telecommunication (Zoom) being available
for members of the public. The meeting is compliant with provisions of the Brown Act.
This Regular Planning Commission meeting will also be live streamed on Channel 26, the City's
website and on YouTube at https://www.youtube.com/user/CityofCampbell for those who only
wish to view the meeting but not participate. Those members of the public wishing to provide
public comment at this meeting virtually are asked to register in advance at
https://campbellca.gov/PCSignup. After registering, you will receive a confirmation email
containing information about joining the meeting via Zoom. Members of the public may attend
the meeting in person at Campbell City Hall - Council Chambers. If attending in person, face
coverings and physical distancing will be required until further notice.
Public comment for the Planning Commission meetings will be accepted via email at
planning@campbellca.gov by 5 p.m. on the day of the meeting. Written comments will be posted
on the website and distributed to the PC. If you choose to email your comments, please indicate
in the subject line “FOR PUBLIC COMMENT” and indicate the item number.
ROLL CALL
APPROVAL OF THE MINUTES February 14, 2023
COMMUNICATIONS
AGENDA MODIFICATIONS OR POSTPONEMENTS
ORAL REQUESTS
This is the point on the agenda where members of the public may address the Commission
on items of concern to the Community that are not listed on the agenda this evening. People
may speak up to 5 minutes on any matter concerning the Commission.
Planning Commission Agenda for February 28, 2023 Page 2 of 2
PUBLIC HEARINGS
1. PLN-2022-45 Public Hearing to consider the request of Nielsen Architects,
for property located at 2160 S. Bascom Avenue to allow the
expansion of an existing Medical Services, Clinics use (i.e.
dental clinic) in the remaining portion of a commercial building
and associated site and architectural alterations. The
application under consideration includes a Conditional Use
Permit with Site and Architectural Review Permit. File No.:
PLN-2022-45. Staff is recommending that this item be deemed
Categorically Exempt from CEQA. Planning Commission
action is final unless appealed in writing to the City Clerk within
10 calendar days. Project Planner: Tracy Tam, Associate
Planner.
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
ADJOURNMENT
Adjourn to the next Regular Planning Commission meeting of March 14, 2023 at 7:30 p.m. This
meeting will be in person for the members of the Planning Commission at Campbell City Hall,
Council Chambers, 70 N. First Street, Campbell, CA. Members of the public are still allowed to
participate remotely by Zoom or attend in person (as space allows while maintaining on-going
face covering and social distancing).
Americans with Disabilities Act (ADA)
In compliance with the Americans with Disabilities Act, listening assistance devices are
available for meetings held in the Council Chambers. If you require accommodation to
participate in the meeting, please contact the Community Development Department, at
planning@campbellca.gov or (408) 866-2739.
CITY OF CAMPBELL
Planning Commission Minutes
7:30 P.M. TUESDAY
February 14, 2022
PLANNING COMMISSION REGULAR MEETING
CITY HALL COUNCIL CHAMBERS
The Planning Commission meeting on Tuesday February 14, 2022, was called to order at
6:00 p.m. in the Council Chambers of City Hall, 70 N. First Street, Campbell, CA, by Chair Buchbinder and the following proceedings were had, to wit:
ROLL CALL
Commissioners Present: Chair: Adam Buchbinder
Vice Chair: Alan Zisser
Commissioner: Matt Kamkar
Commissioner: Michael Krey
Commissioner: Maggie Ostrowski
Commissioner: Davis Fields
Commissioners Absent: Commissioner: Stuart Ching
Staff Present:
Director: Rob Eastwood
City Attorney: Bill Seligmann
Senior Planner: Daniel Fama
Senior Planner: Stephen Rose
Associate Planner: Tracy Tam
Admin Analyst: Ken Ramirez
APPROVAL OF MINUTES
Approved January 24, 2022 meeting minutes.
COMMUNICATIONS
None.
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 2
AGENDA MODIFICATIONS OR POSTPONEMENTS
Item 1. Revised plan and additional email
Item 3 . Letters received regarding MFDDS
ORAL REQUESTS
Disclosures: Krey, Zisser, and Buchbinder visited the site.
Chair Buchbinder opened public comments
Hearing none, Chair Buchbinder closed public comments.
Chair Buchbinder read Agenda Item No. 1 into the record as follows:
PUBLIC HEARINGS
1. PLN-2022-101 Public Hearing to consider the request of Yanjun Wang for
property located at 68 Page Street to allow construction of an
approximately 1,053 square-foot one-story single-family
dwelling, inclusive of a 313 square-foot junior accessory
dwelling unit (JADU), with a 529 square-foot attached
accessory dwelling unit (ADU), with substandard front- and
street-side setbacks (14 ½-ft and 3-ft respectively), including
retention of an existing detached non-conforming garage. File
No.: PLN-2022-101. Staff is recommending that this item be
deemed Categorically Exempt from CEQA. Planning
Commission action is final unless appealed in writing to the
City Clerk within 10 calendar days. Project Planner: Daniel
Fama, Senior Planner.
Senior planner presented staff report Hearing to consider the request of Yanjun Wang for
property located at 68 Page Street to allow construction of an approximately 1,053
square-foot one-story single-family dwelling, inclusive of a 313 square-foot junior
accessory dwelling unit (JADU), with a 529 square-foot attached accessory dwelling unit
(ADU), with substandard front- and street-side setbacks (14 ½-ft and 3-ft respectively),
including retention of an existing detached non-conforming garage.
Commissioner Fields asked about property size minimums and what constitutes a single-
family home and standard ADU.
Senior Planner Fama clarified that Campbell does not have a specific standard that
speaks to both.
Commissioners stated that letters received show concern about the back setback chosen
in the project plan details, also questioned the number of doors used within the project,
the lack of green space, whether the owner was required to reside in the property , and
what implications would result due to not approving the variance.
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 3
Senior Planner Fama stated if the variance is not approved the Planning Commission
need to provide reasoning for establishing the findings.
Planning Commissioners asked how boarding house concerns manifested and whether
the city can be fined or held liable against HAA if denied. City Attorney confirmed that the
City could be.
Applicant spoke and stated that they would be living on the property with a parent residing
in the ADU. Applicant plans on installing solar as well.
Public Comment regarding Public Hearing item opened.
Ed Barrera – was not in support of plan. Stated that if this plan was approved then you
would for other surrounding homes to make similar investments. JADUs and ADUs here
are defined as interim housing.
Patrick Gasaway – stated having a 6200 sq. ft. lot and that they will apply for this
variance. Asked questions about the impact to the infrastructure. Stated that this would
result in a slippery slope of other applications or issues.
Lauryn Ash – emphasized the importance of protecting the infrastructure of the city.
Asked if everyone who did this would be allowed. Also asked how Planner originally
declined certain project details but allowed the project to continue. Stated that this project
was not in the best interest of Campbell and was concerned that there would be no place
for kids to play in the neighborhood.
Pat Clark – stated that making the exception to the variance is wrong. Theres a risk for
everyone driving through the neighborhood. Making the house three times as large as
what it used to be is not right because it is a corner house and vehicles cannot see
incoming cars in that intersection and as a result to this project would see even less due
to the restricted view.
Brittany Souza – Stated being shocked that with their combine income that they will be
living in this place. Stated that it was an obvious attempt to take advantage of the
situation. Stated that this was not a normal and did not fit in the neighborhood.
Emphasized that the project will reduce the cost of homes in the area.
Russ Biswell – stated not being opposed to ADUs but is against single room occupancy in
tiny lots. Saw that the request was an approval is for variance in new construction when
new construction is not grandfathered but it is obvious that it is an SRO construction.
Asked the Planning Commission represent the residents by denying the variance.
Yolanda Ferrera – stated that approving this would create other homes buying and
renting out the property for 60 days.
Raja Pallela – did not believe the Project application was in fact a real variance. Did not
see difference in lot elevation. Appalled that they were allowing people to make
comments of the applicant. Is not sure why they Planning Commission is discussing
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 4
ADUs. Does not believe that is a good use of time to discuss the application for a
variance. Stated that the Planning Commission has a duty to inform themselves.
Christopher Hersh – stated that he would not have a problem if the proposal had the
same land use. Issue is with the extension. Also concerned with fire and safety.
Emphasized that there should be consideration for alternative ways for looking at this
square footage. Requested that it not be approved.
Mark V – concerned with doors disappearing and coming back and the how close the
doors will be to the street. Believes that the house looks like a boarding house rather than
a hotel.
Public comment closed.
Commissioner Krey – does not believe that approval is needed for this, the state has
opened the doors for projects like this. Stated that every community in the country is
working on grappling this. Hopes that approval of this does not degrade the quality of life.
Open to hearing fellow commissioners. Does not see how they could disapprove the
variance even if they wanted to.
Commissioner Kamkar – sees both sides and is conflicted. Hands are partially tied.
Believes that property could have had a second floor. Could have had more green space
on the property and believes the project has too many doors opening on the street side.
Believes that preventing a precedence to for this to happen in other parts of the city is
provides enough rationale to deny the variance. Still unsure and wants to hear from
colleagues.
Commissioner Ostrowski – agrees with previous comments from other commissioners
that this is not an easy decision. Much of the ability and direction to build ADUs and
JADUs comes from the State. Seems that variance would be allowed based on strict
interpretation of the definition from the state. There were alternatives that could have
been explored by the applicant like adding a second story, adding balconies, repositioning
the location of the ADU. Seems somewhat reasonable, as variance is part of the state law
based on uniqueness of the property. Front door amounts and locations are outside the
purview of what is discussed.
Commissioner Fields – understands role and state law. Have not heard reason enough to
deny and finding substantial findings to deny the variance.
Vice Chair Zisser – would have preferred to have seen a house with one ADU in the
space. Recognizes that applicant has a legal right to put in a JADU. Emphasized that
public has a right to speak and give their opinion. Reiterated that there are constraints on
decisions based on state law and has become painfully aware of the state mandates.
There is no code against the number of doors. Stated that he was not completely
comfortable with the setbacks. There is speculation about what it will be used for but
heard from applicant and will trust that the applicant is being truthful. Received
confirmation from the City Attorney that the owner would need to occupy the property
indefinitely. Concern was expressed about rejecting things that the state would not
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 5
approve and will hold City liable. Maybe they should cut down the size of the bedroom to
give more space on maple. Understand where public comments are coming from.
Commissioner Kamkar asked whether the owner needed to occupy residence and its
primary residence.
City Attorney clarified that the owner needs to live there but it does not need to be its
primary residence
Chair Buchbinder – stated that the State of California wants you to put an ADU in your
yard. Important to have an interim option when people can’t afford the purchase of a
home. Mentioned that there was a sense of mistrust, that the city is not good for their
word and owner is not good for their word . Reiterated that the City has enforcement
procedures if homes and spaces are not used for what they are intended for. City also
has neighborhood traffic calming programs. Stated that, generally speaking, things are
changing and have been changing. Acknowledging that housing affordability and property
values conflict with each other.
Vice Chair Zisser commented that 50% of Campbell residents are renters. Expressed an
appreciation for both sides and that several points of this that can be looked at in a
positive way.
Motion: Upon motion by Commissioner Krey, seconded by Commissioner
Ostrowski, the Planning Commission adopted Resolution No. 4663
approving a Variance to allow construction of an approximately 1,053
square -foot one-story single-family dwelling, inclusive of a 313
square-foot junior accessory dwelling unit (JADU), with a 529 square-
foot attached accessory dwelling unit (ADU), with substandard from -
and street-side setbacks, including retention of an existing detached
non-conforming garage for property located at 68 Page Street. (PLN-
2022-101), as per the corrected plans included in the desk item, by the
following roll call vote:
AYES: Fields, Ostrowski, Krey, Buchbinder
NOES: Kamkar
ABSENT: Ching
ABSTAIN: Zisser
STUDY SESSION
2.PLN-2022-160 Study Session to consider the preliminary request of DeNardi
Wang Homes for property located at 832, 842, 852, and 864
S. San Tomas Aquino Road for a 13-lot residential
development, consisting of eight townhomes and four
detached "small-lot" single-family homes (with one ADU),
utilizing State Density Bonus for waivers from the R-M Zoning
District development standards, a concession to allow an
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 6
increase in building height, and a reduced parking
requirement. The application under consideration is a
Preliminary Application. File No.: PLN-2022-160. Project
Planner: Daniel Fama, Senior Planner
Senior Planner presented Study Session to consider the preliminary request of
DeNardi Wang Homes for property located at 832, 842, 852, and 864 S. San Tomas
Aquino Road for a 13-lot residential development, consisting of eight townhomes and
four detached "small-lot" single-family homes (with one ADU)
Commissioners asked whether units would be single-family or multi-family, number of
guest parking spaces, adjacency standards.
Senior Planner Fama clarified that these were single-family homes as a single unit on
a single lot, and that 7 guest parking stops would be provided because each unit has
a 2-car garage.
Jamie Matheron – architect – stated that there would be lighting along pedestrian path
and frontage. Was not concerned about design standards. Project was designed in
such a way that it could be approved in many other cities.
Applicants– Kevin DeNardi and Albert Wang look forward to working with the city on
next steps.
Commissioners asked why they opted to build 13 homes when the project could have
supported 23 units.
Applicant stated that the density was not there.
Planner Fama stated that the site was not a housing opportunity site.
Chair opened for Public comment
Leslie Caparelli – stated that there were no reference to trees on site. There was also
no reference to displacing the current occupants. Recommends having an agreement
in writing for current tenants to have time to relocate and something regarding
financial compensation.
Raja Pallel- stated that project was a good example of housing for the missing middle.
State has clear direction on reducing adjacency standards and that the City be
considerate of that. Stated that windows are needed in every room for egress.
Brian Clausen- 895 S San Tomas Aquino Road submitted public comments.
Encouraging looking at properties. 3-story developments will loom over properties.
Designs look beautiful but they don’t belong in the proposed project area. There are
existing parking issues during the day. Project area is very unsafe environment for the
children.
David Jebens – expressed concern with the development. Primarily with parking and
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 7
traffic. Dangerous to cross traffic and has almost been hit twice this year.
Chair closed public comment.
Commissioners were in favor and stated that it was a good and reasonable way to put
a reasonable amount of people in homes. Suggested non-uniform colors for homes.
Commissioners acknowledged concerns regarding parking and traffic safety. Were in
favor to 3-story development of homes but recommended having EV charging units
installed. Commissioners also recommended having residents look into the City’s
traffic calming programs.
Applicant stated that an affidavit to the City was provided that no one resides in a
protected unit.
Chair called for a break
Meeting resumed.
3. PLN-2022-90 Study Session to review and provide feedback on the draft
Multi-Family Development and Design Standards. (File No.:
PLN-2022-90).
Director Eastwood walked through the structure of the MFDDS review efforts and study
session meeting. Stressed that the intent of the review was to provide thoughtfulness of
area plan.
Feedback on the Administrative Draft of the MFDDS
Since the public release of the Administrative Draft of the MFFDS, staff held meetings
with the community and developers to solicit feedback on the standards.
The focused summary below includes feedback from Planning Commission as noted.
Draft Form-Based Zone Map (e.g., T3, T4, T5)
o Allow a greater number of stories for select properties subject to the T4 Main Street
and T5 zones where contextually appropriate (e.g., Frys, Pruneyard).
❖ Feedback from the Planning Commission:
o Supportive of these changes.
➢ Staff Recommendation: Agreed. The Form-Based Zone Map has been
amended to assign the T5MS zone, which will allow buildings up to 75-feet, to
the Pruneyard, 1475 S. Bascom Avenue, and former Frys Electronic property
(reference Attachment G – Revised Draft Form-Based Zone Map).
o Amend the form-base zones for 320 Virginia Avenue and 251 Llewellyn Avenue from
T4N.S to T4N.M to allow for 3-story product, and for six connected units within one
building.
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 8
➢ Staff Recommendation: Given the surrounding context of these two sites, and
the reduced adjacency issues, staff agrees with the requested changes. Both
properties are located adjacent to interfaces (i.e., San Tomas Aquinas Creek
and San Tomas Expressway) which would have a reduced adjacency impact
(reference Attachment G – Revised Draft Form-Based Zone Map).
o Amend the standards to regulate by maximum building height, instead of imposing
both a height and story limit, for taller buildings.
❖ Feedback from the Planning Commission:
• Supportive of allowing 75-feet heights for the T5 form-based zones, and not
regulating the height of buildings over three-stories.
➢ Staff Recommendation: Staff recommends removing the limit on the maximum
number of stories for buildings subject to the T5 standards (including both the
T5.N and T5.MS form-based zones) and allowing buildings subject to the T5
standards to be built up to the citywide maximum building height limit (i.e., 75-
feet). Staff does not support removing story restrictions in the lower-intensity T3
and T4 zones.
o Add a footnote to the Form-Based Zone Map to clarify that sites greater than five
acres or 700 feet are subject to the ‘Large Site Standards’ process which will result in
changes to the form-based zones depicted.
➢ Staff Recommendation: Staff agrees with the requested change, which is now
reflected on the Revised Draft Form-Based Map (reference Attachment G –
Revised Draft Form-Based Zone Map).
Commercial Ground Floor Requirement
o While the public expressed interest in requiring commercial uses and amenities which
support pedestrian activity in the areas depicted on the Draft Form-Based Zone Map,
developers opposed requiring a ground-floor commercial component, particularly
along long stretches of commercial corridors or on shallow lots, citing their difficulty to
construct and lease these commercial tenant spaces.
❖ Feedback from the Planning Commission:
o Supportive of areas identified on the form-based map and depicted as the
yellow line for required ground-floor non-residential uses.
o Supportive of non-residential uses on the ground floor to allow for increased
walkability and a variety of services within walking distance.
➢ Staff Recommendation: Staff intends to meet with stakeholders to discuss
refinements to the required height and depth of commercial ground floor areas,
with an emphasis on identifying context appropriate standards that support a
variety of uses. Separately, staff recommends retaining the yellow line on the
Draft Form-Based Zone Map but limit the extent of the non-residential ground-
floor component to the percentage of the building width required within the
façade zone. Further, staff would support allowing for alternative means of
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 9
compliance (in select areas; not including the Downtown) for lots less than 120-
feet wide or deep, by allowing for such properties to provide pedestrian serving
amenities along their frontages instead (e.g., providing for comfortable rest
areas, landscaped plazas, or art features). Finally, staff recommends adding
the commercial properties (i.e., Milk Farm Dairy, Sorelle Italian Bistro) within
the San Tomas Area, to the map of locations where a ground-floor commercial
area will be required, to maintain services in this underserved area of the
community.
Figure 16 & 17: Commercial Properties in San Tomas Area
o Allow leasing offices, lounges, or similar resident serving uses to satisfy the ‘non-
residential’ requirement.
❖ Feedback from the Planning Commission:
o Supportive of staff’s suggestion to allow for pedestrian rest areas and public
art features as an alternative compliance option for smaller properties.
➢ Staff Recommendation: Staff would support allowing leasing offices, lounges,
or similar resident serving uses (other than units) to count toward satisfying the
requirement – provided that at least one non-resident serving use, or
pedestrian oriented amenity, is provided per frontage.
o Reduce the required depth of the non-residential area to 15-feet, or 25-feet, instead of
30-feet as required.
❖ Feedback from the Planning Commission:
o Expressed interest in reducing the required 30-foot depth for non-residential
ground-floor for certain building product types.
➢ Staff Recommendation: As previously noted, staff intends to meet with
stakeholders to refine the standards for ground-floor commercial uses while
ensuring the viability of tenant spaces for a variety of uses. Regarding depth,
staff will work to identify alternative compliance options (i.e., allowing for a
reduction in the required depth, for uses that provide outdoor seating) where
appropriate based on the size and location/context of a property.
o Reduce the non-residential floor height from 15-feet to 12-feet.
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 10
❖ Feedback from the Planning Commission:
o Rather than recommending a change to the required floor height at this
time, the Planning Commission emphasized the need to routinely revisit the
standards, following their adoption, to ensure that they achieve intended
outcomes.
➢ Staff Recommendation: As previously noted, staff intends to meet with
stakeholders to refine the standards for ground-floor commercial uses.
Regarding height, while the requirements reflect standards contained in area
plans, they may need to be adjusted to account for taller and denser buildings
than had been contemplated at the time the area plans were adopted. Finally,
staff recognizes the need to review and update the MFDDS on a routine basis
and will intend to return to the Planning Commission and Council with an
update following their first year of adoption.
Large Site Standards
1. Developers expressed concerns that requiring new streets, or civic areas, would
diminish the buildable area of a properties and result in the production of fewer
residential units. Developers expressed a concern that the requirement to provide at
least 10% of the development area as new civic space may be too high.
❖ Feedback from the Planning Commission:
o Stressed the importance of civic spaces and community space within these
larger developments to ensure future residents have access to amenities
and gathering spaces.
o Emphasized that civic and community space should be placed near the
street to ensure visibility and ease of access for the public.
➢ Staff Recommendation: Staff intends to revise the standards to ensure that
required civic and community spaces are visible and publicly accessible. The Test
Fits (see related discussion under ‘Test Fits’ above) demonstrate that planned for
densities can be achieved. Further, emergency vehicle access lanes will be
required by the Fire Department to serve sites subject to the Large Site Standards.
Finally, providing for civic areas is an important design feature, as it serves to
offset the impact to public parks (resulting from the production of new housing) and
beautify the community. As the standards are already more permissive than the
existing landscaping requirements, which require between 8% (industrial) and 20%
(multi-family residential) of a site to be landscaped depending on land use, any
further reduction would not be supported.
2. Developers requested the Large Site Standards and threshold for applicability, to
consider the buildable area of a property – which may be diminished by recorded
easements.
➢ Staff Recommendation: The standards were amended to account for the net
developable area of a property prior to the release of the Administrative Draft of the
MFDDS.
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 11
3. Developers expressed concern with making civic spaces open to the public, indicating
that it may be difficult or costly to get insurance for such areas.
❖ Feedback from the Planning Commission:
o Questioned whether roof top decks would count towards civic spaces.
➢ Staff Recommendation: Staff intends to add additional clarity to the standards
regarding the placement and type of areas that may count toward satisfying civic
space requirements. Civic spaces may be privately held and insured or considered
for dedication to the city in accordance with Chapter 20.24 of the Campbell
Municipal Code.
Building Type Standards
1. Developers requested increasing the maximum allowable building footprint sizes
prescribed under the standards, stating that the standards will require new housing
development projects to build multiple buildings, as opposed to one large building
which is more cost effective and can produce more units.
❖ Feedback from the Planning Commission:
o Expressed interest in requiring the minimum size of a design site to be
decreased in higher intensity form-based zones (T4 and T5 form-based
zones) to allow for narrower/shallower buildings.
➢ Staff Recommendation: Where appropriate, the limitation on building footprint sizes
will be removed and substituted by the Architectural Design Standards provided in
Chapter 7 which were developed in response to developer feedback. Staff will
meet with stakeholders to discuss the appropriate size of design sites.
2. Developers requested that the T4 Neighborhood.Small (T4N.S) zone standards be
amended to allow for taller townhomes (i.e., 3-stories instead of 2.5 stories) and
longer connected rows of units (i.e., 6 instead of 4) which are more cost effective to
build. Alternatively, they requested certain sites to be redesignated to T4
Neighborhood.Medium (T4 N.M) instead which allows for 3 story tall townhomes, and
longer rows of connected units.
❖ Feedback from the Planning Commission:
o Expressed interest in allowing 3-story townhomes in certain form-based
zones (T3N and T4N.M specifically) citywide (presently allows 2.5 stories)
and not precluding certain areas such as the San Tomas area.
➢ Staff Recommendation: The standards provide the following distinctions between
townhomes sizes by zone:
Smaller Buildings / Less Intensive:
• T3 N: 2.5 stories, 4 connected units, 1 stacked unit
• T4 N.S: 2.5. stories, 4 connected units, 1 stacked unit
Larger Buildings / More Intensive:
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 12
• T4 N.M: 3 stories, 6 connected units, 2 stacked units
• T4 N.L: 3 stories, 6 connected units and 3 stacked units
As the T3 N, and T4 N.S standards apply to areas of the city subject to area plans
(where application of a lower building height and building size aligns with plan
objectives), staff recommends evaluating where these zones are applied on the
form-based zone map and assigning the T4 N.M and T4 N.L zone rather than
amending the standards found in any given zone. In response to developer
feedback, two locations located outside of area plans have identified for a change
to the T4 N.M zone (reference Attachment G – Revised Draft of the Form-Based
Zone Map). The City Council should consider the appropriateness of these
changes given site context (recognizing longer and taller rows of townhomes can
create a ‘tunnel appearance’ and be more difficult to navigate as a pedestrian) and
recommend other changes to the map as appropriate.
Finally, staff does not recommend changes to the half-story definition, as it does
allow for habitable space.
3. Developers requested additional language to clarify that parapets, and rooftop
mechanical equipment do not count toward the maximum building height.
➢ Staff Recommendation: Agreed. Additional clarification to the method of height
calculation will be added into the standards.
4. Developers requested that the vehicular access standards be amended to allow for
direct access onto a public street (i.e., allow multiple curb cuts into the public right-of-
way, rather than through a consolidated private driveway), or allow for the primary
façade of units to be the garage.
❖ Feedback from the Planning Commission:
o Expressed preference for not allowing additional curb cuts onto the public
right-of-way and requiring developments to have limited vehicular access
points by requiring consolidated driveways for the development.
➢ Staff Recommendation: No change. Additional curb cuts onto the public right-of-
way are disruptive to the flow of traffic, pedestrian movement, and diminish the
number of available parking spaces on the street where they occur. Further, while
garages can be on a primary façade of a building, this approach is limited to
narrow sites where it is not possible to separate the driveway from the pedestrian
walkway. All other sites, large enough to support a pedestrian walkway and
driveway, would be required to have units face onto a pedestrian walkway rather
than a roadway for vehicles.
Architectural Standards
1. Developers requested increasing the length of a building wall (i.e., 150-feet or longer
instead of 120-feet) before being required to provide a separate façade design/module
to differentiate the architectural design of a large building.
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 13
❖ Feedback from the Planning Commission:
o Stated the architectural standards should be more flexible to ensure
development feasibility while also providing for eclectic design, particularly
in higher intensity areas.
o One Commissioner opined that the standards should emphasize unit
production over appearance.
o Generally stated that changes in building form can be costly to build and
should not be required for higher intensity form-based zones (T4 and T5).
➢ Staff Recommendation: Staff intends to meet with stakeholders to discuss
refinements to the architectural standards with an emphasis on identifying high-
impact/lower-cost approaches that still achieve a varied design for buildings,
consistent with public input and Council direction. Areas of discussion will include
adjusting the ‘menu’ of options, and the extent of differentiation required on larger
buildings and the rear and/or non-public facing sides of buildings.
2. The differentiation between building modules should be less onerous (i.e., requiring
modules to be differentiated in only two ways, rather than six or more).
➢ Staff Recommendation: As previously noted, staff intends to meet with
stakeholders to discuss refinements to the architectural standards with an
emphasis on identifying high-impact/lower-cost approaches that still achieve a
varied design for buildings, consistent with public input and Council direction.
Adjacency Standards
1. Whereas the public stressed the need for adjacency standards to account for impacts
to offsite uses, some developers recommended eliminating the adjacency standards
since they limit the stacking of units (which is more cost effective to build) and may
reduce the size or number of units.
❖ Feedback from the Planning Commission:
o Emphasized the need for adjacency standards to offset impacts.
o Recommended reducing adjacency standards for properties which abut higher
intensity land uses or form-based zones.
o Allow adjacency standards to consider existing physical conditions such as tall
trees, to address privacy concerns to reduce requirements.
o If privacy impacts can be mitigated without adjacency standards, do not require
adjacency standards in those specific circumstances.
➢ Staff Recommendation: Staff intends to meet with stakeholders to discuss potential
refinements to the adjacency standards to limit impacts to offsite uses where
appropriate, while also accounting for account for narrower lots and the planned
land use of a property (i.e., placing greater emphasis on land use designation vs.
existing conditions). The test fits demonstrate that planned for densities can be
achieved with the adjacency standards applied, and the Housing Accountability
Act, among other laws, already render any development standard that prohibits a
planned for density to be inoperative.
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 14
Adjustments to Standards
1. The standards should provide for greater flexibility, including allowing for tree
removals when a tree is preventing the ability to layout the site in the most ideal
manner or achieve an allowable density.
➢ Staff Recommendation: Staff acknowledges that the Tree Preservation Ordinance
and grounds for removal, will need to be reconciled with the standards by allowing
for removal when all administrative remedies have been exhausted (see related
discussion under ‘Tree Removal Ordinance’). Staff does not recommend allowing
for additional adjustments to standards, beyond those established by Chapter 9, in
consideration that projects subject to the MFDDS may also seek relief through
concessions and/or waivers allowed by State density bonus law.
Chair Buchbinder opened Public comments-
Dave Hopkins stated that he was involved in building Parkton Place and built all over the bay
area. Want to focus on architectural design standards. Stated that Eclectic is ok in downtown
but there are limitations with 120 ft modules are built with 6 modules.
Pete Barrack – Bay West Development wants to provide feedback to MFDDS, related to San
Tomas Plaza. T4 compared to T5 lot. Has questions about the defined standards.
Participated in development roundtables. Recommends having working sessions around the
sites. Recommends that the City spend time on those sites. Would like for those sites to be
considered.
Director Eastwood reiterated that the intent is that the standards be reasonable and
understandable. Acknowledged the importance of sitting down with key stakeholders to
explore options. Will continue to have Mulworking sessions with key stakeholders.
Sarah Chassen – stated that she is working on workforce housing on property located 1657
Bascom Ave. Want to confirm from the City whether her project site is part of the upzone. At
six stories it might not be possible. Other sites with adjacency standards, make it difficult to
build on. Council identified “Hick’ry Pit” area for larger development. Not the highest and best
use of all that land. Because of the way adjacency is shaded, it limits project and the parcel
does not take into account fire truck turn around. Parapit standard is for 3ft but parapit
equipment is more than 3ft tall. Want to bring attention to the City and Planning Commission
that Fire Dept standards could impact all the standards.
Raja Pallela stated that he did not understand the difference between T3N and T4N. Would
like to challenge Opticos to test fit some of these lots. Believes that if you are putting
adjacency standards you are saying you can go up but you can’t actually because of the
height limit. Not feasible given the square footage and the cost to build. Recommends
removing adjacency requirements. T3 should go to 3 floors don’t understand what is stacked
unit and going for 5 connector units from 4 connector units. Look recommend the Planning
Commission look at sections where the staff are recommending no changes.
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 15
Matt Weber – Ellis Partners, stated that standards are very robust. Ground floor non-
residential heights. Recommend city consider 15 ft heights for ground floors. Depths and
setbacks, 30 ft ground floor depth. Recommend 25 ft deep setback and 10 ft on front street
frontages. Side street setback of 35 ft, recommend being clarified to 10ft. 5ft to 0ft at the rear.
T4MS has zero ft. Would like to offer the to offer architectural feedback.
Jason Laub – Campbell Technology Park, submitted letter as a desk item. Expressed
concerns about architectural standards, that have additional costs to development and render
it not fiscally feasible for development. Happy to dedicate time with architect partners and
provide the City constructive help and feedback.
Brett Feuerstein- understands that city wants housing in a smart and efficient way. Want to be
a community partner in all steps in the process.
Chair closed public hearing
Commissioners would like to see a firm defense as to why we are not going to move forward
with recommended changes. Reiterated not wanting to build uniform looking boxes
throughout the city, would like to see that different options look like. Commissioners do not
believe that compromises should not be made on community spaces that will be a community
benefit. Higher density means more places for community building. Also stressed that
adjacency standards are an issue and that the City should look at adjacency for different
parcels.
Chair closed for break.
Reopened study session after break.
Discussed next steps:
• February 21st – City Council Meeting on Key Issues
• March 16th – Planning Commission Meeting for recommendations
• Late March – City Council meeting for adoption with General Plan Update and
Housing Element.
Summarizing feedback and providing it to City Council on February 21, 2023
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
HCD reviewed submitted Housing Element report. Only small changes were requested
and report was resubmitted to HCD. HCD will give letter on or around February 24, 2023
to certify document pending adoption.
ADJOURNMENT
The Regular Planning Commission meeting adjourned at 11:30 p.m. to the next Regular
Planning Commission Meeting on Tuesday, February 28, 2023, at City Hall, Council
Chambers, 70 N. First Street, Campbell, CA.
Campbell Planning Commission Meeting Minutes – February 14, 2023 Page 16
SUBMITTED BY: ______________________________________
Ken Ramirez, Administrative Analyst
APPROVED BY: ______________________________________
Adam Buchbinder, Chair
ATTEST: ______________________________________
Rob Eastwood, Secretary
ITEM NO. 1
CITY OF CAMPBELL ∙ PLANNING COMMISSION
Staff Report ∙ February 28, 2023
PLN-2022-45
Nielsen, C.
Public Hearing to consider the application by Christian Nielsen (Nielsen
Studios), for a Conditional Use Permit Modification with Site and Architectural
Review (PLN-2022-45) to allow the expansion of a dental office (medical
services, clinics use) in the remaining portion of a commercial building and
associated site (i.e. restriping of parking lot and construction of a new trash
enclosure) and architectural modifications (i.e. removal of exterior stairs and
mezzanine) located at 2160 S. Bascom Avenue in the C-2 (General
Commercial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution (reference Attachment 1), approving a Conditional Use Permit (PLN-
2022-45) to allow the expansion of a dental office (medical services, clinics us) ( in the
remaining portion of a commercial building and associated site (i.e. restriping of parking lot
and construction of a new trash enclosure) and architectural modifications (i.e. removal of
exterior stairs and mezzanine), finding the project Categorically Exempt under Section
15301 of the California Environmental Quality Act.
ENVIRONMENTAL (CEQA) DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15301 (Class 1) of the California Environmental Quality Act (CEQA) pertaining
to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of an
existing private structures, facilities, mechanical equipment, or topographical features, involving
negligible or no expansion of existing or former use.
PROJECT DATA
Zoning District: C-2 General Commercial
General Plan: General Commercial
Proposed Hours:
Operational/staff:
Business/public:
7:00 AM – 6:00 PM, Monday through Friday, Closed Saturday
and Sundays
8:00 AM – 5:00 PM, Monday through Friday, Closed Saturday
and Sundays
Building Area: 8,593 square feet
Site Area: 28,641 square feet
Parking:
Provided:
Required:
43 parking spaces
43 parking spaces
Staff Report ~ Planning Commission Meeting of February 28, 2023 Page 2 of 7
PLN-2022-45 ~ 2160 S. Bascom Avenue
BACKGROUND
In 1981, the Planning Commission granted approval of a Site and Architectural permit for the
construction of the existing commercial building and the surface parking lot at the subject property
at 2160 South Bascom Avenue.
In 2016, a Conditional Use Permit was granted by the Planning Commission to allow a medical
office use establishment (center for periodontics and dental implants) within the existing
commercial building at the subject property and the construction of a new entry canopy and
accessible path of travel. The medical business granted in this prior approval is now applying for
this Conditional Use Permit Modification to expand the business to encompass the entire building.
PROJECT DESCRIPTION
Applicant’s Proposal: The applicant (Ueno Center Dental Specialists) is requesting approval of a
Conditional Use Permit with Site and Architectural Review to allow the expansion of an existing
medical dental office use with architectural modifications, which include removing a mezzanine and
exterior stairs, and parking lot alternations, which include restriping parking spaces, installing a new
trash enclosure, and planting of additional trees.
As described by the applicant's Project Description (reference Attachment 2), Ueno Center Dental
Specialists will provide expanded dental services, which include, but are not limited to: dental
implants, extractions, gum grafts, laser gum treatment, and full mouth rehabilitation. With the
increased services, Ueno Center Dental Specialists anticipate an increase in staffing needs, totaling
31 staff members.
The submitted site plan (reference Attachment 3 – Project Plans) depicts an existing driveway on
Bascom Avenue and Shady Dale Avenue, a new trash enclosure, and landscaping. The submitted
floor plan (reference Attachment 3 – Project Plans) depicts waiting room areas, exam rooms, staff
workstations, restrooms, and storage areas.
Figure 1: Proposed Floor Plan
Project Location: The project site is an approximately 28,418 square foot site, which is comprised
of a singular building located on the northeast corner of South Bascom Avenue and Shady Dale
Staff Report ~ Planning Commission Meeting of February 28, 2023 Page 3 of 7
PLN-2022-45 ~ 2160 S. Bascom Avenue
Avenue. The subject use, Ueno Center Dental Specialists, is proposing to occupy the remaining
portion of the building, which was previously occupied by a hair salon.
Figure 2: Project Location
ANALYSIS
General Plan:
The General Plan Land Use designation for the property is General Commercial. The General Plan
Land Use designation of General Commercial allows for commercial uses that need exposure to
high volumes of traffic or access to transit corridors. The proposed use is consistent with the General
Plan Land Use designation of General Commercial.
Zoning Code:
The project site has a zoning designation of C-2 General Commercial. The purpose of this zoning
district is to provide a wide range of retail sales and business and personal services oriented to the
automobile customer and accessible to transit corridors, to provide for general commercial needs of
the city.
Administrative Procedure: In the C-2 (General Commercial) Zoning District, medical services,
clinics uses are identified as a Conditional Use. In accordance with CMC 21.72 (Definitions) a
medical service, clinics is defined as follows:
“”Medical services, clinics" means facilities primarily engaged in furnishing outpatient
medical, mental health, surgical, and other personal health services. These include: medical,
dental, and psychiatric offices (counseling services by other than medical doctors or
psychiatrists are included under "offices"); outpatient care facilities; emergency room
services; and allied health services. Associations or groups primarily engaged in providing
medical or other health services to members are included.”
Staff Report ~ Planning Commission Meeting of February 28, 2023 Page 4 of 7
PLN-2022-45 ~ 2160 S. Bascom Avenue
The proposed dental office is proposing to expand into another tenant space (suite C; previously
occupied as a hair salon) in an existing commercial building. The floor plan changes include creating
another waiting area, restrooms, staff areas, and exam rooms.
Parking: The project site provides 43 parking spaces on-site. The parking requirement per the
municipal code is one space for each 200 square feet of gross floor area. Based on 8,593 gross square
feet, 43 parking spaces are required. With the restriping of the existing parking lot, the project site
is providing 43 parking spaces. Compact parking spaces are currently not permissible.
Landscaping: Pursuant to Section 21.28.080(G) of the Campbell Municipal Code (CMC), one tree
per eight parking spaces must be provided for parking lots where 25 or more parking spaces are
provided. Based on 43 parking spaces, five trees are required. The applicant is proposing to plant
four new trees and there are an existing three trees on the property. Therefore, there will be a total
of seven trees on the property. Therefore, the project complies with this requirement.
Consideration in Review of Applications: In review of a Site and Architectural Review Permit, the
Zoning Code (CMC Sec. 21.42.040) directs the Planning Commission to consider certain design
and layout aspects of the proposal prior to rendering a decision, referenced to as "considerations".
The following identifies these considerations and application consistency.
A. Considerations relating to traffic safety, traffic congestion, and site circulation;
The project did not require a traffic study or other transportation analysis as the proposed
architectural modifications caused by the proposed expansion of a medical service, clinics
use did not meet the thresholds for evaluation. There are no increases in square footage to
the existing building, and the site is not proposed for intensification. The project does not
propose to alter the site circulation. While the existing parking lot is proposed be restriped
and the trash enclosure rebuilt, these aspects do not affect the site circulation and ingress and
egress to and from the site will remain the same.
B. Considerations related to landscaping; and
The project site contains landscaping along the public street frontages and is proposing to
add additional landscaping in the parking lot. The project site contains existing landscaping
and plantings and will propose to add an additional four trees.
C. Considerations relating to structures and site layout.
The project site will upgrade the existing trash enclosure located on the northeastern corner
of the property. The new trash enclosure will be compliant with current regulations by
providing a canopy to prevent water infiltration into the enclosure, providing a sanitary
sewer connection, and meeting the design requirements.
Findings for Approval
Conditional Use Permit Findings (Section 21.46.040 of CMC): The property is located within the C-
2 Zoning District. A medical service, clinic use or expansion thereof may be allowed subject to
approval of a Conditional Use Permit after making all six (6) of the required findings described in
italics below. An explanation of how the project does or does not meet each finding follows in plain
text below.
1. The proposed use is allowed within the applicable zoning district with Conditional Use
Permit approval, and complies with all other applicable provisions of this Zoning Code
and the Campbell Municipal Code;
Staff Report ~ Planning Commission Meeting of February 28, 2023 Page 5 of 7
PLN-2022-45 ~ 2160 S. Bascom Avenue
See related discussion under ‘Zoning Code’. The use is considered medical service,
clinic use which is allowed with the approval of a Conditional Use Permit.
2. The proposed use is consistent with the General Plan;
Allowing expansion of a medical services, clinic use will meet the purpose and intent of
the General Commercial General Plan land use designation which is allow for
commercial uses that need exposure to high volumes of traffic or access to transit
corridors. Most of the land in Campbell that is designated General Commercial is located
along both sides of Bascom and Hamilton Avenues. The applicant’s proposal may also
be found to further the following General Plan policies and strategies:
Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of
attractive and convenient commercial and office uses that provide
needed goods, services, and entertainment.
Strategy LUT-13.1b: Business Retention and Attraction: Develop programs to retain and
attract businesses that meet the shopping and service needs of
Campbell residents.
Policy LUT-11.2: Services Within Walking Distance: Encourage neighborhood
services within walking distance of residential uses.
The project complies with the above General Plan policy and strategy by providing
another variety of medical service, clinic use with the city.
3. The proposed site is adequate in terms of size and shape to accommodate the fences and
walls, landscaping, parking and loading facilities, yards, and other development features
required in order to integrate the use with uses in the surrounding area;
The project site is an existing property that adequately can accommodate fences, walls,
landscaping, parking and loading facilities, and yards necessary to accommodate the
proposed medical service, clinic use. There are additional landscaping areas that are
proposed in the parking lot, to ensure there is shade for vehicles and visual relief from
the parking lot. The project site contains existing fencing surrounding the site to reduce
potential impacts into adjacent properties. Lastly, the project includes a surface parking
lot with adequate parking to serve the proposed use.
4. The proposed site is adequately served by streets of sufficient capacity to carry the kind
and quantity of traffic the use would be expected to generate;
Allowing the expansion of a medical service, clinic use at the proposed location is not
anticipated to result in an appreciable increase in the amount of traffic the business
generates. The commercial building is approximately 8,593 square feet with exam
rooms, waiting areas, and staff only areas. Given the size of the building and the type of
use, the use is not anticipated to generate above average traffic and the project fell below
the screening thresholds to require any transportation study. Furthermore, Bascom
Avenue is a Class I arterial, which primarily function to serve through traffic for inter-
city and intra-city trips. Bascom Avenue is an eight lane arterial this kind of street is
sufficient to carry the kind and quantity of traffic the proposed use would be expected to
generate.
Staff Report ~ Planning Commission Meeting of February 28, 2023 Page 6 of 7
PLN-2022-45 ~ 2160 S. Bascom Avenue
5. The design, location, size, and operating characteristics of the proposed use are
compatible with the existing and future land uses on-site and in the vicinity of the subject
property; and
The proposed expansion of a medical service, clinic use is compatible with surrounding
uses and previous uses on the property. The dental office is presently occupying a portion
of the building. The expansion of the dental office will allow the use to occupy the entire
building. The operation of the larger dental office is not anticipated to be impactful to
the surrounding area as all activities occur within the building and will not have any
outdoor activity.
6. The establishment, maintenance, or operation of the proposed use at the location
proposed will not be detrimental to the comfort, health, morals, peace, safety, 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.
The proposed dental office at the project site will not be detrimental to the comfort,
health, morals, peace, safety, or general welfare of persons residing or working in the
neighborhood of the proposed use or be detrimental or injurious to property and
improvements to the neighborhood or to the general welfare of the city. The proposed
expansion of the dental office is proposing to occupy the remaining portion of the
commercial building. The operations of this facility will not be impactful to the
surrounding area as the business hours are within expected hours of business and the
business will not operate in a late-night capacity. The operation of this facility will be
conducted in a safe and non-impactful manner as the project is conditioned to abide by
the hours of operations and operational requirements.
Site and Architectural Review Findings (Section 21.42.060 of CMC): A Site and Architectural
Review Permit is required when structures are altered. The project is proposing architectural
modifications to a portion of the building to modernize it and to remove an exterior staircase that is
no longer needed. These modifications may be allowed subject to approval of a Site and
Architectural Review Permit after making all three (3) of the required findings described in italics
below. An explanation of how the project does or does not meet each finding follows in plain text
below.
1. The project will be consistent with the general plan,
As discussed in the preceding section, the project is consistent with the general plan. It
will also satisfy the following general plan strategy:
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality
building materials on all buildings to ensure the long-term quality
of the built environment.
The proposed site and architectural modifications are to update the existing parking lot
and trash enclosure and upgrade the appearance of the building. The exterior materials
used match the existing materials.
2. The project will aid in the harmonious development of the immediate area; and
The project will aid in the harmonious development of the immediate area by
modernizing and updating the appearance of the existing building. It will also provide
Staff Report ~ Planning Commission Meeting of February 28, 2023 Page 7 of 7
PLN-2022-45 ~ 2160 S. Bascom Avenue
additional landscaping areas and four new trees in the parking lot area which will provide
visual relief and additional shade.
3. The project is consistent with applicable adopted design guidelines, development
agreement, overlay district, area plan, neighborhood plan, and specific plan(s).
There are no design guidelines for commercial buildings applicable to this project. The
project is not located in an overlay district, area plan, neighborhood plan, or specific plan
area, nor is the property subject to a development agreement.
Site and Architectural Review Committee (SARC): The project was reviewed by the SARC on
November 8, 2022. Questions regarding the exterior staircase, inclusion of bicycle parking, and the
number of trees required for the parking lot. The SARC also discussed the inclusion of one
additional tree in the parking lot and suggested a location adjacent to the building, as shown in the
figure below.
Public Outreach: The project was noticed to all property owners within 300 feet of the subject
property and publicized in the newspaper (Metro). No public comments have been received.
Prepared by:
Tracy Tam, Associate Planner
Approved by:
Rob Eastwood, Community Development Director
Attachments:
1. Draft Resolution
2. Project Description
3. Project Plans
RESOLUTION NO. 46##
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING APPROVAL OF A CONDITIONAL
USE PERMIT MODIFICATION WITH SITE AND ARCHITECTURAL
REVIEW (PLN-2022-45) TO ALLOW THE EXPANSION OF A MEDICAL
SERVICES, CLINICS USE IN THE REMAINING PORTION OF A
COMMERCIAL BUILDING AND ASSOCIATED SITE AND
ARCHITECTURAL MODIFICATIONS LOCATED AT 2160 S. BASCOM
AVENUE IN THE C-2 (GENERAL COMMERCIAL) ZONING DISTRICT.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission did find as follows with regard to application PLN-2022-45:
1. The project site is zoned C-2 (General Commercial) and designated General Commercial
by the General Plan.
2. The project site is the approximately 24,418 parcel located on the northeast corner of
South Bascom Avenue and Shady Dale Avenue.
3. The project site abuts an existing commercial building to the north and a single-family
residence to the east.
4. The subject use, a medical services, clinic use (d.b.a. Ueno Center Dental Specialists),
currently occupies a portion of an approximately 8,593 square-foot existing building.
5. The proposed project is an application for a Conditional Use Permit Modification with Site
and Architectural Review to allow the expansion of a medical services, clinics use in the
remaining portion of a commercial building and associated site and architectural
modifications. The site modifications include restriping the existing parking lot, increasing
landscaped area with four new trees, and updating the trash enclosure to meet current
standards. The architectural modifications include removing the mezzanine and exterior
stairs, and ensuring new exterior materials match existing material.
6. As described by the applicant's Project Description, Ueno Center Dental Specialists will
provide services such as: dental implants, extractions, gum grafts, laser gum treatment,
and full mouth rehabilitation. Ueno Center Dental Specialists anticipate an increase in
staffing needs, totaling 31 staff members.
7. In the C-2 (General Commercial) zoning districts, ‘medical services, clinics’ use is
identified as a Conditional Use.
8. A ‘medical service, clinic’ use is defined by CMC 21.72 as follows:
" "Medical services, clinics" means facilities primarily engaged in furnishing outpatient
medical, mental health, surgical, and other personal health services. These include:
medical, dental, and psychiatric offices (counseling services by other than medical
Planning Commission Resolution No. 46## Page 2 of 4
2160 S. Bascom Avenue
Conditional Use Permit Modification w/Site and Architectural Review (PLN-2022-45) –
Expansion of Medical Services, Clinic Use
doctors or psychiatrists are included under "offices"); outpatient care facilities;
emergency room services; and allied health services. Associations or groups
primarily engaged in providing medical or other health services to members are
included.”
9. With the removal of the mezzanine, approximately 741 square feet will be removed. This
square footage is not currently functional for the proposed medical service, clinic use.
10. The business would operate between 8:00 A.M. and 5:00 P.M. Monday through Friday
for customer serving hours and operate between 7:00 A.M. to 6:00 P.M. Monday through
Friday for staff operation hours, and accordingly, would not constitute a late-night use.
11. The site provides approximately 43 parking spaces. The proposed expansion of a
medical service clinic use requires 43 parking spaces, based on approximately 8,593
square feet. The municipal code requires one parking space per every 200 square feet
of gross floor area. Therefore, the project satisfies the parking requirement.
12. Applicable General Plan Policies considered by the Planning Commission included, but
were not limited to, the following:
Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of attractive and
convenient commercial and office uses that provide needed goods, services, and
entertainment.
Policy LUT-13.1b: Business Retention and Attraction: Develop programs to retain and attract
businesses that meet the shopping and service needs of Campbell residents.
Policy LUT-11.2: Services within walking distance: Encourage neighborhood services within walking
distance of residential uses.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials
on all buildings to ensure the long-term quality of the built environment.
13. In review the proposed project, the Planning Commission also weighed the public need
for, and the benefit to be derived from, the project, against any impacts it may cause.
14. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant
adverse impact on the environment.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
Conditional Use Permit Findings (CMC Sec. 21.46.040):
1. The proposed use is allowed within the applicable zoning district with Conditional Use
Permit approval, and complies with all other applicable provisions of this Zoning Code
and the Campbell Municipal Code;
Planning Commission Resolution No. 46## Page 3 of 4
2160 S. Bascom Avenue
Conditional Use Permit Modification w/Site and Architectural Review (PLN-2022-45) –
Expansion of Medical Services, Clinic Use
2. The proposed use is consistent with the General Plan;
3. The proposed site is adequate in terms of size and shape to accommodate the fences
and walls, landscaping, parking and loading facilities, yards, and other development
features required in order to integrate the use with uses in the surrounding area;
4. The proposed site is adequately served by streets of sufficient capacity to carry the kind
and quantity of traffic the use would be expected to generate;
5. The design, location, size, and operating characteristics of the proposed use are
compatible with the existing and future land uses on-site and in the vicinity of the subject
property;
6. The establishment, maintenance, or operation of the proposed use at the location
proposed will not be detrimental to the comfort, health, morals, peace, safety, 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;
Site and Architectural Review Findings (CMC Sec. 21.42.060):
7. The project will be consistent with the General Plan;
8. The project will aid in the harmonious development of the immediate area; and
9. The project is consistent with applicable adopted design guidelines, development
agreement, overlay district, area plan, neighborhood plan, and specific plan(s).
Environmental Finding(s) (CMC Sec. 21.38.050):
10. The project is Categorically Exempt under Section 15301 (Class 1) of the California
Environmental Quality Act (CEQA), pertaining to the operation and leasing, and minor
alteration of an existing private structure.
11. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant
adverse impact on the environment.
THEREFORE, BE IT RESOLVED that the Planning Commission grants approval of a
Conditional Use Permit Modification with Site and Architectural Review (PLN-2022-45) to
allow the expansion of a medical services, clinics use in the remaining portion of a
commercial building and associated site and architectural modifications located at 2160
South Bascom Avenue, subject to the attached Conditions of Approval (attached Exhibit
A).
Planning Commission Resolution No. 46## Page 4 of 4
2160 S. Bascom Avenue
Conditional Use Permit Modification w/Site and Architectural Review (PLN-2022-45) –
Expansion of Medical Services, Clinic Use
PASSED AND ADOPTED this 28th day of March, 2023, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
APPROVED:
Adam Buchbinder, Chair
ATTEST:
Rob Eastwood, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Conditional Use Permit (PLN-2022-45)
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. Approved Project: Approval is granted for a Conditional Use Permit Modification with
Site and Architectural Review (PLN-2022-45) to allow the expansion of a medical
services, clinics use in the remaining portion of a commercial building and associated
site and architectural modifications located at 2160 S. Bascom Avenue. The project
shall substantially conform to the Project Description and Project Plans included as
Attachments 2 and 3 in the March 28, 2023 Planning Commission Staff Report, except
as may be modified by the Conditions of Approval contained herein.
2. Permit Approval Expiration: The Conditional Use Permit approval shall be valid for two
years from the effective date of the approval (expiring March 28, 2025). Within this
two-year period a building permit must be submitted. Failure to meet this deadline will
result in the Approval being rendered void.
3. Operational Standards: Consistent with the submitted Written Descriptions and City
standards, a medical services, clinic use operating pursuant to the Conditional Use
Permit approved herein shall conform to the following operational standards. Significant
deviations from these standards (as determined by the Community Development
Director) shall require approval of a Modification to the Conditional Use Permit.
a. Odor Mitigation: The medical service, clinic use shall be designed and operated in a
manner so as to guarantee that no objectionable odors or noises shall be produced
outside its walls, and provisions for the off-site disposal of all waste materials shall
be made in compliance with County health standards. The removal of waste material
shall be done so as to guarantee that no obnoxious odor is produced.
b. Parking Management: In the event that three verifiable complaints are received by
the City regarding parking, the Community Development Director may require
establishment of limited duration parking, reduce the permitted occupancy, limit the
hours of operation, require greater staggering of visits, require additional parking
management strategies and/or return the project to the Planning Commission for
review.
Planning Commission Resolution No. 46## Page 2 of 5
2160 S. Bascom Avenue
Conditional Use Permit Modification w/Site and Architectural Review (PLN-2022-45) –
Expansion of Medical Services, Clinic Use
c. Hours of Operation: Hours of operation shall be as follows. By the end of 'Business
Hours', all customers shall have exited the premises. By the end of the 'Operational
Hours' all employees shall be off the premises.
Operational/Staff: 7:00 AM – 6:00 PM, Monday through Friday
Business/Public: 8:00 AM – 5:00 PM, Monday through Friday
d. Trash Disposal and Clean-Up: All trash disposal, normal clean-up, carpet cleaning,
window cleaning, sidewalk sweeping, etc. shall occur during the "operational hours."
e. Loitering: There shall be no loitering allowed outside the business. The business
owner is responsible for monitoring the premises to prevent loitering.
f. Business License: The business shall be required to obtain and maintain a City
business license at all times.
g. Smoking: "No Smoking" signs shall be posted on the premises in compliance with
CMC Section 6.11.060.
h. Medical Waste Disposal: All medical waste shall be properly disposed of as required
by the Santa Clara County Department of Environmental Health and/or the California
Department of Public Health.
i. Licensed Medical Professionals: All procedures involving penetration of skin (e.g.,
injections and drips) are required to be performed solely by licensed medical
professionals.
4. Windows & Doors: At no time shall an obscure wall or barrier (i.e. window tinting,
furniture, inventory, shelving units, storage of any kind or similar) be installed along,
behind or attached to windows or doorways that blocks visual access to the tenant space
or blocks natural light.
5. Property Maintenance: The owner/operator of the subject property shall maintain all
exterior areas of the business free from graffiti, trash, rubbish, posters and stickers
placed on the property. Exterior areas of the business shall include not only the parking
lot and private landscape areas, but also include the public right-of-way adjacent to the
business. Trash receptacles shall be maintained within their approved enclosures at all
times.
6. Landscape Maintenance: All landscaped areas shall be continuously maintained in
accordance with City Landscaping Requirements (CMC 21.26). Landscaped areas shall
be watered on a regular basis so as to maintain healthy plants. Landscaped areas shall
be kept free of weeds, trash, and litter. Dead or unhealthy plants shall be replaced with
healthy plants of the same or similar type.
7. Signage: No signage is approved as part of the development application approved
herein. New signage shall not be installed prior to approval of a sign permit.
Planning Commission Resolution No. 46## Page 3 of 5
2160 S. Bascom Avenue
Conditional Use Permit Modification w/Site and Architectural Review (PLN-2022-45) –
Expansion of Medical Services, Clinic Use
8. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air
conditioning units, ventilation ducts or vents), shall be added to the existing building
without providing screening of the mechanical equipment from public view and
surrounding properties. The screening material and method shall be architecturally
compatible with the building and requires review and approval by the Community
Development Director and Building Division prior to installation of such screening.
9. Outdoor Storage: No outdoor storage is permitted on the subject property. No
equipment, materials or business vehicles shall be parked and/or stored outside the
building or within the parking lot.
10. Parking and Driveways: All parking and driveway areas shall be maintained in
compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell
Municipal Code. Parking spaces shall be free of debris or other obstructions.
11. Revocation of Permit: Expansion of the medical service, clinics use and site and
architectural modifications pursuant to the Conditional Use Permit with Site and
Architectural review approved herein is subject to Chapter 21.46 of the Campbell
Municipal Code authorizing the appropriate decision making body to modify or revoke an
Conditional Use Permit if it is determined that its operation has become a nuisance to
the City’s public health, safety or welfare or for violation of the Conditional Use Permit or
any standards, codes, or ordinances of the City of Campbell. At the discretion of the
Community Development Director, if the establishment generates three (3) verifiable
complaints related to violations of conditions of approval and/or related to its operation
within a six (6) month period, a public hearing may be scheduled to consider modifying
conditions of approval or revoking the Conditional Use Permit. The Community
Development Director may commence proceedings for the revocation or modification of
permits upon the occurrence of less than three (3) complaints if the Community
Development Director determines that the alleged violation warrants such an action. In
exercising this authority, the decision-making body may consider the following factors,
among others:
a. The number and types of noise complaints at or near the establishment that
are reasonably determined to be a direct result of patrons’ actions or facility
equipment;
b. The number of parking complaints received from residents, business owners
and other citizens concerning the operation of an establishment; and
c. Violation of conditions of approval.
BUILDING DIVISION
12. Permit Required: A Building Permit application shall be required for the proposed project.
The Building Permit shall include Electrical/Plumbing/Mechanical fees when such work
is part of the permit.
Planning Commission Resolution No. 46## Page 4 of 5
2160 S. Bascom Avenue
Conditional Use Permit Modification w/Site and Architectural Review (PLN-2022-45) –
Expansion of Medical Services, Clinic Use
13. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
14. Construction Fencing: The property shall be properly enclosed with construction fencing
to prevent unauthorized access to the site during construction. The construction site shall
be secured to prevent vandalism and/or theft during hours when no work is being done.
All protected trees shall be fenced to prevent damage to root systems in compliance with
the Standards for Tree Protection During Construction.
PUBLIC WORKS
15. The scope of this project does not trigger the requirement for Frontage Improvements as
required by Campbell Municipal Code 11.24.040. The City of Campbell’s adopted
Streetscape Standards identify this portion of Bascom Avenue as an Image Street with
very specific frontage improvement requirements as shown on page 9 of the document.
The proposed improvements shown on the Planning document/plan of the project does
not trigger the requirement for the installation of the streetscape improvements (see page
14 of the document). The Streetscape Standards can be viewed here:
(http://www.campbellca.gov/DocumentCenter/View/168).
16. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements,
and the Campbell Municipal Code regarding stormwater pollution prevention. The
primary objectives are to improve the quality and reduce the quantity of stormwater runoff
to the bay. Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment (“CA BMP Handbook”)
by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A
Design Guidance Manual for Stormwater Quality Protection (“Start at the Source”) by the
Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using
Site Design Techniques to Meet Development Standards for Stormwater Quality: A
Companion Document to Start at the Source (“Using Site Design Techniques”) by
BASMAA, 2003.
17. Trash Capture – Install trash capture inserts (KriStar FloGard or approved equal) in all
on-site storm drain catchbasins, and a full trash capture screen (StormTek ST3G or
approved equal) in the existing storm drain catchbasin along the frontage.
18. Encroachment Permit / Plans / Fees / Deposits: Any work in the public right-of-way will
require an encroachment permit prior to the issuance of Building permit. In order to obtain
an encroachment permit, the applicant shall cause plans for public street improvements,
pay various fees and deposits, post security and provide insurance necessary to obtain
an encroachment permit for construction of the standard public street improvements, as
required by the City Engineer
19. Private Improvements Agreement: Prior to the issuance of any building permits for the
site, the owner shall execute an “Agreement for Private Improvements in the Public Right
Planning Commission Resolution No. 46## Page 5 of 5
2160 S. Bascom Avenue
Conditional Use Permit Modification w/Site and Architectural Review (PLN-2022-45) –
Expansion of Medical Services, Clinic Use
of Way”. This agreement would be required to allow the existing portion of the sign
located in the public right of way along the South Bascom Avenue frontage of this
property, and any other non-City standard improvements, to remain.
20. Trash Enclosure Requirements: The following conditions only apply if the applicant is
required to upgrade the existing trash enclosure:
a. NPDES Permit No. CAS612008 (CRWQCB): C.3.a.i. (7): For all new
development and redevelopment projects that are subject to the Permittee’s
planning, building, development, or other comparable review, but not
regulated by Provision C.3, encourage the inclusion of adequate source
control measures to limit pollutant generation, discharge, and runoff. These
source control measures should include:
i. Covered trash, food waste, and compactor enclosures.
b. Campbell Municipal Code 14.02.030 "Stormwater Pollution Control /
Requirements". The code states that no pollutants or water containing
pollutants can be discharged into the City's storm drain system. Trash
enclosures contain pollutants. During a rain event (or during general cleaning)
water washes over and into roofless enclosures, collecting pollutants and
discharging to the City's storm drain system. Applicants are required to show
how new trash enclosures will not discharge pollutants into the storm drain
system. Revise plan to address the following:
i. Show a sanitary sewer drain in the trash enclosure and connection to
the sanitary sewer system.
ii. Show grade break between trash enclosure pad (covered area) and
surrounding area to prevent stormwater and wastewater run-off and
run-on between the trash enclosure and surrounding area.
c. West Valley Sanitation District (WVSD), the local sanitary sewer agency, will
require a roof on the enclosure if the trash enclosure drain connects to their
sanitary sewer system.
UENO CENTER DENTAL
2160 S. BASCOM AVE
CAMPBELL, CA 95008
PROJECT DESCRIPTION
Explaining the application request:
-To expand the current Ueno Center into the entire 2160 S. Bascom Ave. building in
order to treat the oral health needs of the South Bay population. To expand the
current services to treat sleep apnea and children with ADHD and special needs.
Hours of operation:
-M-F 8 am-5 pm - Public hours
-M-F 7 am - 6 pm - Operational/ staff hours
Type and size of proposed buildings:
-Medical/Dental - Total gross building area: 8,593 SF/ Area of work: 3,011 SF
Project goals:
-To add more opportunities in order for the Ueno Center to truly be a multi-specialty
dental office.
Public benefits of the project:
-The practice currently works with periodontal disease, complete health dentistry,
dental implants, full mouth rehabilitations and extraction of wisdom teeth. With the
expansion of the practice, the offerings to the public will be expanded by adding other
dental specialists to the team to be able to treat sleep apnea and airway issues in kids
that may lead to failure to thrive and ADHD, among other things. The goal is for the
practice to be a pioneer in bridging the gap between medicine and dentistry.
Anticipated construction schedule
-Q3-4
Services offered:
Dental implants, extractions, gum grafts, laser gum treatment, biopsies, full mouth
rehabilitation, bone grafts, sinus bone grafting, esthetic gum recontouring.
Anticipated staffing needs and specific job roles with the proposed expansion:
Along with the current staff of roughly 25 employees, the plan is to add another doctor
and additional team members for the expansion. At a minimum, the following is anticipated:
- Two new staff members for the call center
- Two new staff members for the new front desk
- Two additional assistants
Learning Center uses:
- Teaching of Continuing Education
- Holding team meetings
228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYG0.18/11/22Plotted On:8/11/22AS NOTEDCOVER SHEETUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008 288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:23 PM General DevelopmentPermitVICINITY MAPPT. PRESSURE TREATEDPLWD PLYWOODREF. REFERREQ'D REQUIREDSCHED SCHEDULES.F. SQUARE FEETS.S. STAINLESS STEELSTD STANDARDSTL STEELSQ. SQUARET&B TOP & BOTTOMTBD TO BE DETERMINEDTYP. TYPICALU.N.O. UNLESS NOTED OTHERWISEVERT. VERTICALVIF VERIFY IN FIELDWD WOODW/ WITHAPN:ZONING DISTRICT:CONSTRUCTION TYPE:288-07-034C-2V-B NON-SPRINKLEREDPROJECT DATA- INTERIOR REMODEL TO EXPAND A DENTAL OFFICE CURRENTLY OCCUPYINGSUITES A & B, INTO THE REMAINING OF THE BUILDING (SUITES C & D).PREVIOUS USE OF SUITES C & D: B - SERVICES, GENERAL.- REMOVAL OF (E) MEZZANINES, INCLUDING THE REMOVAL OF ACANTILEVERED MEZZANINE, RESULTING ON CHANGES TO THE BUILDINGEXTERIOR.- ADDITION OF (N) WINDOWS.- RESTRIPING OF PORTION OF THE PARKING LOT TO PROVIDE TWO (N)PARKING SPACES.PROJECT DESCRIPTIONAREA OF WORK:3,011 SFOCCUPANCY:BGENERAL NOTES1.01 ALL CONSTRUCTION WORK SHALL MEET OR EXCEED THE LATESTEDITION OF THE FOLLOWING CODES AS APPLICABLE AND AS ADOPTED BY THELOCAL GOVERNING AGENCIES:2019 CALIFORNIA BUILDING CODE (2018 IBC)2019 CALIFORNIA FIRE CODE (2018 IFC)2019 CALIFORNIA MECHANICAL CODE (2018 UMC)2019 CALIFORNIA PLUMBING CODE (2018 UPC)2019 CALIFORNIA ELECTRICAL CODE (2017 NEC)2019 ENERGY EFFICIENCY STANDARD (TITLE 24)2019 GREEN BUILDING CODE (TITLE 24)AND ALL ORDINANCES ADOPTED BY THE GOVERNINGAGENCIES.1.02 THE GENERAL CONTRACTOR SHALL MAINTAIN THE CURRENT ANDCOMPLETE SET OF APPROVED CONSTRUCTION DOCUMENTS ON THE SITE ATALL TIMES IN A SECURE LOCATION.1.03 THE GENERAL CONTRACTOR SHALL PROVIDE COPIES OF THEAPPROVED CONSTRUCTION DOCUMENTS FOR THE USE OF ALL TRADES ANDSHALL PROVIDE THEM TO ALL SUBCONTRACTORS, WITH UPDATES ANDAPPROVED CHANGES AS REQUIRED AND NECESSARY.1.04 THE GENERAL CONTRACTOR SHALL VERIFY ALL MEASUREMENTSSHOWN ON THESE DRAWINGS PRIOR TO COMMENCING ANY WORK ORORDERING ANY MATERIAL.1.05 PROJECT DIMENSIONING STANDARDS: 1. ALL DIMENSIONS ARE MEASURED FROM THE FACE OF THE EXISTING FINISHFOR EXISTING WALLS; 2. FACE OF EXTERIOR PLYWOOD FOR NEW EXTERIOR WALLS; 3. FACE OF STUD FOR NEW INTERIOR WALLS; AND 4. CENTER OF COLUMN OR OPENING, FACE OF CABINET, OR GRIDLINES.MAINTAIN DIMENSIONS MARKED AS CLEAR, ALLOWING FOR THICKNESS ORMOUNTING OF FINISHES.WHEN TIEING INTO (E) CONDITIONS, (N) AND (E) FINISHES SHOULD ALIGN,WHICH GOVERN ACTUAL DIMENSIONS.GC TO CONFIRM LOCATION OF GRIDLINES IN FIELD AND ADVISE ARCHITECT OFANY VARIANCE.1.06 DO NOT SCALE THE DRAWINGS. THE DIMENSIONS SHOWN SHALLSUPERSEDE THE SCALE OF THE DRAWINGS.1.07 ANY DISCREPANCY IN DIMENSIONS OR CONFLICT IN PLANS OR FIELDCONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECTPRIOR TO CONTINUANCE OF THE WORK IN THE AFFECTED AREA. IF THE WORKIS CONTINUED IN THE AFFECTED AREA, WITHOUT INSTRUCTION ORCLARIFICATION BY THE ARCHITECT, THE CONTRACTORSHALL BE SOLELY RESPONSIBLE FOR ANY RESULTANT DEFECT, DAMAGE ORCHANGE REQUIRED.1.08 AT JOB COMPLETION, PRIOR TO SUBMITTING THE REQUISITION FORFINAL PAYMENT, THE GENERAL CONTRACTOR SHALL PROVIDE THE OWNERWITH A REDLINED SET OF PRINTS SHOWING AS-CONSTRUCTED CONDITIONS.1.09 THE GENERAL CONTRACTOR SHALL PROVIDE PROPER CONTAINERS ONTHE JOB SITE TO ASSURE CONTINUOUS RECYCLING OF MATERIALS.1.10 THE GENERAL CONTRACTOR IS RESPONSIBLE FOR NOTIFYINGSUBCONTRACTORS AND ASSUMING THEIR COMPLIANCE WITH THE RECYCLINGPROGRAM.1.11 NFRC LABELS MUST REMAIN ATTACHED TO THE GLAZINGUNTIL THE INSULATION INSPECTION BY PROPER AUTHORITIES IS COMPLETED.PROJECT DIRECTORYARCHITECTNIELSEN STUDIOS228 B FERN ST., SANTA CRUZ, CA 95060CONTACT: CHRISTIAN NIELSENPH: (831) 621-3926FAX: (925) 287-0666EMAIL: cnielsen@nielsenarchitects.comDESIGNEROWNER / CLIENTUENO CENTER DENTAL SPECIALISTSJEREMY UENO, DDS2160 S. BASCOM AVE.CAMPBELL, CA 95008CONTACT: JEREMY UENO, DDSPH: (408) 371-7616EMAIL: jeremy.ueno@gmail.comERIC SCHMIDT DESIGN ASSOCIATES1227 LAUREL STREETSANTA CRUZ, CA 95060CONTACT: ERIC SCHMIDTPH: (831) 427-1413EMAIL: eric.schmidt.design@mac.comSTEELBATT INSULATIONALUMINUMRIGID INSULATIONCMUBRICKEIFSPLYWOODGRANULAR MATERIALCONTINUOUS LUMBEREARTHCONCRETECMU GROUTED SOLIDGYPSUM BOARDSHEET NUMBERDISCIPLINE (IE: 'A' = ARCHITECTURE)A 2.1A14A.3132A.54SECTION CUTDETAIL CUTINTERIOR ELEVATIONSTRUCTURAL GRID LINES1A.1BLKG BLOCKING BOT. BOTTOMCONC. CONCRETECONT. CONTINUOUSCU.FT. CUBIC FEETDIA. DIAMETERDWGS DRAWINGS(E) EXISTINGEA. EACHEN END NAILEQ. EQUALEXT. EXTERIORFDTN FOUNDATIONFT. FEET OR FOOTGYPBD GYPSUM WALLBOARDIN. INCHINT. INTERIORLG LONGMAX. MAXIMUMMIN. MINIMUMMTL METAL(N) NEWO/ OVERO.C. ON CENTER*5266)/225$5($(;,67,1*$5($ 64)7 352326(' 64)7 727$/ 1 $5($ *64)7 )/225$5($ 727$/ ',0(16,21$/&21752/(;,67,1* )7 352326(' )7 5(48,5(' )7 )5217<$5'6(7%$&.
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228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYG0.28/11/22Plotted On:8/11/22AS NOTEDSITE PHOTOGRAPHY SHEETUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008 288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:23 PM General DevelopmentPermit2134567891110121314151617181920212223242526272830313233343536373839402941()
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1253467(E) STAIRS TO BE REMOVEDNSCALE: 1/32" = 1'-0"8SITE PHOTOGRAPHY SHEET KEY PLAN123456WEST FACADENORTH FACADE BY WEST DRIVEWAYNORTH FACADE AND PARKING STALLSSTORAGE, TRASH ENCLOSURE, AND PARKING STALLSEAST FACADE AND PARKING STALLSSOUTH FACADE7WEST & SOUTH FACADES
228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYA0.18/11/22Plotted On:8/11/22AS NOTEDEXISTING-DEMO SITE PLAN & UTILITY PLANUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:23 PM General DevelopmentPermit21345678911109'-0" x 18'9'-0" x 18'12131415161718192021222324252627283031323334353637383940CCCCCCCCCCCC29C414'-0"MIN.8'-0"5'-1 3/4"
7'-0
1
/4"3'-10 1/2"34'-7" 36'-7 3/4" 15'-10 1/4"11'-83/4"12'-83/4"13'-10 1/2"44'-11"41'-7 3/4"3'-9 1/2"8'-0 1/4"(E)8'-9"(E)14'-1 3/4"(E)10'-2"(E)9'-2 3/4"(E)10'-0"10'-0"10'-0"13'-8"6'-1"4'-0"(E)(E) LIGHT(E) LANDSCAPING,SEE SHEET TSP-1(E) PARKING SPACES TO REMAIN(E) TRANSFORMERS(E) STORAGE AREATO BE REMOVED(E) PATIO TO REMAIN/(E) LANDSCAPING, SEESHEET TSP-1(E) ASPHALTDRIVEWAYACCESSIBLE PATH(E) TRUNCATED DOMES(E) GUTTER(E) CONCRETE SIDEWALK(E) WATER METER(E) LANDSCAPING,SEE SHEET TSP-1(E) TRASH ENCLOSURETO BE REMOVED(E) CANTILEVEREDMEZZANINE TO BE REMOVEDRESTRIPE (E) PARKING SPACES(E) COMPACTPARKING SPACESTO REMAINRESTRIPE (E)PARKING SPACES(E) ACCESSIBLE PARKINGSPACES TO REMAIN(E) CURB(E) WALL, 79" H(E) WALL, 105" H(E) WALL, 35" HCOMBINATION OF (E) WALLAND FENCE, TOTAL HEIGHT 88"(E) WALL, 26"(E) WALL, 44"(E) WALL, 47"(E) WALL, 61" HRESTRIPE (E) PARKING SPACES(E) LANDSCAPING,SEE SHEET TSP-1
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728FL6"CURB191.85692192.35#!ACCESSAISLEACCESSIBLESTALLACCESSIBLESTALLN 89° 39'E 49.38'BIKE LANESHADY DALE AVE.(E) ASPHALT DRIVEWAY(E) ASPHALT PARKING LOT(E) LIGHT106'-10 1/4"17'-0 3/4"96'-9 1/2"34'-6 1/4"3'-11 3/4"41'-4 3/4"AREA OF WORK(E) STAIRS TO BE REMOVED(E) BUILDINGOUTLINE(E) SIDEWALK(E) TRAFFICLIGHT VAULT(E) ROOFOVERHANG(E) SIGNAL VAULT(E) PG&E VAULT(E) SIGN(E) VAULT(E) WATERMETER(E) CONCRETE SIDEWALK66' FROM PROPERTY LINETO CENTER OF STREET30'FROMPROPERTYLINETOCENTER OF STREETPROPOSED SCOPE OF WORKPROPERTY LINEROOF ABOVENOT IN SCOPE(E) LANDSCAPE AREAGENERAL NOTES1. ALL EXISTING CONDITIONS TO REMAIN U.N.O.2. CONTRACTOR TO PREVENT RUNOFF WITH EROSION CONTROL MEASURES AS REQUIREDDURINGCONSTRUCTION',0(16,21$/&21752/(;,67,1* )7 352326(' )7 5(48,5(' )7 )5217<$5'6(7%$&.
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0$;SETBACK LINEWALLS AND FENCESACCESSIBLE PATH(E) WALLS AT PROPERTY BOUNDARY LINE(E) WALLS & FENCES AT PROPERTY BOUNDARY LINE(E) PARKING LOT LIGHT FIXTURES HEIGHT: 18'-0"±20'-0" MAX. HEIGHT ALLOWED PER MUNICIPAL CODE, SECTION 21.18.090(D)(1)NSCALE: 3/32" = 1'-0"1EXISTING-DEMO SITE PLAN & UTILITY PLANSITE PLAN LEGENDAREA OF WORKEXISTING EXTERIOR LIGHTING1111
228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYA0.28/11/22Plotted On:8/11/22AS NOTEDPROPOSED SITE PLAN & UTILITY PLANUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:23 PM General DevelopmentPermit9'-0" x 18'9'-0" x 18'CCCCCCCCCCCC42 41 40 39 3837 36 35 34 33 321234567891013141516171819 20 21 22 23 24 25 26 27 28 29 301211C431A4.14'-0"MIN.8'-0"5'-1 3/4"
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191.46213BCK
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191.43
214BCK
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191.53215BCK
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191.49
217BCK
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191.49
218191.54219191.51
221192.11
222192.29
223192.24 226192.29
227FL6"CURB191.51
228191.51
229FL6"CURB191.51
231FL6"CURB191.50
233FL6"CURB191.45234EP191.45235EP191.57236191.60
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2402`DIAMTR
D
R
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190.83
241FBRICKWALL4`191.79
242FBRICKWALL4`191.67243191.73
244FBRICKWALL4`191.84245BCK
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192.00246BCK
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191.81
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255FL CURB 6"190.82 256FL
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190.95 261FL
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275191.68
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280CONC
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192.86
281192.76 282CONC
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192.73
283191.90
284191.84
285ELECROLUX191.55286191.41
290191.29
292191.30
294191.85 295CRN
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191.75
296191.75297CRN
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191.80 298CRN
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191.01
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427CRN
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TRANSFORMERSTOP ROOF EL=218.4'LAMP16"TREEAD191.86Q190.58Q192.33#192.32#192.15#191.93#191.93#191.88#191.88#191.96#191.66#191.52#191.26#191.46#191.43#191.53#191.49#191.49#!192.08#191.51#191.51#191.50#191.45#191.45#191.57#!191.58#190.83191.79#191.67#!191.84#192.00#191.81#191.63#191.82#!!190.82#190.93#190.93#190.89#190.97#190.95#190.98#190.97#191.00#191.06#!191.68#!!192.86#192.73#ÆÆ191.55A!!!191.75#191.80#191.82#!191.64191.56#191.53#191.47#191.44#191.35#191.29#191.87#191.86#191.97#192.14190 90#191.03#190.38#190.21190.08189.96189.84189.76#189.73189.58#189.53#191.01#190.94#190.85#190.73#190.38#190.24#190.23#190.27#190.21#189.96#189.88#!!!190.10#!!!!!!!191.00#!192.70#192.49#191.41#!190.17Q191.67Q!!!!!!!!!!!191.29#191.39191.51#191.41#191.21#191.02#190.81#190.66#190.44#190.32#190.28#190.58#190.58#191.02#191.45#191.45#191.61#191.81#192.00191.97191.70#192.37#192.09#193.07#193.02#193.12#193.29#193.34#192.30#192.60#192.08#192.62#192.19#192.29#192.63#191.39#192.07#191.95#192.11#192.10#192.08#192.06#192.14#191.91192.20#192.20#191.58À191.53À!192.04Ä191.99ù191.55#192.00)192.28å192.46191.78#!191.75191.72#191.62#191.56#191.60#191.68#191.84#191.81#191.40#190.87#190.35#189.99#189.88#189.92#190.40#190.61190.79#191.05#191.33#191.56#191.73#191.86#191.88#191.96#191.98#191.98#191.11189.40191.30#190.77#190.38#190.25#190.11#190.80#191.26#191.52#191.67#191.87#192.03#191.90192.23#192.02#192.00#!!!!!189.96#!190.06#190.24#190.78#191.90#191.92#191.92#191.24#191.51#191.38#190.43#192.00#191.86#192.25#!191.75#191.77#191.68#191.73#!!!190.19#191.87#191.52#!!191.89#191.96#191.91#!191.94#191.93#191.93#191.96#191.91#191.95#191.91#191.89#191.96#191.82192.04#191.74#191.64#192.07#191.93#191.82#191.68#191.60#191.57#191.66#191.79#191.99#192.05#191.89#191.67#191.58#191.69#191.89#191.97#!191.70#191.59#191.50#191.52#191.56#191.56#191.65#191.72#192.46#192.46#192.42#192.32#192.25#192.06#192.38#192.32#192.41#192.45#192.47#192.45#192.47#191.79#191.84#!191.81#191.76#!!191.06#!!!!!!!!!!!!191.20!!!!191.37#191.42#191.46#191.43#191.50#191.64#191.72#191.85#191.98#192.07#!192.08#!!!!!!!!!!192.09#192.14#192.22#192.17#!191.98#!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!790191.82
790191.82
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T
L
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191.87 314BRKN
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191.86 315BRKN
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191.97 316BRKN
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192.14
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190.35
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190.13
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189.48
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190.31
328CL
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190.46
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190.70
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190.90
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191.03
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191.01
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190.94
356BCK
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190.85
357190.80
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190.73
359BCK
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190.38
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190.24
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190.23
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190.27 363BCK
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190.21
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189.96 367BCK
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374FL6"CURB190.10 375190.08376190.05
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378190.00
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103SMNS190.17
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216191.55
276191.06
278191.00
287191.41
288191.38 289191.38
291191.32
293191.22
299191.64
300191.63301191.61
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190.58
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191.02
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191.45
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415GND193.02
416GND193.12
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425GND192.63
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427CRN
B
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192.07 428EDGE
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191.55
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192.00
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191.93
560PARKNGSTRIPE191.82
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191.68
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191.60
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722FL6"CURB191.42
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725FL6"CURB191.50
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727FL6"CURB191.72
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219191.51
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2949191.85
296191.75
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345189.88
348189.94
357190.80
364189.94
370189.72
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669189.91
365189.96
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##772288FL6"CURB191.85!!669922119922..3355#####443333EDGECONC192.14DUMPSTERSTAGING/PARKINGVEHICLEROUTE(TO BEKEPTCLEAR)WORKERPARKINGGENERAL NOTES1. ONLY STANDARD PICKUP TRUCKS & VANS USED2. NO FENCES PLANNEDNSCALE: 3/32" = 1'-0"1PROPOSED CONSTRUCTION/STAGING PLANLEGEND1
228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYA1.18/11/22Plotted On:8/11/22AS NOTEDEXISTING-DEMO FLOOR PLANUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:23 PM General DevelopmentPermit02.0102.0202.0302.0402.0502.0602.10(E) INTERIOR & EXTERIOR STAIRCASES TO BE REMOVED(E) PLUMBING FIXTURES AND MILLWORK TO BE REMOVED(E) REMOVE ALL (E) PARTITIONS, DOORS, TYP.(E) MEZZANINE SPACES ABOVE TO BE REMOVED(E) WINDOWS TO BE REMOVED, TYP.(E) SPLIT LEVEL BASEMENT TO BE FILLED(E) MAILBOX TO REMAIN04.01(E) WALLS TO BE REMOVED(E) WALLS TO REMAINKEY NOTE(N) PARTIAL HEIGHT PARTITION (8'-8" AFF)(N) PARTITION - ABOVE CEILING PLAN OR TO ROOF1. EXISTING CONDITIONS TO REMAIN U.N.O.2. ITEMS SHOWN AS DASHED TO BE DEMOLISHED, TYP.GENERAL NOTES1A2.14A2.13A2.12A2.102.0202.0102.0102.0102.0302.0302.0302.0102.0402.0202.10STAFF NOOKDOWNUPUPRemove Existing Staircases (Interior & Exterior)Fill in existing split level basement and remove existing upper mezzanine
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d DEMOLITION PLANA1Remove Mezzanine Spaces AboveRemove Stairs toMezzanine02.0402.0402.0102.0502.0502.0502.0502.0502.0502.0602.06NOT IN SCOPEWH34'-0"3'-9"ACCESSPANEL50DNWHSTORAGE50231 sq ft1/300OCC.:0.8MECH.5143 sq ftNEXIST-DEMO FLOOR PLAN KEYNOTESFLOOR PLAN LEGENDSCALE: 1/8" = 1'-0"1EXISTING & DEMO FLOOR PLANSCALE: 6" = 1'-0"2EXISTING SECOND FLOOR PLAN1/8"ACCESSPAPNELDNWH1NOT IN SCOPESTORAGEMECH
228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYA1.28/11/22Plotted On:8/11/22AS NOTEDPROPOSED FLOOR PLANUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:23 PM General DevelopmentPermit12.0122.01(N) APPLIANCES AND CABINETS(N) PLUMBING FIXTURES04.01(E) WALLS TO BE REMOVED(E) WALLS TO REMAINKEY NOTE(N) PARTIAL HEIGHT PARTITION (8'-8" AFF)(N) PARTITION - ABOVE CEILING PLAN OR TO ROOF1. EXISTING CONDITIONS TO REMAIN U.N.O.GENERAL NOTESNELECTRICAL (E)ACCESSIBLETOILET APOST-OP BPOST-OP AHYGIENE AHYGIENE BEXAM #7EXAM #8EXAM #9EXAM #10JAN. CLOS.BUSINESS OFF. ABUSINESS OFF. BEXAM/CONSULT BMANAGERPRIVATE OFFICE A(DR. UENO)RECEPTION AMECHANICALEXAM/CONSULT ARECEPTION BX-RAYALCOVEACCESSIBLETOILET CEXAM #12SURGERY 7STERILIZATIONLABEXAM #11MEDICAL GASACCESSIBLETOILET BWAITINGHYGIENE C(SWING OP)EXAM #6CLOSETPRIVATETOILETEXAM #1EXAM #2EXAM #3EXAM #4EXAM #5SURGERY 1SURGERY 2SURGERY 3SURGERY 4SURGERY 5SURGERY 6CRASH CLOSETSTORAGE AUPSOFFICE AUP TO MECHANICALCHECK-OUTSCREENPATIENT EXITGREETINGHOSPITALITYREF.TV?TABL
E BUS. EQUIP.WASH/DRYDOCTORSOP 1OP 2OP 3OP 4SUPPLIESBUSINESSWAITINGOFFICETOILETINSURANCESUPPLIESKITCHENTOILETLEARNING CENTERTCSTAFFLOUNGESTERILIZATIONXNITSTORAGENNXALL NEWBEYOND THIS LINEALL NEWBEYOND THIS LINEEXISTINGFill DoorwayNew CabinetsNew FlooringNew CabinetsOnlyNEW WINDOWS ON SOUTHAND EAST WALLSVerify Possible PostRedesign if neededEXISTINGCARTSEgressPHOTOFEATUREclean tray1243soffit @ +87-1/4"+111-1/2"14'-9" x 8'-3"EXISTING WALL OR PARTITIONNEW PARTIAL HEIGHT PARTITION (8'-8"aff)NEW PARTITION - ABOVE CEILING PLAN OR TO ROOFprepACwraphydrimUCCabs byKappler (typ)FF
F
F REFREF24'-0 3/4"34'-5"41'-2"12'-5"11'-8 3/4"12'-6"11'-6"12'-6"10'-4"13'-1"4'-0"7'-9 1/2"4'-0"5'-6 1/2"8'-3"1'-10"7'-2"1'-10"11"1'-10"5'-4"1'-10"11"1'-10"6'-10"1'-10"9"10'-10 3/4"7'-10 1/4" +-16'-3 1/2"9'-9 1/2"11'-4 1/2"11'-4 1/2"4'-0 3/4"4'-9"2'-9"26'-8"15'-7"4'-0"9'-9"13'-11"5'-3"5'-2"15'-7"+-5'-7"5'-2"5'-0 1/2"11'-6 1/2"16'-10 1/2"+-5'-2"11'-6 1/2"4'-1"11'-6"5'-6"8'-3"+-11'-6"5'-11 1/2"9'-9 1/2"13'-11"11'-6"5'-3"11'-0"11'-0 1/2"2A3.12A3.14A2.21A2.22A2.23A2.222.0122.0122.0122.0122.0122.0112.0112.01PROPOSEDPROPOSEDELECTRICAL(E)ACCESSIBLETOILETAPOST-TTOPB-OPAIENEAIENEBEXAXXM#7EXAXXM#8EXAXXM#9EXAXXM#10JAN.CLOS.BUSINESSOFF.FFABUSINESSOFF.FFBEXAXXM/CONSULTLLBMANAGERPRIVAVVTAAEOFFICEA(DR.UENO)RECEPTIONAMECHANICALEXAXXM/CONSULTLLARECEPTIONBX-RARRYAAALCOVEACCESSIBLETOILETCEXAXXM#12SURGERYRR7STERILIZATAAIONLALLBEXAXXM#11MEDICALGASACCESSIBLETOILETBWAWWITINGHYGIENEC(SWINGP)CLOSETPRIVAVVTAAETOILETEXAXXM#1AM#2XAXM#3AM#4EXAXXM#51SURGERYR2SURGERYR3SURGERYRR4SURGERYR5SURGERYR6CRARRSHCLOSETSTORARRGEAUPSOFFICEAUPTOMECHANICALCHECK-OUTSCREENPAPPTAAIENTEXITGREETINGHOSPITATTLITYREF.TV?TATTBLE BUS.EQUIP.WAWWSH/DRYKITCHENLEARNINGCENTERXNNNXFillDoorwrrayNewCabinetysNewFlooringNewCabinetsOnlysoffffit@+87-1/4"+111-1/2"CabsbyKappler(typ)FF
F
F RYRR6RYRR5YRR2RYRR3URYRYRSUGY1ERYRRGE1SURRGE11Y1GERYREXSEXSXAXXM#6GERYRRXU11XX(SWGOPEOP)NGOGPNHYGIEEXAXXMHYGIEXAXXPOST-TTEXAXXMPREFREF11111100000000110033//4413'-6" +-15'-9 1/2"1A3.11A3.1NOT IN SCOPENPROPOSED FLOOR PLAN KEYNOTESFLOOR PLAN LEGENDSCALE: 1/8" = 1'-0"1PROPOSED FLOOR PLAN
228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYA1.38/11/22Plotted On:8/11/22AS NOTEDPROPOSED FLOOR AREA DIAGRAMUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:23 PM General DevelopmentPermit1. EXISTING CONDITIONS TO REMAIN U.N.O.GENERAL NOTES3,011 sq ft11'-6 3/4"8'-1"24'-5"34'-6 1/2"41'-2"71'-2"SQUARE FOOTAGE CALCULATIONAREA OF WORK: 3,011 SQFT11'-63/4"NOT IN SCOPENSCALE: 1/8" = 1'-0"1PROPOSED FLOOR AREA DIAGRAM
228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYA1.48/11/22Plotted On:8/11/22AS NOTEDEXISTING-DEMO ROOF PLANUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008 288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:23 PM General DevelopmentPermit04.01(E) ROOF AREA TO REMAIN(E) ROOF AREA TO BE REMOVEDKEY NOTE02.0702.0802.09(E) CANTILEVERED MEZZANINE ROOF TO BE REMOVED(E) MECHANICAL EQUIPMENT AREA TO REMAIN(E) SKYLIGHT TO REMAINGENERAL NOTES1. EXISTING ROOF CONDITIONS TO REMAIN U.N.O.02.0802.0802.0902.074":12"4":12"4":12"4":12"4":12"4":12"NROOF PLAN LEGENDEXIST-DEMO ROOF PLAN KEYNOTESSCALE: 1/8" = 1'-0"1EXISTING & DEMO ROOF PLAN
228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYA1.58/11/22Plotted On:8/11/22AS NOTEDPROPOSED ROOF PLANUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008 288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:23 PM General DevelopmentPermit(E) ROOF AREA TO REMAIN02.0823.01(E) MECHANICAL EQUIPMENT AREA TO REMAINAPROX. LOCATION AND (N) SOLAR PANELS, TYP.1. EXISTING CONDITIONS TO REMAIN U.N.O.GENERAL NOTES02.0802.084":12"23.0123.014":12"4":12"4":12"4":12"4":12"04.01KEY NOTENROOF PLAN LEGENDPROPOSED ROOF PLAN KEYNOTESSCALE: 1/8" = 1'-0"1PROPOSED ROOF PLAN
228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYA2.18/11/22Plotted On:8/11/22AS NOTEDEXISTING-DEMO ELEVATIONSUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008 288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:23 PM General DevelopmentPermit±0"FIRST FLOOR±0"FIRST FLOOR+27'-3"ROOF PLAN+27'-3"ROOF PLAN27'-3"± (E)CAMERALIGHTCAMERACAMERACAMERA02.1102.1102.12±0"FIRST FLOOR±0"FIRST FLOOR+27'-3"ROOF PLAN+27'-3"ROOF PLAN5'-6"±(E) 9'-5 1/4"±(E)LIGHT TO BE REMOVEDCAMERA TO BERELOCATEDCAMERACAMERA02.1102.1202.1302.14±0"FIRST FLOOR±0"FIRST FLOOR+27'-3"ROOF PLAN+27'-3"ROOF PLAN27'-3"±(E)CAMERA02.1102.14±0"FIRST FLOOR±0"FIRST FLOOR+27'-3"ROOF PLAN+27'-3"ROOF PLAN27'-3"±(E)CAMERA02.1402.1102.1102.1302.12CAMERA+10'-2"T.O.PLATE02.01DATUM AND HEIGHT OF STRUCTUREKEYNOTE02.1102.1202.1302.14(E) STAIRS & RAILING TO BE REMOVED(E) CONC. AWNING AND ROOF TO BE REMOVED(E) WINDOWS TO BE REMOVED, TYP. OF 5(E) CANTILEVERED MEZZANINE TO BE REMOVEDGENERAL NOTES1. EXISTING CONDITIONS TO REMAIN U.N.O.2. NO CHANGE TO EXTERIOR OF BUILDING U.N.O. GC TO MATCH EXISTING MATERIALS AT AREAS OFPATCHING. FINISH FINISH & COLOR REF: FINISH SCHEDULE3. CONTRACTOR IS TO COORDINATE WITH THE OWNER AND ARCHITECT ON REMOVING EXTRANEOUSITEMS FROM THE EXTERIOR WALLS SUCH AS UNUSED CONDUIT, PIPING, UTILITY BOXES, PLYWOODPANELS, ETC. CONTRACTOR TO PATCH SIDING TO MATCH EXISTING ADJACENT CONDITIONS.4. CONTRACTOR TO PAINT UTILITY BOXES, CONDUIT, PIPING, AND VENTS TO MATCH ADJACENT WALL.SCALE: 1/8" = 1'-0"1EXISTING-DEMO NORTH ELEVATIONSCALE: 1/8" = 1'-0"2EXISTING-DEMO EAST ELEVATIONSCALE: 1/8" = 1'-0"4EXISTING-DEMO WEST ELEVATIONSCALE: 1/8" = 1'-0"3EXISTING-DEMO SOUTH ELEVATIONELEVATION LEGENDEXIST-DEMO ELEVATION KEYNOTES
228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYA2.28/11/22Plotted On:8/11/22AS NOTEDPROPOSED ELEVATIONSUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008 288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:23 PM General DevelopmentPermit±0"FIRST FLOOR±0"FIRST FLOOR+27'-3"ROOF PLAN+27'-3"ROOF PLANCAMERACAMERA08.0108.0108.0108.0108.0108.0109.0109.0109.0209.02EX-3EX-1EX-2±0"FIRST FLOOR±0"FIRST FLOOR+27'-3"ROOF PLAN+27'-3"ROOF PLAN27'-3"± (E)CAMERALIGHTCAMERACAMERACAMERAEX-3EX-1EX-3EX-3EX-3±0"FIRST FLOOR±0"FIRST FLOOR+27'-3"ROOF PLAN+27'-3"ROOF PLAN27'-3"±(E)CAMERAEX-3EX-1EX-2EX-3±0"FIRST FLOOR±0"FIRST FLOOR+27'-3"ROOF PLAN+27'-3"ROOF PLAN27'-3"±(E)CAMERA23.0108.0108.0109.0109.0109.01CAMERA09.0209.02EX-3EX-3EX-1EX-1EX-2EX-3EX-3EX-308.0109.0109.02(N) WINDOWS TO MATCH (E) IN MATERIAL AND COLORINFILL WALL AS NECESSARY, STUCCO FINISH TO MATCH (E). SEE SHEET A7.1 FOR COLORSPECIFICATIONS(N) STUCCO EXPANSION JOINT+10'-2"T.O.PLATE02.01DATUM AND HEIGHT OF STRUCTUREKEYNOTEEXTERIOR MATERIAL TAG, SEE FINISH SCHEDULE ON SHEET A7.1EX-11. EXISTING CONDITIONS TO REMAIN U.N.O.2. NO CHANGE TO EXTERIOR OF BUILDING U.N.O. GC TO MATCH EXISTING MATERIALS AT AREAS OFPATCHING. FINISH FINISH & COLOR REF: FINISH SCHEDULE3. CONTRACTOR IS TO COORDINATE WITH THE OWNER AND ARCHITECT ON REMOVING EXTRANEOUSITEMS FROM THE EXTERIOR WALLS SUCH AS UNUSED CONDUIT, PIPING, UTILITY BOXES, PLYWOODPANELS, ETC. CONTRACTOR TO PATCH SIDING TO MATCH EXISTING ADJACENT CONDITIONS.4. CONTRACTOR TO PAINT UTILITY BOXES, CONDUIT, PIPING, AND VENTS TO MATCH ADJACENT WALL.GENERAL NOTESSCALE: 1/8" = 1'-0"2PROPOSED EAST ELEVATIONSCALE: 1/8" = 1'-0"1PROPOSED NORTH ELEVATIONSCALE: 1/8" = 1'-0"4PROPOSED WEST ELEVATIONSCALE: 1/8" = 1'-0"3PROPOSED SOUTH ELEVATIONPROPOSED ELEVATION KEYNOTESELEVATION LEGEND
228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYA2.38/11/22Plotted On:8/11/22AS NOTEDPROPOSED STREETSCAPE DRAWINGUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:23 PM General DevelopmentPermit±0"FIRST FLOOR+27'-3"ROOF PLANGENERAL NOTESSCALE: 3/32" = 1'-0"1PROPOSED STREETSCAPE DRAWING - SHADY DALE AVEELEVATION LEGEND1
228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYA4.18/11/22Plotted On:8/11/22AS NOTEDTRASH ENCLOSURE ENLARGED PLAN AND ELEVATIONSUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:23 PM General DevelopmentPermit3% MIN.2A4.13A4.14A4.113'-7 1/2"6"12'-7 1/2"6"6'-6"6"7'-0"(N) DRAIN4 CY BIN4CYBIN6"6'-0"STEEL COLUMNBELOW GRADECONCRETE SLABMETAL ROOFINGMASONRY WALL6" 12'-0"BELOW GRADECONCRETE SLABSTEEL GATESTEEL BEAMMETAL ROOFING6"6'-0"12'-0"BELOW GRADECONCRETE SLABSTEEL COLUMNSTEEL BEAMMETAL ROOFINGMASONRY WALLSCALE: 1/4" = 1'-0"1TRASH ENCLOSURE ENLARGED PLANSCALE: 1/4" = 1'-0"3REAR ELEVATIONSCALE: 1/4" = 1'-0"2FRONT ELEVATIONSCALE: 1/4" = 1'-0"4RIGHT SIDE ELEVATION1
228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYA7.18/11/22Plotted On:8/11/22AS NOTEDCOLOR/MATERIAL SHEETUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:24 PM General DevelopmentPermitIDEX-1EX-2EX-3DESCRIPTIONPAINTED STUCCO FINISH - EXISTINGPAINTED STUCCO FINISHPAINTED TRIM PIECES AND ROOFMANUFACTURERBENJAMIN MOORESHERWIN-WILLIAMSSHERWIN-WILLIAMSCOLORCW-65 GUNSMITHGRAYSW 7048 URBANBRONZESW 6990 CAVIARFINISHEXISTINGMATCH (E)MATCH (E)REMARKSFINISH SCHEDULEEX-3EX-1EX-1EX-1EX-2EX-2EX-2EX-2EX-1EX-3EX-3EX-3EX-3EX-3EX-3
228-B Fern Street Santa Cruz 831 621 39261727 64th Street Emeryville 925 324 4247 info@nielsenarchitects.comwww.nielsenarchitects.com1DATEJob:Date:Scale:Drawn:REVISIONSChecked:21-51BF/EUCN8/11/22PLAN CHECKBYTSP-18/11/22Plotted On:8/11/22AS NOTEDTREE SURVEY AND PROTECTION PLANUENO CENTER DENTALTHE ISSUANCE OF A BUILDINGPERMIT SHALL NOT BECONSTRUED AS A GUARANTEETHAT ALL CODE REQUIREMENTSARE REFLECTED IN THEDOCUMENT. THE GENERALCONTRACTOR FOR THE PROJECTSHALL BE ULTIMATELYRESPONSIBLE FOR ENSURINGTHAT THE FINISHED PRODUCTCOMPLIES WITH ALLREGULATIONS, LAWS AND CODEREQUIREMENTS.IF THE ABOVE DIMENSION DOES NOTMEASURE ONE INCH (1") EXACTLY,THIS DRAWING WILL HAVE BEENENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES.1" ACTUALJOB NAME:ADDRESS:APN:UENO CENTER DENTAL SPECIALISTSCLIENT:DISCRETIONARYREVIEW ONLY2160 S. BASCOM AVE., CAMPBELL, CA95008 288-07-034BIMcloud: nielsen - BIMcloud as a Service/21-51 - UCD - Ueno Center Dental/21-51 UCD 8/11/22 12:24 PM General DevelopmentPermit6%DVFRP7UHH7DEOH$HVFXOXV$UERULFXOWXUDO&RQVXOWLQJ0gII¾
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