03-08-2022 -PC Meeting Agenda Packet FileREGULAR PLANNING COMMISSION MEETING City of Campbell, California
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March 8, 2022 7:30 p.m. City Hall, Council Chambers
AGENDA
NOTE: To protect our constituents, City officials, and City staff, the City requests all members
of the public to follow the guidance of the California Department of Health Services', and the County of Santa Clara Health Officer Order, to help control the spread of COVID-19. Additional information regarding COVID-19 is available on the City's website at www.campbellca.gov. 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 08, 2022 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 March 8, 2022 Page 2 of 2
PUBLIC HEARINGS
1.
PLN-2020-64
Public Hearing to consider the application (PLN-2020-64) of Charles Bronitsky for a General Plan and Zoning Map Amendment to allow a portion of 1336 Parsons Avenue to change in land use designation from Low-Density Residential
(Less than Six Units per Gross Acre) to Professional Office, and zoning designation from R-1-6 (Single-Family Residential) to P-O (Professional Office) in order to facilitate the transfer of a portion of a commercial parking lot built on a residential property to an
adjoining commercial property located at 1308 Parsons Avenue. The applicant is also requesting review and approval of a Conditional Use Permit with Site and Architectural Review to allow the conversion of a single-family residence to a commercial use and Parking Modification Permit to allow a reduction in the
number of required parking spaces for property located at 1308 Parsons Avenue. Staff is recommending that this item be
deemed Categorically Exempt under CEQA. Tentative City Council Meeting Date: April 5, 2022. Project Planner:
Stephen Rose, Senior Planner REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR ADJOURNMENT Adjourn to the next Regular Planning Commission meeting of March 22, 2022, 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 8, 2022 PLANNING COMMISSION MEETING
The Planning Commission meeting on Tuesday, February 8, 2022, was called to order at 7:30 p.m. in the Council Chambers of City Hall, 70 N. First Street, Campbell, CA, by Chair Ching and the following proceedings were had, to wit:
ROLL CALL
Commissioners Present: Chair: Stuart Ching Vice Chair: Adam Buchbinder Commissioner: Matt Kamkar – Arrived Late (7:36 PM)
Commissioner: Michael Krey
Commissioner: Maggie Ostrowski Commissioner: Andrew Rivlin Commissioner: Alan Zisser
Commissioners Absent: None
Staff Present: Community Development Director: Rob Eastwood Senior Planner: Stephen Rose (Via Zoom)
City Attorney: William Seligmann
Interim Recording Andrea Sanders Secretary: Exec. Assist. to the Com. Abby Jones Development Director:
APPROVAL OF MINUTES Commissioner Zisser clarified his statement on the minutes of January 20, 2022, referencing his comments on the East Campbell Map he expressed concerns on the
second high density development in the Pruneyard.
Motion: Upon motion by Commissioner Krey, seconded by Commissioner Kamkar, the Planning Commission action minutes of the meeting of
Campbell Planning Commission Meeting Minutes – February 8, 2022 Page 2 January 20, 2021, were approved as revised. (6-0-1; Commissioner
Ostrowski abstained) COMMUNICATIONS/AGENDA MODIFICATIONS OR POSTPONEMENTS
None
ORAL REQUESTS
None
OLD BUSINESS Chair Ching asked if there were any disclosures from the Commission. There were none.
Chair Ching read Agenda Item No. 1 into the record as follows: 1. PLN-2021-201
Public Hearing to consider the application of Susan Chen for a Planned Development Permit to allow the construction of
four single-family homes; a Tentative Subdivision Map to allow the creation of five lots (four residential and one common lot); and a Parking Modification Permit to allow two of the required assigned parking spaces (unit specific), to be provided as guest parking spaces on property located at 1323
Elam Avenue. This application is intended to reinstate previous approvals for a Planned Development Permit (PLN2017-101), Tentative Subdivision Map (PLN2017-102), and Parking Modification Permit (PLN2017-338) which expired.
Senior Planner Rose presented staff report and described the project details with the applicant seeking a Planned Development Permit, Tentative Subdivision Map and Parking Modification Permit.
Senior Planner Rose stated the plan was previously presented to the Council in 2018 and since then the permits have expired. The applicant was required to submit new applications for reconsideration of the project.
Mr. Rose stated that there have been changes in state law which have made it difficult to
deny housing projects. This project may not be denied unless in violation of an objective general plan/zoning standard or if it results in specific adverse impacts to public health and safety.
Upon previous review of the SARC, Senior Planner Rose concluded that this project will be
a good fit for the area and asked that the Planning Commission recommend approval of the project to the City Council.
Campbell Planning Commission Meeting Minutes – February 8, 2022 Page 3
Chair Ching asked if there were Commission questions for staff.
In response to inquiries from Commissioner Krey, Senior Planner Rose stated that he did not think above ground utility lines were required but would follow up and confirm and that two additional parking spaces would be assigned as guest parking.
Chair Ching opened the public hearing and asked for public comment. Susan Chen, applicant stated that project deadlines were delayed due to Covid-19 and applications had to be resubmitted.
Commissioner Kamkar asked Ms. Chen that if she had a choice to have put up more units would she have chosen that as opposed to building the 4 units. Susan Chen replied that she wants to stay with the four units because more units would
not provide a comfortable living space.
Charles Schultz, Campbell resident stated concerns with the property not being maintained. He has submitted a code enforcement case to the City regarding issues with the vacant property having garbage, vandalism, and weeds.
Cassandra Le, Campbell resident stated she will be impacted by the construction of the development and requested denial of the project, listing the following concerns: property maintenance; incomplete construction; neighborhood compatibility; strain to on-street parking; insufficient ground level screening for privacy; and the design provides
unreasonable shading of existing ground-related residences. Ms. Chen replied to the public comments stating that she hopes starting the construction will help alleviate the trash dumping. She considered neighbors when planning for this project.
Director Eastwood spoke on the code violations. He confirmed that there have been past code violations on the property but as of now there were no open code cases. Chair Ching closed the public hearing.
Vice Chair Buchbinder reminded everyone that saying “no” to this development project is not an option at this point. Denial of the project could result in fines by the State. City Attorney, Bill Seligmann added to Commissioner Buchbinder’s statement noting denial
could have potential consequences which could lead to some kind of judicial action being taken against the City. Vice Chair, Buchbinder stated he can understand how residents seeing an empty lot now being proposed for construction can be worrisome but articulated the homes appear nice
and look to be compatible in design with the neighborhood.
Campbell Planning Commission Meeting Minutes – February 8, 2022 Page 4
Commissioner Ostrowski stated that this was previously approved, has relatively low
density thinks it is a good design for compatibility to the neighborhood. Commissioner Zisser is sympathetic with the concerns of blight it is causing in the neighborhood. He would encourage the City to have the property owner deal with the
maintenance issues until construction begins. The project looks compatible to the
neighborhood and feels it is a good opportunity to have a fairly low density with four units and is supportive of project. Commissioner Rivlin commented on the parking stalls between the units are 10 ft wide and
typical car is 6-7 feet wide that leaves a tight space to get through and hoped the SARC
took that into consideration. Overall, he is supportive of the project and would ask staff to enforce the safety and cleanliness of the site until construction starts. Commissioner Krey agreed with the Commissioners and is supportive of the project. He
stated it is good of the neighbors to bring up the code enforcement issues, and the City
should address them. The design is keeping up with the neighborhood and the parking meets the requirements. Commissioner Kamkar is supportive of the project but asked that Code Enforcement
continue to monitor the situation. Chair Ching agreed with Commissioner Kamkar’s comments. He believes it is consistent with the plans of the San Tomas area and encourages City to ensure enforcement of any Code violations before and during construction.
Motion: Upon motion by Commissioner Kamkar, seconded by Commissioner Ostrowski, the Planning Commission adopted Resolution No. 4629 approving a Planned Development Permit for the construction of four single-family homes; Resolution No. 4630 approving a Tentative
Subdivision Map to allow for the creation of five lots (four-single family and once commonly owned lot); and Resolution No. 4631 approving a Parking Modification Permit to allow for two of the required assigned parking spaces (unit specific), to be provided as guest parking spaces on property located at 1323 Elam Avenue by the following roll call vote:
AYES: Rivlin, Zisser, Ostrowski, Kamkar, Krey, Buchbinder, Ching NOES: None ABSENT: None ABSTAIN: None
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Eastwood reported the Housing Element returned to the City Council on January 25, 2022. They agreed with the recommendations that came from the Planning Commission. This brings the housing unit number to 6,500 and staff will start preparation
of the EIR process. Next steps in the housing process are discussions relating to policies,
what are barriers to housing, potential housing programs, housing overlay zones, modifications to fees and inclusionary ordinances and tools to help affordable housing in
Campbell Planning Commission Meeting Minutes – February 8, 2022 Page 5 Campbell. Staff anticipates returning to the Commission and Council in April/May to start
reviewing those policies.
January 18 Council reviewed the Temporary Parklet Program. Staff came back to Council with options of a permanent parklet program with some questions on design options and how they’d be constructed. The council gave favorable feedback on creating a permanent
parklet program. Staff will come back in April/May with design templates on how that will
look. Director Eastwood reported that at the Tuesday, February 1st Council meeting they authorized extending the urgency ordinance for SB9 that allows time for staff to bring a
permanent ordinance. Staff anticipates coming to the Planning Commission in March with
the Standards. Two meetings are proposed, one study session on how to develop the Standards and then to return with a recommendation. Staff has not received any SB9 applications yet.
Director Eastwood reported the mid-year budget was adopted by Council last Tuesday, the
Community Development Department requested $600,000 to start a Comprehensive Zoning Update that should start sometime this year. Staff also has budgeted for a housing consultant to review Campbell’s Housing program. The Planning Department also had authorization to hire a Planning Technician.
The Planning Department has hired Associate Planner, Tracy Tam and Assistant Planner Larissa Lomen, who will start March 7, 2022. Director Eastwood stated as there are no upcoming items to report for the February 22
date, the Planning Commission meeting has been cancelled.
Commissioner Rivlin asked how long the EIR process is. Director Eastwood responded that typically it takes 6-9 months, and the schedule was built on having the process done by fall/winter. Next steps are to call a public scoping meeting, notice to prepare the EIR, and
then community comments on what we should study.
Commissioner Zisser asked if projects submitted from the approved housing list that deviate from the anticipated densities would be handled differently from the normal process.
Director Eastwood responded that if they are relying on new general plan densities that
haven’t been adopted yet or if it’s not a residential site or it will be converted to a residential site in the General Plan, then you can’t take an action. The EIR process and the General Plan need to be updated and the zoning order needs to be effectuated so there is a waiting period.
If it’s currently zoned for residential, and they’re going off the density bonus provisions and meet those requirements it can be processed. Regarding SB9 applications Commissioner Kamkar asked if there is a checklist so
applicants know what they need to submit and if this was available on the City website.
Director Eastwood responded yes, as well as Council approved processing fees.
Campbell Planning Commission Meeting Minutes – February 8, 2022 Page 6
Chair Ching adjourned the meeting at 8:20 P.M.
ADJOURNMENT The Regular Planning Commission meeting adjourned at 8:20 p.m. to the next Regular
Planning Commission Meeting on Tuesday, March 8, 2022 (as the February 22, 2022,
Regular PC meeting has been cancelled), at City Hall, Council Chambers, 70 N. First Street, Campbell, CA.
PREPARED BY: Andrea Sanders, Interim Recording Secretary
ITEM NO. 1
CITY OF CAMPBELL ∙ PLANNING COMMISSION
Staff Report ∙ March 8, 2022 PLN-2020-64
Bronitsky, C.
Public Hearing to consider the application (PLN-2020-64) of Charles
Bronitsky for a General Plan and Zoning Map Amendment to allow a
portion of 1336 Parsons Avenue to change in land use designation from Low-Density Residential (Less than Six Units per Gross Acre) to Professional Office, and zoning designation from R-1-6 (Single-Family Residential) to P-O (Professional Office) in order to facilitate the transfer of a portion of a commercial parking lot built on a
residential property to an adjoining commercial property located at 1308 Parsons Avenue. The applicant is also requesting review and approval of a Conditional Use Permit with Site and Architectural Review to allow the conversion of a single-family residence to a
commercial use and Parking Modification Permit to allow a reduction
in the number of required parking spaces for property located at 1308 Parsons Avenue. STAFF RECOMMENDATION
That the Planning Commission take the following actions:
1. Adopt a Resolution (reference Attachment A), recommending that the City Council approve a General Plan Amendment to allow a portion of 1336 Parsons Avenue to change in land use designation from Low-Density Residential (Less than Six Units per Gross Acre) to Professional Office; and
2. Adopt a Resolution (reference Attachment B), recommending that the City Council adopt an ordinance approving a Zoning Map Amendment to allow a portion of 1336 Parsons Avenue to change in zoning designation from R-1-6 (Single-Family Residential) to P-O (Professional Office); and
3. Adoption a Resolution (reference Attachment C), recommending the City Council approve
a Conditional Use Permit with Site and Architectural Review to allow the conversion of a single-family residence to a commercial use and Parking Modification Permit to allow a reduction in the number of required parking spaces for property located at 1308 Parsons Avenue.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission and City Council find this project Categorically Exempt under Section 15332 of the California Environmental Quality Act (CEQA), pertaining to In-Fill Development Projects which are found consistent with all applicable general plan policies and zoning regulations1, are under five acres in size, and substantially surrounded by urban uses,
1 A Class 32 exemption may be used for a change in general plan land use and zoning designation when the project
is found to further, and not frustrate, the objectives and policies of the general plan (Holden v. City of San Diego (2019) 43 Cal App 5th 404). As the applicant’s proposal serves to convert a non-conforming use and bring the land
use of two properties into compliance with the General Plan, it can readily be seen to further this objective.
Staff Report ~ Planning Commission Meeting – March 8, 2022 Page 2 of 9 PLN-2020-64 ~ 1308 & 1336 Parsons Avenue
under Section 15301 pertaining to the operation and leasing, and minor alteration of an existing private structure, and Section 15303 pertaining to the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structures and pertaining to the construction of new small facilities and structures.
Further, the project qualifies for a categorical exemption on the basis the site has no value as habitat for endangered, rare, or threatened species (i.e., wetland), the project will not result in any significant effects related to traffic, noise, or air/water quality, and can be adequately served by all required utilities and public services.
PROJECT DATA
1308 Parsons Avenue (Commercial Property)
Zoning Designation: P-O (Professional Office)
General Plan Designation: Professional Office
Existing Net Lot Area: 11,058.8 sq. ft.
Proposed Net Lot Area: 12,972.8 sq. ft. (after 1,884 sq. ft. transfer from 1336 Parsons) Development Standards: Proposed Development Standard
Building Height: 21 feet, 8 inches 35 feet
Floor Area Ratio (FAR): .28 (3,743.2 sq. ft.) .40 maximum Building (Lot) Coverage: 20% (2,527.9 sq. ft.) N/A Setbacks: Proposed Development Standard
Front (North) 13 feet, 7 inches2 15 feet
Rear (South): 36 feet 10 feet (> of 5-feet or ½ wall ht.) Interior Side (East): 32 feet 10 feet (> of 5-feet or ½ wall ht.) Street Side (West): 20 feet 15 feet Parking Requirements: Proposed Parking Requirement
Parking: 15 spaces (1 ADA) 17 spaces
1336 Parsons Avenue (Residential Property / For Reference Only)
Zoning Designation: R-1-6 (Single-Family Residential)
General Plan Designation: Low-Density Residential (<6 units per gross acre)
Existing Net Lot Area: 8,169 sq. ft.
Proposed Net Lot Area: 6,275 sq. ft. (after 1,884 sq. ft. transfer) / 6,000 sq. ft. minimum Development Standards: Proposed/Existing Development Standard
Building Height: 15 feet 35 feet / 2 ½ stories max.
Floor Area Ratio (FAR): .22 (1,376 sq. ft.) .45 maximum Building (Lot) Coverage: 22% (1,376 sq. ft.) N/A
2 The front setback of the existing building does not comply with the 15-foot setback required by the Professional
Office (P-O) zoning district but would not change or intensify because of the subject permit.
Staff Report ~ Planning Commission Meeting – March 8, 2022 Page 3 of 9 PLN-2020-64 ~ 1308 & 1336 Parsons Avenue
Setbacks: Proposed/Existing Development Standard
Front (West) / Garage 29 feet, 4 inches 20-feet (residence) / 25-feet (garage)
Rear (East): 11 feet 5 feet (> of 5-feet or ½ wall ht.)
Interior Side (North): 7 feet 6 feet (> of 5-feet or ½ wall ht.) Street Side (West): 20 feet 15 feet
Parking Requirements: Proposed/Existing Parking Requirement
Parking: 2 covered spaces 2 spaces (1 covered)
DISCUSSION
Background: On February 18, 2017, the Campbell Building Department received an application (BLD-2017-190) for an addition and remodel of an existing single-family residence located at
1336 Parsons Avenue. As part of the plan check process, it was discovered that the commercial
parking lot serving 1308 Parsons Avenue (abutting property to the north) extended beyond the property line and the residential property. Essentially, a portion of the commercial parking lot was constructed on the residential property.
A review of permit records revealed that the parking lot was approved for 1308 Parsons Avenue
on March 30, 1984, by Planning Commission Resolution No. 22613 and overhangs 1336 Parsons Avenue as a result of the applicant’s plans showing an incorrect property line. As the properties were owned in common, the error went unnoticed by the City for several decades until the owner of 1336 Parsons Avenue attempted to improve their property.
On August 21, 2018, the City Council authorized the initiation of a General Plan Amendment application to facilitate the requested change in land use designation to Professional Office4. While the applicant subsequently applied and received authorization for a General Plan Amendment to change in land use designation of 1308 and a portion of 1336 Parsons Avenue to
Neighborhood Commercial, the applicant has abandoned those plans in favor of pursuing the
original authorization. Project Proposal: The applicant’s request is for a General Plan and Zoning Map Amendment to
allow a portion of 1336 Parsons Avenue to change
in land use designation from Low-Density Residential (Less than Six Units per Gross Acre) to Professional Office, and zoning designation from R-1-6 (Single-Family Residential) to P-O
(Professional Office) in order to facilitate the
transfer5 of a portion of a commercial parking lot built on a residential property to an adjoining commercial property located at 1308 Parsons
3 Planning Commission Res. 2261 separately required the owner to demonstrate 1308 Parsons Avenue was legally converted from a residence to commercial use. As no responsive records exist; a conditional use permit is required.
4 The Council’s authorization to proceed does not guarantee that the amendments will be approved, only that the request warrants further review and analysis as part of a formal application.
5 The transfer would require a lot line adjustment.
Staff Report ~ Planning Commission Meeting – March 8, 2022 Page 4 of 9 PLN-2020-64 ~ 1308 & 1336 Parsons Avenue
Avenue. The applicant is also requesting review and approval of a Conditional Use Permit with Site and Architectural Review to allow the conversion of a single-family residence to a commercial use and Parking Modification Permit to allow a reduction in the number of required parking spaces for property located at 1308 Parsons Avenue.
Project Location: The project site comprises two properties (1308 & 1336 Parsons Avenue6) which are located on the east side of Parsons Avenue, south of Camden Avenue and north of Sharp Avenue. The properties abut single family residences to the south. ANALYSIS
General Plan Amendment: In consideration of the applicant’s proposal, the decision-making body must consider if a change in General Plan Land Use Designation from Low-Density Residential to Professional Office for a portion of 1336 Parsons Avenue would be consistent with the objectives of the General Plan. An amendment to the General Plan may be approved
only if all the following findings are made (reference CMC 21.60.070.A.). To aid in the review of each finding (provided in italics), staff comments on how the project may be found are provided in plain text below.
1. The proposed amendment is internally consistent with the goals, policies, and actions of
the General Plan; and
The General Plan provides the following purpose statements for Low-Density Residential and Professional Office land uses:
Low-Density Residential (Less than six units per gross acre): This designation provides for detached single-family homes (on lots that are typically 6,000 square feet). The allowable density of less than 6 units per acre results in a population of approximately
one to 15 people per acre. Professional Office: The Professional Office land use designation permits administrative,
professional and research uses that may provide a customer service or be more corporate in nature. Office uses are dispersed throughout the City, since they are permitted in most non-residential zoning districts. Because office uses generally have a
less intense impact on adjacent land uses than other commercial uses, they often provide a buffer between residential and commercial or industrial uses. Location and design of office developments should include proximity to transit lines and connections to light rail
as well as bicycle routes.
In consideration of the proposed land use change for a portion of 1336 Parsons Avenue,
the existing commercial parking lot is incompatible with the existing residential land use designation. This land use conflict would be resolved by designating that portion of the property professional office to facilitate the transfer of that area to the professional office designated property to the north.
As professional office land use designation generally have a less intensive impact on adjacent land uses, even serving as a buffer between residential uses and other commercial uses (as captured in the purpose statement for the professional office land use designation) and given that the portion of 1336 Parsons Avenue has been used for
6 1308 Parsons Avenue is also addressed as 1403 and 1405 Camden Avenue.
Staff Report ~ Planning Commission Meeting – March 8, 2022 Page 5 of 9 PLN-2020-64 ~ 1308 & 1336 Parsons Avenue
commercial activity (parking lot) for several decades, the decision-making body may find the land use change warranted and consistent with the General Plan. 2. The proposed amendment would not be detrimental to the public interest, health, safety,
convenience, or general welfare of the city; and
The applicant’s proposal will bring a non-conforming use into conformance with the General Plan, and result in added safety improvements onsite (i.e., accessibility improvements) and benefits to the public right of way (the project will add a new
sidewalk on Parsons Avenue). Further, no arguments have been presented that the applicant’s proposal, as conditioned, would be detrimental to the public interest, health, or general welfare of the City. 3. If applicable, the parcel is physically suitable (including absence of physical constraints,
access, compatibility with adjoining land uses, and provision of utilities) for the
requested/anticipated project. The proposed change in general plan land use designation would help ensure the professional office parcel would remain physically suitable for the applicant’s proposal
by helping ensure adequate circulation around the existing building. Both the professional office and residential parcels would remain physically suitable for their intended use, and adequately served by utilities. Zoning Map Amendment: As noted, a portion of 1336 Parsons Avenue would be rezoned from
R-1-6 (Single-Family Residential) to P-O (Professional Office). The rezoning is necessary to facilitate the transfer of a portion of a commercial parking lot built on a residential property to an adjoining commercial property located at 1308 Parsons Avenue and to align the zoning of the property with the requested land use designation. In consideration of the applicant’s request, the following findings must be affirmatively established (reference CMC 21.60.070.B.). To aid in
the review of each finding (provided in italics), staff comments on how the project may be found are provided in plain text below. 1. The proposed amendment is consistent with the goals, policies, and actions of the General Plan and all applicable development agreements, area plans, neighborhood
plans, and specific plan(s);
Please refer to staff response to the first General Plan Amendment finding. Further, the subject property is not subject to an area plan, specific plan, neighborhood plan, or development agreement.
2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the city; and Please refer to staff response to the second General Plan Amendment finding.
3. The parcel is physically suitable (including absence of physical constraints, access, compatibility with adjoining land uses, and provision of utilities) for the requested zoning designation(s) and anticipated land uses/project.
Staff Report ~ Planning Commission Meeting – March 8, 2022 Page 6 of 9 PLN-2020-64 ~ 1308 & 1336 Parsons Avenue
Please refer to staff response to the third General Plan Amendment finding. Further, the properties, as conditioned, will be compliant their proposed zoning designation (land use, development standards, minimum lot size, etc.).
Conditional Use Permit with Site and Architectural Review (1308 Parsons Avenue): Review and approval of a Conditional Use Permit with Site and Architectural Review is required facilitate the conversion of the existing single-family residence located at 1308 Parsons Avenue to a professional office use7. While the code provides limited guidance as to what extent a converted
structure/site should be brought into conformance with current standards, it is recommended that
the Planning Commission review the considerations in review of applications and consider how the project would comply with each of the required findings for approval. To aid in the review of each finding (provided in italics), staff comments on how the project may be found are provided in plain text below:
Conditional Use Permit Findings (CMC 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;
The use is considered a ‘Conversion, commercial converted with residence’ which is allowed with the approval of a Conditional Use Permit. As the approval would not allow activities other than those allowed by the Professional Office zoning designation, subject
to the permitting requirements of that section, specific conditions have been added to the
permit to make this distinction clear (reference Attachment C – Resolution Recommending Approval of a Conditional Use Permit with Site and Architectural Review and a Parking Modification Permit).
2. The proposed use is consistent with the General Plan;
Please refer to staff response to the first General Plan Amendment finding. 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 site has been used for commercial activity since the 1980’s and supported a variety of commercial and office use activity over that time. Conditions of Approval have been
included in the Resolution (reference Attachment C – Resolution Recommending
Approval of a Conditional Use Permit with Site and Architectural Review and a Parking Modification Permit) to ensure the continued maintenance of fencing, walls, landscaping, and parking and loading facilities required to support the use and compliance with operational standards intended to avoid adverse impacts to adjoining uses.
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;
7 While project data has been provided for 1336 Parsons Avenue, this is provided for reference only to demonstrate
the site will be code compliant after the transfer of 1,884 square feet to 1308 Parsons Avenue.
Staff Report ~ Planning Commission Meeting – March 8, 2022 Page 7 of 9 PLN-2020-64 ~ 1308 & 1336 Parsons Avenue
Formalizing the use of the property for professional office activity is not anticipated to result in an appreciable increase in the amount of traffic. Further, the property is located at the corner of Camden Avenue and Parsons Avenue, with the driveway entrance located less than 120 feet from Camden Avenue (which is identified as a Class I Arterial roadway
in the General Plan’s Roadways Classifications Diagram (Figure LUT-3) which has 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; and See response to ‘3’.
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.
See response to ‘3’. Further, no concerns with the operation or maintenance of the proposed use have been identified that will not be addressed by the Conditions of Approval included in the Resolution (reference Attachment C – Resolution Recommending Approval of a Conditional Use Permit with Site and Architectural
Review and a Parking Modification Permit).
Site and Architectural Review Findings (reference CMC 21.42.060):
1. The project will be consistent with the general plan;
Please refer to staff response to the first General Plan Amendment finding.
2. The project will aid in the harmonious development of the immediate area; and
The applicant’s proposal is subject to a site and architectural review process which serves to facilitate a review of the applicant’s proposal for compatibility with the intended use and surrounding neighborhood. The project will result in added safety improvements
onsite (i.e., accessibility improvements) and benefits to the public right of way (the
project will add a new sidewalk on Parsons Avenue) and has incorporated recommendations of the City’s Site and Architectural Review Committee, thereby aiding in the harmonious development of the immediate area.
3. The project is consistent with applicable adopted design guidelines, development
agreement, overlay district, area plan, neighborhood plan, and specific plan(s). Not applicable. The subject property is not subject to adopted design guidelines,
development agreement, overlay district, area plan, neighborhood plan or specific plan
and therefore, the project would not conflict with such documents.
Staff Report ~ Planning Commission Meeting – March 8, 2022 Page 8 of 9 PLN-2020-64 ~ 1308 & 1336 Parsons Avenue
Parking: Pursuant to Section 21.28.040 (Table 3) of the Campbell Municipal Code (CMC), professional offices are required to provide 1 space per 225 square feet of floor area. For the 3,743 square-foot building a minimum of 17 parking spaces are required where 15 parking spaces have been provided. In consideration of the applicant’s request, the following findings
must be affirmatively established (provided in italics), staff comments on how the project may be found are provided in plain text below: 1. Due to the unique nature and circumstances of the project, or special development features, the anticipated number of parking spaces necessary to serve the use or structure
is less than that required by the applicable off-street parking standards and would be
satisfied by the proposed number of parking spaces.
The applicant’s proposal includes a request to convert a non-conforming single-family residence to a professional office building. As the interior arrangement of a residence converted to an office building will generally be less efficient and, therefore, less
intensive than a traditional office space built-to-suit, the strict application of a parking standard based on gross floor area may result in an artificially high requirement. The applicant has also agreed to provide a bike rack on the property, as recommended by the Site and Architectural Review Committee, which will encourage employees and the public to bike to the facility rather than use onsite parking.
2. Conditions of approval have been incorporated into the project to ensure the long-term
adequacy of the provided off-street parking.
Conditions of approval require the site to maintain the number and location of parking spaces indicated and for the parking spaces and circulation areas to be paved with asphalt or concrete, striped, and maintained in perpetuity. At the discretion of the Planning
Commission, an additional condition of approval may be added to limit the number of employees or occupants in the office building at any one time to further ensure the long-term adequacy of parking onsite.
3. Approval of the parking modification permit will further the purpose of Campbell Municipal Code Chapter 21.28 (Parking and Loading).
The purpose of Chapter 21.28 is to “…ensure that adequate off-street parking and loading spaces are provided for each type of land use in a manner that will ensure their usefulness, support alternative transportation solutions, improve the urban form of the community and protect the public safety”.
As noted, given the unique nature and circumstances of the project, the proposed parking
supply may be found to adequately serve the proposed use. The applicant has also agreed to provide a bike rack on the property thereby supporting ‘alternative transportation’ on the property and has proposed to upgrade the site layout and configuration of the parking lot to provide new accessible paths of travel onsite which enhance public safety.
Public Improvements: The project requires frontage improvements per Campbell Municipal
Code Section 11.24.040 and will result in a new sidewalk on Parsons Avenue. Site and Architectural Review Committee: The Site and Architectural Review Committee (SARC) reviewed this application at its meeting of February 8, 2022 (reference Attachment F –
Staff Report ~ Planning Commission Meeting – March 8, 2022 Page 9 of 9 PLN-2020-64 ~ 1308 & 1336 Parsons Avenue
SARC Memo). The Committee was supportive of the project, providing the following recommendations to further refine the project design:
• Please add additional landscaping between parking spaces along the project frontage (i.e., spaces 1 to 7, and 8 & 9) and interior of the site (i.e., spaces 11 to 13). The applicant has agreed to add additional landscaping as directed. A condition of approval has been included to the Conditional Use Permit with Site and Architectural
Review Permit to reflect this requirement (reference Attachment C; Condition of
Approval #2.a.).
• Please add a bicycle rack to the property.
The applicant has agreed to add a bike rack as directed. A condition of approval has
been included to the Conditional Use Permit with Site and Architectural Review to reflect this requirement (reference Attachment C; Condition of Approval #2.b.).
Prepared by:
Stephen Rose, Senior Planner
Approved by:
Rob Eastwood, Community Development Director
Attachments: A. Resolution Recommending Approval of a General Plan Amendment B. Resolution Recommending Approval of a Zoning Map Amendment C. Resolution Recommending Approval of a Conditional Use Permit w/ Site and Arch. Review and a Parking Modification Permit
D. Location Map E. Project Plans F. SARC Memo, dated February 8, 2022
Attachment A
RESOLUTION NO.
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT TO ALLOW A PORTION OF 1336 PARSONS AVENUE TO CHANGE IN LAND USE DESIGNATION FROM LOW-DENSITY
RESIDENTIAL (LESS THAN SIX UNITS PER GROSS ACRE) TO
PROFESSIONAL OFFICE. FILE NO. PLN-2020-64 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 finds as follows with regard to the recommended approval of a General Plan Amendment: Environmental Finding
1. The project may be found Categorically Exempt under Section 15332 of the California Environmental Quality Act (CEQA), pertaining to In-Fill Development Projects which are found consistent with all applicable general plan policies and zoning regulations, are under five acres in size, and substantially surrounded by
urban uses, under Section 15301 pertaining to the operation and leasing, and minor alteration of an existing private structure, and Section 15303 pertaining to the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structures and pertaining to the construction of new small facilities and structures.
Evidentiary Findings 2. The proposed project includes a General Plan and Zoning Map Amendment to allow a portion of 1336 Parsons Avenue to change in land use designation from Low-
Density Residential (Less than Six Units per Gross Acre) to Professional Office, and zoning designation from R-1-6 (Single-Family Residential) to P-O (Professional Office) in order to facilitate the transfer of a portion of a commercial parking lot built on a residential property to an adjoining commercial property located at 1308 Parsons Avenue. The applicant is also requesting review and approval of a
Conditional Use Permit with Site and Architectural Review to allow the conversion of a single-family residence to a commercial use and Parking Modification Permit to allow a reduction in the number of required parking spaces for property located at 1308 Parsons Avenue.
3. The project site comprises two properties (1308 & 1336 Parsons Avenue) which are located on the east side of Parsons Avenue, south of Camden Avenue and north of Sharp Avenue. The properties abut single family residences to the south.
Planning Commission Resolution No. Recommending Approval of a General Plan Amendment Page 2 of 4
4. The project site has no value as habitat for endangered, rare, or threatened species (i.e., wetland), the project will not result in any significant effects related to traffic, noise, or air/water quality, and can be adequately served by all required utilities and public services.
5. This action is for a General Plan Amendment to allow a portion of 1336 Parsons Avenue to change in land use designation from Low-Density Residential (Less than Six Units per Gross Acre) to Professional Office.
6. The General Plan Amendment is proposed in conjunction and concurrent with a
proposed Zoning Map amendment for the project site. 7. The portion of 1336 Parsons Avenue proposed change in land use designation is located along the north property line and measures approximately 1,884 square feet.
8. The General Plan provides the following purpose statements for Low-Density Residential and Professional Office land uses: Low-Density Residential (Less than six units per gross acre): This designation provides for
detached single-family homes (on lots that are typically 6,000 square feet). The allowable density of less than 6 units per acre results in a population of approximately one to 15 people per acre.
Professional Office: The Professional Office land use designation permits administrative, professional and research uses that may provide a customer service or be more corporate in
nature. Office uses are dispersed throughout the City, since they are permitted in most non-residential zoning districts. Because office uses generally have a less intense impact on adjacent land uses than other commercial uses, they often provide a buffer between residential and
commercial or industrial uses. Location and design of office developments should include
proximity to transit lines and connections to light rail as well as bicycle routes.
9. The General Plan includes goals, policies and strategies that were reviewed to
ensure the proposed project would be consistent with the General Plan and serve to further, and not frustrate, its objectives including, but not limited to, the following policies and strategy:
Policy LUT-5.1: Neighborhood Integrity: Recognize that the City is composed of residential,
industrial and commercial neighborhoods, each with its own individual character; and allow change consistent with reinforcing positive neighborhood values, while protecting the integrity of the city’s neighborhoods.
Strategy LUT-5.6c: Physical Buffers: Provide landscaped buffers, sidewalks and equipment screening to
provide a visual and noise-abating buffer between uses.
Policy LUT-5.8: Non-Conforming Uses: Encourage non-conforming properties to redevelop as
conforming uses.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
Planning Commission Resolution No. Recommending Approval of a General Plan Amendment Page 3 of 4
Environmental Findings (CMC Sec. 21.38.050):
10. The project is Categorically Exempt under Section 15332 of the California Environmental Quality Act (CEQA), pertaining to In-Fill Development Projects which are found consistent with all applicable general plan policies and zoning regulations, are under five acres in size, and substantially surrounded by urban uses, under
Section 15301 pertaining to the operation and leasing, and minor alteration of an
existing private structure, and Section 15303 pertaining to the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structures and pertaining to the construction of new small facilities and structures.
11. There are no unusual circumstances that would prevent the project from qualifying as Categorically Exempt per Section 15300.2 of the CEQA Guidelines.
Findings for General Plan Amendments (CMC Sec. 21.60.070.A):
12. The proposed amendment is consistent with the goals, policies, and actions of the
General Plan.
13. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the city.
14. The parcel is physically suitable (including absence of physical constraints, access,
compatibility with adjoining land uses, and provision of utilities) for the requested/anticipated project. THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval
of a General Plan Amendment to allow a portion of 1336 Parsons Avenue to change in
land use designation from Low-Density Residential (Less than Six Units per Gross Acre) to Professional Office as depicted Exhibit A (attached) subject to the following condition: Condition of Approval:
1. Lot Line Adjustment: This action shall be subject to, and executed in conjunction with, a Zoning Map Amendment and lot line adjustment serving to facilitate the transfer of the same portion of 1336 Parsons Avenue to be amended by this action to 1308 Parsons Avenue. Failure to record a lot line adjustment by December 31,
2022, shall render the General Amendment approved herein void.
PASSED AND ADOPTED this 8th day of March 2022, by the following roll call vote: AYES: Commissioners: NOES: Commissioners:
ABSENT: Commissioners: ABSTAIN: Commissioners:
Planning Commission Resolution No. Recommending Approval of a General Plan Amendment Page 4 of 4
APPROVED: Stuart Ching, Chair
ATTEST: Rob Eastwood, Secretary
Attachment A
Exhibit A Proposed General Plan Amendment
Attachment B
RESOLUTION NO. BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING THAT THE CITY COUNCIL
ADOPT AN ORDINANCE APPROVING A ZONING MAP AMENDMENT TO AMEND THE CAMPBELL ZONING MAP DESIGNATION FOR A PORTION OF 1336 PARSONS AVENUE FROM R-1-6 (SINGLE-FAMILY RESIDENTIAL) TO P-O (PROFESSIONAL OFFICE). FILE NO.: PLN-
2020-64
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 finds as follows with regard to the recommended approval of a
Zoning Map Amendment: Environmental Finding
1. The proposed project may be found Categorically Exempt under Section 15332 of the
California Environmental Quality Act (CEQA), pertaining to In-Fill Development Projects which are found consistent with all applicable general plan policies and zoning regulations, are under five acres in size, and substantially surrounded by urban uses, under Section 15301 pertaining to the operation and leasing, and minor alteration of an existing private
structure, and Section 15303 pertaining to the conversion of existing small structures from
one use to another where only minor modifications are made in the exterior of the structures and pertaining to the construction of new small facilities and structures. Evidentiary Findings
1. The proposed project includes a General Plan and Zoning Map Amendment to allow a portion of 1336 Parsons Avenue to change in land use designation from Low-Density Residential (Less than Six Units per Gross Acre) to Professional Office, and zoning designation from R-1-6 (Single-Family Residential) to P-O (Professional Office) in order to
facilitate the transfer of a portion of a commercial parking lot built on a residential property to an adjoining commercial property located at 1308 Parsons Avenue. The applicant is also requesting review and approval of a Conditional Use Permit with Site and Architectural Review to allow the conversion of a single-family residence to a commercial use and Parking Modification Permit to allow a reduction in the number of required parking
spaces for property located at 1308 Parsons Avenue. 2. The project site comprises two properties (1308 & 1336 Parsons Avenue) which are located on the east side of Parsons Avenue, south of Camden Avenue and north of Sharp Avenue. The properties abut single family residences to the south.
3. The project site has no value as habitat for endangered, rare, or threatened species (i.e., wetland), the project will not result in any significant effects related to traffic, noise, or air/water quality, and can be adequately served by all required utilities and public services.
Planning Commission Resolution No. Page 2 of 3 Recommending Approval of a Zoning Map Amendment 1336 Parsons Avenue
4. This action is for a Zoning Map Amendment to allow a portion of 1336 Parsons Avenue to change in zoning designation from R-1-6 (Single-Family Residential) to P-O (Professional
Office).
5. The Zoning Map Amendment is proposed in conjunction and concurrent with a proposed General Plan amendment for the project site.
6. The General Plan includes goals, policies and strategies that were reviewed to ensure the
proposed project would be consistent with the General Plan and serve to further, and not frustrate, its objectives including, but not limited to, the following policies and strategy:
Policy LUT-5.1: Neighborhood Integrity: Recognize that the City is composed of residential, industrial and
commercial neighborhoods, each with its own individual character; and allow change consistent with reinforcing positive neighborhood values, while protecting the integrity of the city’s neighborhoods.
Strategy LUT-5.6c: Physical Buffers: Provide landscaped buffers, sidewalks and equipment screening to provide a
visual and noise-abating buffer between uses.
Policy LUT-5.8: Non-Conforming Uses: Encourage non-conforming properties to redevelop as conforming
uses.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
Zoning Map Amendment Findings (CMC Sec. 21.60.070.B):
2. The proposed amendment is consistent with the goals, policies, and actions of the General Plan and all applicable development agreements, area plans, neighborhood plans, and
specific plan(s);
3. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the city; and
4. The parcel is physically suitable (including absence of physical constraints, access,
compatibility with adjoining land uses, and provision of utilities) for the requested zoning designation(s) and anticipated land uses/project.
Environmental Findings (CMC Sec. 21.38.050):
5. The project is Categorically Exempt under Section 15332 of the California Environmental
Quality Act (CEQA), pertaining to In-Fill Development Projects which are found consistent
with all applicable general plan policies and zoning regulations, are under five acres in size, and substantially surrounded by urban uses, under Section 15301 pertaining to the operation and leasing, and minor alteration of an existing private structure, and Section 15303 pertaining to the conversion of existing small structures from one use to another
where only minor modifications are made in the exterior of the structures and pertaining to
the construction of new small facilities and structures.
Planning Commission Resolution No. Page 3 of 3 Recommending Approval of a Zoning Map Amendment 1336 Parsons Avenue
6. There are no unusual circumstances that would prevent the project from qualifying as Categorically Exempt per Section 15300.2 of the CEQA Guidelines.
THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City Council adopt an ordinance approving a Zoning Map Amendment to amend the Campbell Zoning Map Designation for a portion of 1336 Parsons Avenue from R-1-6 (Single-Family Residential) to P-O (Professional Office) as depicted in Exhibit A (attached) subject to the
following condition of approval:
Condition of Approval: 1. Lot Line Adjustment: This action shall be subject to, and executed in conjunction with, a
General Plan Amendment and lot line adjustment serving to facilitate the transfer of the
same portion of 1336 Parsons Avenue to be amended by this action to 1308 Parsons Avenue. Failure to record a lot line adjustment by December 31, 2022, shall render the General Amendment approved herein void.
PASSED AND ADOPTED this 8th day of March 2022, by the following roll call vote:
AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners:
ABSTAIN: Commissioners:
APPROVED: Stuart Ching, Chair
ATTEST: Rob Eastwood, Secretary
Attachment C
RESOLUTION NO. BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING THAT THE CITY COUNCIL APPROVE A CONDITIONAL USE PERMIT WITH SITE AND ARCHITECTURAL REVIEW TO ALLOW FOR THE CONVERSION OF A SINGLE-FAMILY RESIDENCE INTO A COMMERCIAL USE (PROFESSIONAL OFFICE) AND A PARKING MODIFICATION
PERMIT TO ALLOW FOR A REDUCTION IN THE NUMBER OF REQUIRED PARKING SPACES FOR PROPERTY LOCATED AT 1308 PARSONS AVENUE. FILE NO. PLN-2020-64 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 finds as follows with regard to the recommended approval of a Conditional Use Permit with Site and Architectural Review and a Parking Modification Permit:
Environmental Finding 1. The project may be found Categorically Exempt under Section 15332 of the California Environmental Quality Act (CEQA), pertaining to In-Fill Development Projects which are found consistent with all applicable general plan policies and
zoning regulations, are under five acres in size, and substantially surrounded by urban uses, under Section 15301 pertaining to the operation and leasing, and minor alteration of an existing private structure, and Section 15303 pertaining to the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structures and pertaining to the
construction of new small facilities and structures. Evidentiary Findings
2. The proposed project includes a General Plan and Zoning Map Amendment to allow
a portion of 1336 Parsons Avenue to change in land use designation from Low-Density Residential (Less than Six Units per Gross Acre) to Professional Office, and zoning designation from R-1-6 (Single-Family Residential) to P-O (Professional Office) in order to facilitate the transfer of a portion of a commercial parking lot built on a residential property to an adjoining commercial property located at 1308
Parsons Avenue. The project also includes a Conditional Use Permit with Site and Architectural Review to allow the conversion of a single-family residence to a commercial use and Parking Modification Permit to allow a reduction in the number of required parking spaces for property located at 1308 Parsons Avenue.
3. The project site comprises two properties (1308 & 1336 Parsons Avenue) which are located on the east side of Parsons Avenue, south of Camden Avenue and north of Sharp Avenue. The properties abut single family residences to the south.
Planning Commission Resolution No. Page 2 of 4 Conditional Use Permit with Site and Architectural Review & Parking Modification 1308 Parsons Avenue | File No. PLN-2020-64
4. The project site has no value as habitat for endangered, rare, or threatened species (i.e., wetland), the project will not result in any significant effects related to traffic, noise, or air/water quality, and can be adequately served by all required utilities and public services.
5. This action is for a Conditional Use Permit with Site and Architectural Review to allow the conversion of a single-family residence to a commercial use and Parking Modification Permit to allow a reduction in the number of required parking spaces for property located at 1308 Parsons Avenue.
6. The General Plan land use designation for the property is Professional Office.
7. The project site is zoned P-O (Professional Office).
8. The property is approximately 11,058 square feet and will be approximately 12,973 square feet after an 1,844 sq. ft. transfer in lot area from 1336 Parsons Avenue.
9. The Conditional use Permit with Site and Architectural Review and Parking Modification Permit is subject to the recordation of the lot line adjustment facilitating the transfer of approximately 1,844 square feet of area from 1336 Parsons Avenue and shall apply to the property as established following the lot line adjustment.
10. The Planning Commission's review of the proposed project encompassed zoning
and General Plan land use conformance, noise, circulation, traffic, and parking.
11. The proposed use of the property is for a ‘professional office’ (converted residence to a commercial use).
12. No use of the property, except as allowed by the P-O (Professional Office) zoning designation, shall be permitted. Further, no use of the property permitted with a
conditional use permit shall be allowed without first obtaining a conditional use permit.
13. Pursuant to Section 21.28.040 (Table 3) of the Campbell Municipal Code (CMC), professional offices are required to provide 1 space per 225 square feet of floor area. For the 3,743 square-foot building a minimum of 17 parking spaces are required
where 15 parking spaces have been provided.
14. The Zoning Code implements the General Plan, which encourages the redevelopment of non-conforming properties as conforming uses (Policy LUT-5.8).
15. The General Plan includes goals, policies and strategies that were reviewed to ensure the proposed project would be consistent with the General Plan and serve to
further, and not frustrate, its objectives including, but not limited to, the following policies and strategy: Policy LUT-5.1: Neighborhood Integrity: Recognize that the City is composed of residential, industrial and commercial neighborhoods, each with its own individual character; and allow
Planning Commission Resolution No. Page 3 of 4 Conditional Use Permit with Site and Architectural Review & Parking Modification 1308 Parsons Avenue | File No. PLN-2020-64
change consistent with reinforcing positive neighborhood values, while protecting the integrity of the city’s neighborhoods.
Strategy LUT-5.6c: Physical Buffers: Provide landscaped buffers, sidewalks and equipment screening to provide a visual and noise-abating buffer between uses.
Policy LUT-5.8: Non-Conforming Uses: Encourage non-conforming properties to redevelop as conforming uses.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
Conditional Use Permit Findings (CMC Sec. 21.46.040):
16. 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;
17. The proposed use is consistent with the General Plan;
18. 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;
19. 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;
20. 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
21. 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)
22. The project will be consistent with the general plan;
23. The project will aid in the harmonious development of the immediate area; and
24. The project is consistent with applicable adopted design guidelines, development
agreement, overlay district, area plan, neighborhood plan, and specific plan(s).
Parking Modification Permit Findings (CMC Sec. 21.12.030.H.7)
25. Due to the unique nature and circumstances of the project, or special development features, the anticipated number of parking spaces necessary to serve the use or
Planning Commission Resolution No. Page 4 of 4 Conditional Use Permit with Site and Architectural Review & Parking Modification 1308 Parsons Avenue | File No. PLN-2020-64
structure is less than that required by the applicable off-street parking standard, and would be satisfied by the existing or proposed number of parking spaces, as supported by review of the applicant's documentation and/or a parking demand study prepared by a qualified transportation engineer accepted by the decision-making
body;
26. Conditions of approval have been incorporated into the project to ensure the long-term adequacy of the provided off-street parking;
27. Approval of the parking modification permit will further the purpose of the Parking and Loading Chapter;
Environmental Finding(s) (CMC Sec. 21.38.050):
28. The project is Categorically Exempt under Section 15332 of the California Environmental Quality Act (CEQA), pertaining to In-Fill Development Projects which are found consistent with all applicable general plan policies and zoning regulations, are under five acres in size, and substantially surrounded by urban uses, under
Section 15301 pertaining to the operation and leasing, and minor alteration of an
existing private structure, and Section 15303 pertaining to the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structures and pertaining to the construction of new small facilities and structures; and
29. There are no unusual circumstances that would prevent the project from qualifying as Categorically Exempt per Section 15300.2 of the CEQA Guidelines.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional Use Permit (PLN-2020-64) with Site and Architectural Review to allow for the conversion
of a single-family residence into a commercial use (Professional Office) and a Parking
Modification Permit to allow for a reduction in the number of required parking spaces for property located at 1308 Parsons Avenue, subject to the attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 8th day of March 2022, by the following roll call vote:
AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners:
ABSTAIN: Commissioners:
APPROVED: Stuart Ching, Chair
ATTEST:
Rob Eastwood, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL Conditional Use Permit with Site and Architectural Review & Parking Modification Permit (PLN-2020-64)
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 with Site and Architectural Review to allow for the conversion of a single-family residence into a commercial use (Professional Office) and a Parking Modification Permit to allow for a reduction in the number of required parking spaces for property located at 1308
Parsons Avenue on property located at 1308 Parsons Avenue. The project shall substantially conform to the Project Plans, included as Attachment E in the March 8, 2022, Planning Commission Staff Report, except as modified by the Conditions of Approval.
2. Plan Revisions: Prior to submittal of a building permit, the following revisions to the
project plans shall be made: a. Landscaping: Additional landscaping shall be added between parking spaces along the project frontage (i.e., spaces 1 to 7, and 8 & 9) and interior of the site (i.e., spaces 11 to 13).
b. Bicycle Rack: A minimum of one bicycle rack shall be added to the property.
Compliance with these requirements shall be to the satisfaction of the Director of Community Development.
3. Operational Standards: a. Allowed Use: No use of the property, except as allowed by the P-O (Professional Office) zoning designation, shall be permitted. Further, no use of the property permitted with a conditional use permit shall be allowed without first obtaining a
conditional use permit.
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 sessions, require additional
Conditions of Approval Conditional Use Permit with Site and Architectural Review and Parking Modification File No.: PLN-2020-64
Page 2 of 8
parking management strategies and/or return the project to the Planning Commission for review.
c. Smoking: "No Smoking" signs shall be posted on the premises in compliance with CMC 6.11.060.
d. Loitering: There shall be no loitering allowed outside the business. The business owner is responsible for monitoring the premises to prevent loitering.
e. Live Entertainment: No live entertainment is permitted as part of the Conditional Use Permit, including live music, disc jockey, karaoke, and dancing.
f. Noise: Music shall be played indoors and at a low level at all times. No music
shall be audible from outside the tenant space. Unreasonable levels of noise, sounds and/or voices, including but not limited to amplified sounds, loud speakers, sounds from audio sound systems, music, and/or public address system, generated by the establishment shall not be audible to a person of normal hearing capacity from any residential property.
4. Permit Expiration: The Conditional Use Permit with Site and Architectural Review and a Parking Modification Permit approved herein shall be valid for one year from the date of final approval. Within this one-year period, building permits must be submitted to the City of Campbell.
5. Indemnity: By exercise of this permit approval, the applicant shall indemnify and defend the City of Campbell, its officers, officials, employees, and agents from any and all actions, liabilities, losses, and torts, including attorney’s fees arising out of or connected unto any challenge to the decision of the City Council on this application.
6. Construction Hours/Fines/Stop Work Notice: Failure to comply with permitted working hours that result in verified complaints may result in the issuance of a Stop Work Notice issued to the project with cessation of work for a minimum of seven (7) days from the date of issuance and an administrative fine of up to $1,000.00.
7. Timely Completion: Once under construction it shall be the obligation of the property owner and contractor to demonstrate continued progress on the project. In the event the building permit expires, the City may impose fines or exercise administrative remedies to compel timely completion of work.
8. Plan Revisions: Upon prior approval by the Community Development Director, all Minor Modifications to the approved project plans shall be included in the construction drawings submitted for Building Permit. Any modifications to the Building plan set during construction shall require submittal of a Building Permit Revision and approval by the Building Official prior to Final Inspection.
9. Water Efficient Landscape Standards: This project is subject to the California Model Water Efficient Landscape Ordinance (MWELO). The building permit application
Conditions of Approval Conditional Use Permit with Site and Architectural Review and Parking Modification File No.: PLN-2020-64
Page 3 of 8
submittal shall demonstrate compliance with applicable MWELO and landscaping requirements. 10. Signage: No signage is approved as part of the development application approved
herein. All signage shall be installed and maintained consistent with the provision of the Sign Ordinance, Chapter 21.30 of the Campbell Municipal Code. 11. 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.
12. Outdoor Storage: No outdoor storage is permitted on the subject property (not including marked business vehicles which may be parked overnight). 13. Business License: A valid City of Campbell business license shall be maintained for any business operating on the property at all times.
14. Property Maintenance: All exterior areas shall be maintained free from graffiti, trash, rubbish, posters and stickers placed on the property.
15. Parking & Driveway Areas: All parking and driveway areas shall be striped and maintained in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. All parking and driveway areas shall be
regularly swept and cleaned to remove litter and debris.
16. Noise: Doors shall remain closed at all times the facility is in use. Regardless of decibel level, noise shall not obstruct the free use of neighboring uses so as to unreasonably interfere with the comfortable enjoyment of adjoining properties or tenant spaces.
17. Landscaping: All exterior landscaping, including trees, shall be maintained in good condition.
18. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director prior to installation of the lighting for compliance with all applicable Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features.
19. Perimeter Fencing/Walls: Fencing and walls surrounding the perimeter of the site shall be maintained in good condition.
Conditions of Approval Conditional Use Permit with Site and Architectural Review and Parking Modification File No.: PLN-2020-64
Page 4 of 8
20. Revocation of Permit: Non-compliance with these standards, or any other conditions of approval specified herein or any standards, codes, or ordinances of the City of Campbell or State of California shall be grounds for consideration of revocation by
the Planning Commission. In order to cover staff costs for a revocation hearing, the applicant shall be required to cover the time and materials for such action, not to exceed the cost of a Conditional Use Permit based on the fee schedule in effect at the time of the public hearing. In the event the Planning Commission finds that no wrongdoing has occurred, no payment shall be required.
BUILDING DIVISION 21. Permits Required: A building permit application shall be required. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
22. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit.
23. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be “wet stamped” and signed by the qualifying professional person.
24. Size Of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in.
25. Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. Elevation bench marks
shall be called out at all locations that are identified as “natural grade” and intended for use to determine the height of the proposed structure.
26. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall be blue-lined on the construction plans. Compliance with the Standards shall be demonstrated for conditioning of the building envelope and lighting of the building.
27. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with C.B.C Chapter 1, Section 106. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter.
28. Non-point Source Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24” X 36”) is available at the Building Division service counter.
Conditions of Approval Conditional Use Permit with Site and Architectural Review and Parking Modification File No.: PLN-2020-64
Page 5 of 8
29. Title 24 Accessibility – Commercial: On site general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to building entrances from parking facilities and public sidewalks.
30. Title 24 Accessibility – Commercial: This change in use shall require the space to comply fully with California Access requirements Chapt. 11B 2016 CBC.
31. Approvals Required: The project requires the following agency approval or consultation prior to issuance of the building permit:
• West Valley Sanitation District (378-2407)
• Santa Clara County Fire Department (378-4010)
32. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process. Service installations, changes and/or
relocations may require substantial scheduling time and can cause significant delays
in the approval process. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances.
33. Storm Water Requirements: Storm water run-off from impervious surface created by this permitted project shall be directed to vegetated areas on the project parcel. Storm water
shall not drain onto neighboring parcels.
FIRE DEPARTMENT 34. Limited Review: Review of this Developmental proposal is limited to acceptability of site
access, water supply and may include specific additional requirements as they pertain to fire
department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits.
35. Combustible Waste: Please note that combustible waste material shall be comply with 2019 California Fire Code. Further review is required prior to any proposed tenant improvement.
36. Limited Review: This review shall not be construed to be an approval of a violation of the
provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6] PUBLIC WORKS DEPARTMENT
Conditions of Approval Conditional Use Permit with Site and Architectural Review and Parking Modification File No.: PLN-2020-64
Page 6 of 8
The scope of this project triggers the requirement for Frontage Improvements as required by Campbell Municipal Code 11.24.040. The applicant will be required to apply for an Encroachment permit to construct frontage improvements as listed below. These Conditions of Approval are a supplement to the Planning plans
dated April 29, 2021 by W. Charles Perry & Associates. The plans are not approved for construction. Further plan checking by Public Works will be required post entitlement.
37. Construction Drawings: The applicant shall submit the following permit applications prior to, or concurrent with the main Building permit application:
a. Encroachment Permit for Street Improvement Plans: The frontage improvements for the project shall be shown on a separate street improvement plan as detailed here: https://www.campbellca.gov/187/Street-Improvements b. Lot Line Adjustment: The Lot Line Adjustment documents required for this project
shall be submitted for review by the City Surveyor as detailed here: https://www.campbellca.gov/DocumentCenter/View/432 38. Lot Line Adjustment: Prior to issuance of any grading or building permits for the site, the applicant shall fully complete a lot line adjustment process. The applicant shall
submit an application for approval by the City Engineer, pay the current application processing fees, process the application with City staff’s comments and fully complete the lot line adjustment.
39. 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.
40. Trash Capture: Install trash capture inserts (KriStar FloGard or approved equal) in all on-site storm drain catchbasins.
41. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits:
(Prior to recordation of the Lot Line Adjustment), the applicant shall execute a street
Conditions of Approval Conditional Use Permit with Site and Architectural Review and Parking Modification File No.: PLN-2020-64
Page 7 of 8
improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, 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. The plans
shall include the following, unless otherwise approved by the City Engineer:
a. Show location of all existing utilities within the new and existing public right of way.
b. Installation of City standard curb, gutter, 5 foot attached sidewalk and ADA compliant driveway approaches.
c. Installation of City standard ADA curb ramps at: 1) the southeast corner of
Camden Avenue and Parsons Avenue; and 2) the northeast corner of Sharp Avenue and Parsons Avenue.
d. Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell’s Street Lighting Policies.
e. Installation of traffic control, stripes and signs.
f. Construction of conforms to existing public and private improvements, as necessary.
g. Submit final plans in a digital format acceptable to the City.
42. Street Improvements Completed for Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City, and the design engineer shall submit as-built drawings to the City.
43. Maintenance of Landscaping: Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells in the public right of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to grow to a mature height.
44. Trash Enclosure Requirements:
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:
o Covered trash, food waste, and compactor enclosures.
Conditions of Approval Conditional Use Permit with Site and Architectural Review and Parking Modification File No.: PLN-2020-64
Page 8 of 8
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. One possible method is to provide a sanitary drain in the trash enclosure.
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.
47 This map is based on GIS Information and reflects the most current
information at the time of this printing. The map is intended for reference
purposes only and the City and its staff is not responsible for errors.
Location Map - 1308 & 1336 Parsons Avenue
564Campbell IT, GIS Services
94
1:WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet
940
Scale
T1TITLE SHEETW. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
PROJECT TEAM VICINITY MAPSHEET INDEX:PROJECT DATA
CODES USED
SITE PLAN
PROJECT SCOPE
ABBREVIATIONS
(E) SITE PLAN
NOTES
WASTE MANAGEMENT PLAN
A0(E) SITE PLAN(E) SITE PLAN
W. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
A0.1(E) LOT PLAN(E) LOT PLAN
W. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
A0.2LOT AREAS(N) LOT AREAS
W. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
A1PARKING PLAN(N) PARKING PLAN
W. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
C
A6
D
A6
B
A6
A
A6
A2ADA PLAN(N) ADA PLAN
W. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
A3FLOOR PLANSW. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
FIRST FLOOR PLAN SECOND FLOOR PLAN
A4EXTERIORELEVATIONSW. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
NORTH ELEVATION
EAST ELEVATION
A5EXTERIORELEVATIONSW. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
SOUTH ELEVATION
WEST ELEVATION
TRASH ENCLOSURE
A6ADA DETAILSW. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
AREA A DETAILS
VAN ACCESSIBLE PARKING
VAN ACCESSABLE SIGN
TOW YOUR CAR SIGN
AREA B DETAILS AREA C DETAILS AREA D DETAILS
(N) ADA RAMP PLAN VIEW
(N) ADA RAMP ELEVATION
ADA DOOR UPGRADE ADA DOOR CLEARANCE ADA RAIL'G
ADA THRESHOLD UPGRADE
MODIFICATIONS TO (E) STAIRCASE
EXTENSION TO (E) HAND RAIL
(N) STRIPES @ (E) TREADS
DIRECTIONAL SIGNS ON BLD'G
A7HOUSE ELEVATIONSW. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
WEST ELEVATION
NORTH ELEVATION
A8DETAILSW. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
DETAIL D-15
PRE-CAST CONCRETE WALL PHOTO
DETAIL D-18
CALTRANS STANDARD PLAN A88A
BP1BEST PRACTICESW. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
PH1PHOTOSW. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
NORTH ELEVATIONNORTH ELEVATION NORTH ELEVATION
EAST ELEVATIONWEST ELEVATION EAST ELEVATION
E1ELECTRICAL PLANSW. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
UPPER FLOOR LOWER FLOOR
RCREFLECTED CEILINGPLANSW. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
UPPER FLOOR LOWER FLOOR
P1PLUMBING PLANSW. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
UPPER FLOOR LOWER FLOOR
M1MECHANICAL PLANSW. CHARLES
REVISIONS
NO.DATE
CAMBELL, CA. 950081308 PARSONS AVE.LOT LINE ADJUSTMENTSAN MATEO, CA 94403
650-638-9546
PERRY &
ASSOCIATES
WM & MM
DATE:
DRAWN BY:
JOB#:
12-3-2018
231 W. 41ST AVE.
2/28/2019
DRAWINGS ARE
HALF SCALE
AND NOT FOR
CONSTRUCTION
WHEN SHOWN
ON 11X17 OR
NOT WET SIGNED
AND DATED
GINGER McCREA1
This drawing, as an instrument of service is and shall
remain the property of the Engineers and shall not be
reproduced, published or used in any way without the
permission of the Engineer.
PARSONS
2/28/20202
8/14/20203
11/29/20204
4/29/20215
10/21/20217
6/17/20216
UPPER FLOOR LOWER FLOOR
Ginger McCrea1308 & 1336 parsons AvenueCampbell CA. 95008CalGreen Mandatory 1308 & 1336 Parsons Avenue Construction Waste Management Plan (CWMP) Construction Waste Management Plan can be deferred submittal until such a time as a contractor is chosen Construction Waste Management (CWM) Plan C A L I F O R N I A M A N D A T O R YG R E E N M E A S U R E S Project: Priest & Nefstead Remodel 275 Burnett, Unit 9 San Francisco, CA 94131 Owner: _____________________________________________ Phone:_____________________ Project Manager / Contractor : ______________________________________________________ Phone:___________________ Cell: ____________________ email: _______________________ Waste Hauling Company: ______________________________ Phone:_____________________ Disposal Service Company: ____________________________ Phone:_____________________ Sub Contractor : __________________________________________________________________ Phone:___________________ Cell: ____________________ email: _______________________ Sub Contractor : __________________________________________________________________ Phone:___________________ Cell: ____________________ email: _______________________ Sub Contractor : __________________________________________________________________ Phone:___________________ Cell: ____________________ email: _______________________ SECTION 4.408 CONSTRUCTION WASTE REDUCTION, DISPOSAL AND RECYCLING Description Sheet Verified 4.408.1 Construction waste management. Recycle and/or salvage for reuse a minimum of 50 percent of the nonhazardous construction and demolition waste in accordance with either Section 4.408.2, 4.408.3 or 4.408.4, or meet a more stringent local construction and demolition waste management ordinance. Exceptions: 1. Excavated soil and land-clearing debris.2. Alternate waste reduction methods developed by working with local agencies if diversion orrecycle facilities capable of compliance with this item do not exist or are not located reasonably close to the jobsite. 3. The enforcing agency may make exceptions to the requirements of this section when isolatedjobsites are located in areas beyond the haul boundaries of the diversion facility. 4.408.2 Construction waste management plan. Submit a construction waste management plan in conformance with Items 1 through 5. The construction waste management plan shall be updated as necessary and shall be available during construction for examination by the enforcing agency. 1. Identify the construction and demolition waste materials to be diverted from disposal by recycling,reuse on the project or salvage for future use or sale. 2. Specify if construction and demolition waste materials will be sorted on-site (source-separated) orbulk mixed (single stream). 3. Identify diversion facilities where the construction and demolition waste material will be taken.4. Identify construction methods employed to reduce the amount of construction and demolitionwaste generated. 5. Specify that the amount of construction and demolition waste materials diverted shall becalculated by weight or volume, but not by both. 4.408.3 Waste management company. Utilize a waste management company, approved by the enforcing agency, which can provide verifiable documentation that the percentage of construction and demolition waste material diverted from the landfill complies with Section 4.408.1. Note: The owner or contractor may make the determination if the construction and demolition waste materials will be diverted by a waste management company. 4.408.4 Waste stream reduction alternative. Projects that generate a total combined weight of construction and demolition waste disposed of in landfills, which do not exceed four (4) lbs./sq. ft. of the building area shall meet the minimum 50 percent construction waste reduction requirement in Section 4.408.1. 4.408.4.1 Waste stream reduction alternative. [HR] Projects that generate a total combined weight of construction and demolition waste disposed of in landfills, which do not exceed two (2) pounds per square foot of the building area, shall meet the minimum 50-percent construction waste reduction requirement in Section 4.408.1. 4.408.5 Documentation. Documentation shall be provided to the enforcing agency which demonstrates compliance with Section 4.408.2, Items 1 through 5, Section 4.408.3 or Section 4.408.4. 4.410.1 Operation and maintenance manual. At the time of final inspection, a manual, compact disc, web-based reference or other media acceptable to the enforcing agency which includes all of the following shall be placed in the building: 1. Directions to the owner or occupant that the manual shall remain with the building throughout thelife cycle of the structure. 2. Operation and maintenance instructions for the following: a. Equipment and appliances, includingwater-saving devices and systems, HV AC systems, water-heating systems and other major appliances and equipment. b. Roof and yard drainage, including gutters and downspouts.c. Space conditioning systems, including condensers and air filters.d. Landscape irrigation systems.e. Water reuse systems.3. Information from local utility, water and waste recovery providers on methods to further reduceresource consumption, including recycle programs and locations. 4. Public transportation and/or carpool options available in the area.5. Educational material on the positive impacts of an interior relative humidity between 30-60 percentand what methods an occupant may use to maintain the relative humidity level in that range. 6. Information about water-conserving landscape and irrigation design and controllers whichconserve water. 7. Instructions for maintaining gutters and downspouts and the importance of diverting water at least5 feet away from the foundation. 8. Information on required routine maintenance measures, including, but not limited to, caulking,painting, grading around the building, etc. 9. Information about state solar energy and incentive programs available.10. A copy of all special inspection verifications required by the enforcing agency or this code.Deferred Submittal Division 4.1 - PLANNING AND DESIGN MEASURES SECTION 4.106 SITE DEVELOPMENT DescriptionSheet Verified 4.101.1 Scope. The provisions of this division outline planning, design and development methods that include environmentally responsible site selection, building design, building siting and development to protect, restore and enhance the environmental quality of the site and respect the integrity of adjacent properties. T1 4.106.1 General. Preservation and use of available natural resources shall be accomplished through evaluation and careful planning to minimize negative effects on the site and adjacent areas. Preservation of slopes, management of storm water drainage and erosion controls shall comply with this section. T1 4.106.2 Storm water drainage and retention during construction. Projects which disturb less than one acre of soil and are not part of a larger common plan of development which in total disturbs one acre or more, shall manage storm water drainage during construction. In order to manage storm water drainage during construction, one or more of the following measures shall be implemented to prevent flooding of adjacent property, prevent erosion and retain soil runoff on the site. 1. Retention basins of sufficient size shall be utilized to retain storm water on the site.2. Where storm water is conveyed to a public drainage system, collection point, gutter or similardisposal method, water shall be filtered by use of a barrier system, wattle or other method approved by the enforcing agency. 3. Compliance with a lawfully enacted storm water management ordinance. T1 4.106.3 Grading and paving. Construction plans shall indicate how the site grading or drainage system will manage all surface water flows to keep water from entering buildings. Examples of methods to manage surface water include, but are not limited to, the following: 1. Swales2. Water collection and disposal systems3. French drains4. Water retention gardens5. Other water measures which keep surface water away from buildings and aid in groundwaterrecharge. Exception: Additions and alterations not altering the drainage path. T1 SECTION 4.304 OUTDOOR WATER USE 4.304.1 Irrigation controllers. Automatic irrigation system controllers for landscaping provided by the builder and installed at the time of final inspection shall comply with the following: 1. Controllers shall be weather- or soil moisture-based controllers that automatically adjust irrigationin response to changes in plants' needs as weather conditions change. 2. Weather-based controllers without integral rain sensors or communication systems that account forlocal rainfall shall have a separate wired or wireless rain sensor which connects or communicates with the controller(s). Soil moisture-based controllers are not required to have rain sensor input. Note: More information regarding irrigation controller function and specifications is available from the Irrigation Association. T1 SECTION 4.406 ENHANCED DURABILITY AND REDUCED MAINTENANCE 4.406.1 Rodent proofing. Annular spaces around pipes, electric cables, conduits or other openings in sole / bottom plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or a similar method acceptable to the enforcing agency. T1 GB.1 GB.1 GB.1 GB.1 GB.1 GB.1 GB.1 Division 4.5 - ENVIRONMENTAL QUALITY SECTION 4.503 FIREPLACES Description Sheet Verified 4.503.1 General. Any installed gas fireplace shall be a direct-vent sealed-combustion type. Any installed woodstove or pellet stove shall comply with U.S. EPA Phase II emission limits where applicable. Woodstoves, pellet stoves and fireplaces shall also comply with applicable local ordinances. A1 SECTION 4.504 POLLUTANT CONTROL 4.504.1 Covering of duct openings and protection of mechanical equipment during construction. At the time of rough installation, during storage on the construction site and until final startup of the heating, cooling and ventilating equipment, all duct and other related air distribution component openings shall be covered with tape, plastic, sheetmetal or other methods acceptable to the enforcing agency to reduce the amount of water, dust and debris, which may enter the system. A1 4.504.2 Finish material pollutant control. Finish materials shall comply with this section. 4.504.2.1 Adhesives, sealants and caulks. Adhesives, sealants and caulks used on the project shall meet the requirements of the following standards unless more stringent local or regional air pollution or air quality management district rules apply: 1. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers, and caulks shallcomply with local or regional air pollution control or air quality management district rules where applicable or SCAQMD Rule 1168 VOC limits, as shown in Table 4.504.1 or 4.504.2, as applicable. Such products also shall comply with the Rule 1168 prohibition on the use of certain toxic compounds (chloroform, ethylene dichloride, methylene chloride, perchloroethylene and trichloroethylene), except for aerosol products, as specified in Subsection 2 below. 2. Aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulking compounds (in unitsof product, less packaging, which do not weigh more than 1 pound and do not consist of more than 16 fluid ounces) shall comply with statewide VOC standards and other requirements, including prohibitions on use of certain toxic compounds, of California Code of Regulations, Title 17, commencing with Section 94507. A1 4.504.2.2 Paints and coatings. Architectural paints and coatings shall comply with VOC limits in Table 1 of the ARB Architectural Suggested Control Measure, as shown in Table 4.504.3, unless more stringent local limits apply. The VOC content limit for coatings that do not meet the definitions for the specialty coatings categories listed in Table 4.504.3 shall be determined by classifying the coating as a Flat, Nonflat or Nonflat-high Gloss coating, based on its gloss, as defined in subsections 4.21, 4.36, and 4.3 7 of the 2007 California Air Resources Board, Suggested Control Measure, and the corresponding Flat, Nonflat or Nonflat-high Gloss VOC limit in Table 4.504.3 shall apply. A1 4.504.2.3 Aerosol paints and coatings. Aerosol paints and coatings shall meet the Product-weighted MIR Limits for ROC in Section 94522(a)(3) and other requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, in Sections 94522( c )(2) and (d)(2) of California Code of Regulations, Title 17, commencing with Section 94520; and in areas under the jurisdiction of the Bay Area Air Quality Management District additionally comply with the percent VOC by weight of product limits of Regulation 8, Rule 49. A1 Water Efficiency & Conservation Measures SECTION 4.303 INDOOR WATER USE Description Sheet Verified 4.301.1 Scope. The provisions of this chapter shall establish the means of conserving water used indoors, outdoors and in wastewater conveyance. A1 4.303.1.1 Water closets. The effective flush volume of all water closets shall not exceed 1.28 gallons per flush. Tank -type water closets shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Tank-type Toilets. Note: The effective flush volume of dual flush toilets is defined as the composite, average flush volume of two reduced flushes and one full flush. A1 4.303.1.2 Urinals. The effective flush volume of urinals shall not exceed 0.5 gallons per flush. 4.303.1.3.1 Single showerhead. Showerheads shall have a maximum flow rate of not more than 2.0 gallons per minute at 80 psi. Showerheads shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Showerheads. A1 4.303.1.3.2 Multiple showerheads serving one shower. When a shower is served by more than one showerhead, the combined flow rate of all showerheads and/or other shower outlets controlled by a single valve shall not exceed 2.0 gallons per minute at 80 psi, or the shower shall be designed to allow only one shower outlet to be in operation at a time. Note: A hand-held shower shall be considered a showerhead. A1 4.303.1.4.1 Residential lavatory faucets. The maximum flow rate of residential lavatory faucets shall not exceed 1.5 gallons per minute at 60 psi. The minimum flow rate of residential lavatory faucets shall not be less than 0.8 gallons per minute at 20 psi. A1 4.303.1.4.2 Lavatory faucets in common and public use areas. The maximum flow rate of lavatory faucets installed in common and public use areas (outside of dwellings or sleeping units) in residential buildings shall not exceed 0.5 gallons per minute at 60 psi. A1 4.303.1.4.3 Metering faucets. Metering faucets when installed in residential buildings shall not deliver more than 0.25 gallons per cycle. 4.303.1.4.4 Kitchen faucets. The maximum flow rate of kitchen faucets shall not exceed 1.8 gallons per minute at 60 psi. Kitchen faucets may temporarily increase the flow above the maximum rate, but not to exceed 2.2 gallons per minute at 60 psi, and must default to a maximum flow rate of 1.8 gallons per minute at 60 psi. Note: Where complying faucets are unavailable, aerators or other means may be used to achieve reduction. A1 4.303.2 Standards for plumbing fixtures and fittings. Plumbing fixtures and fittings shall be installed in accordance with the California Plumbing Code, and shall meet the applicable standards referenced in Table 1401.1 of the California Plumbing Code. A1 A1 Division 4.5 - Environmental Quality Description Sheet Verified 4.504.2.4 Verification. Verification of compliance with this section shall be provided at the request of the enforcing agency. Documentation may include, but is not limited to, the following: 1. Manufacturer's product specification.2. Field verification of on-site product containers. A1 4.504.3 Carpet systems. All carpet installed in the building interior shall meet the testing and product requirements of one of the following: 1. Carpet and Rug Institute's Green Label Plus Program.2. California Department of Public Health, "Standard Method for the Testing and Evaluation ofVolatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers," Version 1.1, February 2010 (also known as Specification 01350.) 3. NSF/ANSI 140 at the Gold level.4. Scientific Certifications Systems Indoor Advantage™ Gold.4.504.3.1 Carpet cushion. All carpet cushion installed in the building interior shall meet the requirements of the Carpet and Rug Institute's Green Label program. 4.504.3.2 Carpet adhesive. All carpet adhesive shall meet the requirements of Table 4.504.1. A1 4.504.4 Resilient flooring systems. Where resilient flooring is I I installed, at least 80 percent of floor area receiving resilient flooring shall comply with one or more of the following: 1. VOC emission limits defined in the Collaborative for High Performance Schools (CHPS) HighPerformance Products Database. 2. Products compliant with CHPS criteria certified under the Greenguard Children & Schoolsprogram. 3. Certification under the Resilient Floor Covering Institute (RFCI) FloorScore program.4. Meet the Califomia Department of Public Health, "Standard Method for the Testing and Evaluationof Volatile Organic Chemical Emissions from Indoor Sources U sing Environmental Chambers," Version 1.1, February 2010 (also known as Specification 01350). A1 4.504.5 Composite wood products. Hardwood plywood, particleboard and medium density fiberboard composite wood products used on the interior or exterior of the building shah meet the requirements for formaldehyde as specified in ARB's Air Toxics Control Measure for Composite Wood (17 CCR 93120 et seq.), by or before the dates specified in those sections, in 4.504.5. A1 4.504.5.1 Documentation. Verification of compliance with this section shall be provided as requested by the enforcing agency. Documentation shall include at least one of the following: 1. Product certifications and specifications.2. Chain of custody certifications.3. Product labeled and invoiced as meeting the Composite Wood Products regulation (see CCR, Title17, Section 93120, et seq.). 4. Exterior grade products marked as meeting the PS-1 or PS-2 standards of the Engineered WoodAssociation, the Australian ASINZS 2269 or European 636 3S standards. 5. Other methods acceptable to the enforcing agencyA1 TABLE 4.504.1 ADHESIVE VOC LIMIT1,2 Less Water and Less Exempt Compounds in Grams per Liter1. If an adhesive is used to bond dissimilar substrates together, the adhesive with the highest VOC content shall be allowed.2. For additional information regarding methods to measure the VOC content specified in this table, see South Coast Air Quality Management District Rule1168. ARCHITECTURAL APPLICATIONS CURRENT VOC LIMIT Indoor carpet adhesives 50 Carpet pad adhesives 50 Outdoor carpet adhesives 150 Wood flooring adhesive 100 Rubber floor adhesives 60 Subfloor adhesives 50 Ceramic tile adhesives 65 VCT and asphalt tile adhesives 50 Drywall and panel adhesives 50 Cove base adhesives 50 Multipurpose construction adhesives 70 Structural glazing adhesives 100 Single-ply roof membrane adhesives 250 Other adhesives not specifically listed 50 SPECIALTY APPLICATIONS PVC welding 510 CPVC welding 490 ABS welding 325 Plastic cement welding 250 Adhesive primer for plastic 550 Contact adhesive 80 Special purpose contact adhesive 250 Structural wood member adhesive 140 Top and trim adhesive 250 SUBSTRATE SPECIFIC APPLICATIONS Metal to metal 30 Plastic foams 50 Porous material (except wood) 50 Wood 30 Fiberglass 80 A1 1. Grams of VOC per liter of coating, including water and including exempt compounds. 2. The specified limits remain in effect unless revised limits are listed in subsequent columns in the table. 3. Values in this table are derived from those specified by the California Air Resources Board, Architectural Coatings Suggested Control Measure, February 1, 2008. More information is available from the Air Resources Board. COATING CATEGORY EFFECTIVE 1/1/2012 Flat coatings 50 Nonflat coatings 100 Nonflat-high gloss coatings 150 Aluminum roof coatings 400 Basement specialty coatings 400 Bituminous roof coatings 50 Bituminous roof primers 350 Bond breakers 350 Concrete curing compounds 350 Concrete/masonry sealers 100 Driveway sealers 50 Dry fog coatings 150 Faux finishing coatings 350 Fire resistive coatings 350 Floor coatings 100 Form-release compounds 250 Graphic arts coatings (sign paints) 500 High temperature coatings 420 Industrial maintenance coatings 250 Low solids coatings1 120 Magnesite cement coatings 450 Mastic texture coatings 100 Metallic pigmented coatings 500 Multicolor coatings 250 Pretreatment wash primers 420 Primers, sealers, and undercoaters 100 Reactive penetrating sealers 350 Recycled coatings 250 Roof coatings 50 Rust preventative coatings 250 Clear Shellacs 730 Opaque Shellacs 550 Specialty primers, sealers and undercoaters 100 Stains 250 Stone consolidants 450 Swimming pool coatings 340 Traffic marking coatings 100 Tub and tile refinish coatings 420 Waterproofing membranes 250 Wood coatings 275 Wood preservatives 350 Zinc-rich primers 340 TABLE 4.504.3VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS2, 3 Grams of VOC per Liter of Coating, Less Water and Less Exempt Compounds Building Permit #: ________________ Square Footage: _________________Title 24 Part 11 CalGreen Code 2/23/2016 Responsible Designer’s Declaration Statement I hereby certify that this project has been designed to meet the requirements of the 2013 California Green Building Standards Code. Contractor Declaration Statement I hereby certify, as the builder or installer under the permit listed herein, that this project will be constructed to meet the requirements of the California Green Building Standards Code. Name: Name: Signature: Signature: Date: Date: Company: License: Address: Address: City: State: Zip: City: State: Zip: W. Charles Perry W. Charles Perry & Associates 231 W. 41st Ave San Mateo California 94403 X X X X X TABLE 4.504.2 SEALANT VOC LIMIT Less Water and Less Exempt Compounds in Grams per Liter SEALANTS CURRENT VOC LIMIT Architectural 250Marine deck 760 Nonmembrane roof 300 Roadway 250 Single-ply roof membrane 450 Other 420 SEALANT PRIMERS Architectural Nonporous 250 Porous 775 Modified bituminous 500 Marine deck 760 Other 750 1756 sf INSTALLER AND SPECIAL INSPECTOR QUALIFICATIONS SECTION 702 QUALIFICATIONS Sheet Verified 702.1 Installer training. HVAC system installers shall be trained and certified in the proper installation of HVAC systems including ducts and equipment by a nationally or regionally recognized training or certification program. Uncertified persons may perform HVAC installations when under the direct supervision and responsibility of a person trained and certified to install HVAC systems or contractor licensed to install HVAC systems. Examples of acceptable HVAC training and certification programs include but are not limited to the following: 1. State certified apprenticeship programs. 2. Public utility training programs. 3. Training programs sponsored by trade, labor or statewide energy consulting or verification organizations. 4. Programs sponsored by manufacturing organizations. 5. Other programs acceptable to the enforcing agency. 702.2 Special inspection. [HCD] When required by the enforcing agency, the owner or the responsible entity acting as the owner’s agent shall employ one or more special inspectors to provide inspection or other duties necessary to substantiate compliance with this code. Special inspectors shall demonstrate competence to the satisfaction of the enforcing agency for the particular type of inspection or task to be performed. In addition to other certifications or qualifications acceptable to the enforcing agency, the following certifications or education may be considered by the enforcing agency when evaluating the qualifications of a special inspector: 1. Certification by a national or regional green building program or standard publisher. 2. Certification by a statewide energy consulting or verification organization, such as HERS raters, BPI, and home energy auditors. 3. Successful completion of a third party apprentice training program in the appropriate trade. 4. Other programs acceptable to the enforcing agency. Notes: 1. Special inspectors shall be independent entities with no financial interest in the materials or the project they are inspecting for compliance with this code. 2. HERS raters are special inspectors certified by the California Energy Commission (CEC) to rate homes in California according to the Home Energy Rating System (HERS). [BSC] When required by the enforcing agency, the owner or the responsible entity acting as the owner’s agent shall employ one or more special inspectors to provide inspection or other duties necessary to substantiate compliance with this code. Special inspectors shall demonstrate competence to the satisfaction of the enforcing agency for the particular type of inspection or task to be performed. In addition, the special inspector shall have a certification from a recognized state, national or international association, as determined by the local agency. The area of certification shall be closely related to the primary job function, as determined by the local agency. Note: Special inspectors shall be independent entities with no financial interest in the materials or the project they are inspecting for compliance with this code. 703.1 Documentation used to show compliance with this code shall include but is not limited to, construction documents, plans, specifications, builder or installer certification, inspection reports, or other methods acceptable to the enforcing agency which demonstrate substantial conformance. When specific documentation or special inspection is necessary to verify compliance, that method of compliance will be specified in the appropriate section or identified in the application checklist. A1 Structural Measures SECTION 4.505 INTERIOR MOISTURE CONTROL Description Sheet Verified 4.505.1 General. Buildings shall meet or exceed the provisions of the California Building Standards Code. A7, 4.505.2 Concrete slab foundations. Concrete slab foundations required to have a vapor retarder by the California Building Code, Chapter 19 or concrete slab-on-ground floors required to have a vapor retarder by the California Residential Code, Chapter 5, shall also comply with this section. A7 4.505.2.1 Capillary break. A capillary break shall be installed in compliance with at least one of the following: 1. A 4-inch-thick (101.6 mm) base of l/2 inch (12.7 mm) or larger clean aggregate shallbe provided with a vapor retarder in direct contact with concrete and a concrete mix design, which will address bleeding, shrinkage, and curling, shall be used. For additional information, see American Concrete Institute, ACI 302.2R-06. 2. Other equivalent methods approved by the enforcing agency.3. A slab design specified by a licensed design professional.A7 4.505.3 Moisture content of building materials. Building materials with visible signs of water damage shall not be installed. Wall and floor framing shall not be enclosed when the framing members exceed 19-percent moisture content. Moisture content shall be verified in compliance with the following: 1. Moisture content shall be determined with either a probe-type or contact-typemoisture meter. Equivalent moisture verification methods may be approved by the enforcing agency and shall satisfy requirements found in Section 101.8 of this code. 2. Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) fromthe grade stamped end of each piece to be verified. 3. At least three random moisture readings shall be performed on wall and floor framingwith documentation acceptable to the enforcing agency provided at the time of approval to enclose the wall and floor framing. Insulation products which are visibly wet or have a high moisture content shall be replaced or allowed to dry prior to enclosure in wall or floor cavities. Wet -applied insulation products shall follow the manufacturers' drying recommendations prior to enclosure. A7 4.505 INTERIOR MOISTURE CONTROL SECTION 4.506 INDOOR AIR QUALITY AND EXHAUST 4.506.1 Bathroom exhaust fans. Each bathroom shall be mechanically ventilated and shall comply with the following: 1. Fans shall be ENERGY STAR compliant ducted to terminate outside the building.2. Unless functioning as a component of a whole house ventilation system, fans mustbe controlled by a humidity control. a. Humidity controls shall be capable of adjustment between a relative humidity rangeof:C:; 50 percent to a maximum of 80 percent. A humidity control may utilize manual or automatic means of adjustment. b. A humidity control may be a separate component to the exhaust fan and is notrequired to be integral (i.e., built-in). E1 1. For the purposes of this section, a bathroom is a room which contains a bathtub,shower, or tub/shower combination. 2. Lighting integral to bathroom exhaust fans shall comply with the California EnergyCode. E1 SECTION 4.507 ENVIRONMENTAL COMFORT 4.507.2 Heating and air-conditioning system design. Heating and air-conditioning systems shall be sized, designed and have their equipment selected using the following methods: A1 1. The heat loss and heat gain is established according to ANSI / ACCA 2 Manual J-2004 (Residential Load Calculation), ASHRAE handbooks or other equivalent design software or methods. 2. Duct systems are sized according to ANSI / ACCA 1 Manual D-2009 (ResidentialDuct Systems), ASHRAE handbooks or other equivalent design software or methods. 3. Select heating and cooling equipment according to ANSI / ACCA 3 Manual S-2004(Residential Equipment Selection) or other equivalent design software or methods. Exception: Use of alternate design temperatures necessary to ensure the systems function are acceptable. A1 4.106.4. Electric vehicle (EV) charging New construction shall comply with Sections 4.106.4.1 and 4.106.4.2 to facilitate future installation and use of EV chargers. Electric vehicle supply equipment (EVSE) shall be installed in accordance with the California Electrical Code, Article 625. Exceptions: On a case-by-case basis, where the local enforcing agency has determined EV charging and infrastructure are not feasible based upon one or more of the following conditions: 1. Where there is no commercial power supply.2. Where there is evidence substantiating that meeting the requirements will alter thelocal utility infrastructure design requirements on the utility side of the meter so as to increase the utility side cost to the homeowner or the developer by more than $400.00 per dwelling unit. A1 4.106.4.1 New one- and two-family dwellings and townhouses with attached private garages. For each dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit. The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The raceway shall originate at the main service or subpanel and shall terminate into a listed cabinet, box or other enclosure in close proximity to the proposed location of an EV charger. Raceways are required to be continuous at enclosed, inaccessible or concealed areas and spaces. The service panel and/or subpanel shall provide capacity to install a 40-ampere minimum dedicated branch circuit and space(s) reserved to permit installation of a branch circuit over current protective device. 4.106.4.1.1 Identification. The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging as “EV CAPABLE”. The raceway termination location shall be permanently and visibly marked as “EV CAPABLE”. A1 4.106.4.2 New multifamily dwellings. Where 17 or more multifamily dwelling units are constructed on a building site, 3 percent of the total number of parking spaces provided for all types of parking facilities, but in no case less than one, shall be electric vehicle charging stations (EVCS) capable of supporting future EVSE and shall be identified on construction documents. Calculations for the number of EVCS shall be rounded up to the nearest whole number. Note: Construction documents are intended to demonstrate the project’s capability and capacity for facilitating future EV charging. There is no requirement for EVCS to be constructed or available until EV chargers are installed for use. A1 4.106.4.2.1 Electric vehicle charging station (EVCS) locations. Construction documents shall indicate the location of proposed EVCS. At least one EVCS shall be located in common use areas and available for use by all residents. When EV chargers are installed, EVCS required by Section 4.106.2.2, Item 3, shall comply with at least one of the following options: 1. The EVCS shall be located adjacent to an accessible parking space meeting therequirements of the California Building Code, Chapter 11A, to allow use of the EV charger from the accessible parking space. 2. The EVCS shall be located on an accessible route, as defined in the CaliforniaBuilding Code, Chapter 2, to the building. A1 4.106.4.2.2 Electric vehicle charging station (EVCS) dimensions and slope. The EVCS shall be designed to comply with the following: 1. The minimum length of each EVCS shall be 18 feet (5486 mm).2. The minimum width of each EVCS shall be 9 feet (2743 mm).3. One in every 25 EVCS, but not less than one EVCS, shall also have an 8-foot (2438mm) wide minimum aisle. A 5-foot (1524 mm) wide minimum aisle shall be permitted provided the minimum width of the EVCS is 12 feet (3658 mm). a. Surface slope for this EVCS and the aisle shall not exceed 1 unit vertical in 48 unitshorizontal (2.083 percent slope) in any direction. A1 4.106.4.2.3 Single EVCS required. Install a listed raceway capable of accommodating a 208/240-volt dedicated branch circuit. The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The raceway shall originate at the main service or subpanel and shall terminate into a listed cabinet, box or enclosure in close proximity to the proposed location of the EVCS. Construction documents shall identify the raceway termination point. The service panel and/or subpanel shall provide capacity to install a 40-ampere minimum dedicated branch circuit and space(s) reserved to permit installation of a branch circuit overcurrent protective device. A1 4.106.4.2.4 Multiple EVCS required. have sufficient capacity to simultaneously charge all EVs at all required EVCS at the full rated amperage of the EVSE. Plan design shall be based upon a 40-ampere minimum branch circuit. Raceways and related components that are planned to be installed underground, enclosed, inaccessible or in concealed areas and spaces shall be installed at the time of original construction. A1 4.106.4.2.5 Identification. The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging purposes as “EV CAPABLE” in accordance with the California Electrical Code. A1 TABLE 4.504.5 FORMALDEHYDE LIMITS1 Maximum Formaldehyde Emissions in Parts per Million 1. Values in this table are derived from those specified by the California Air Resources Board, Air Toxics Control Measure for Composite Wood as tested inaccordance with ASTM E 1333-96(2002). For additional information, see California Code of Regulations, Title 17, Sections 93120 through 93120.12. 2. Thin medium density fiberboard has a maximum thickness of 8 millimeters.PRODUCTCURRENT LIMITHardwood plywood veneer core 0.05 Hardwood plywood composite core 0.08 Particleboard 0.09 Medium density fiberboard 0.11 Thin medium density fiberboard2 0.21
To: Site and Architectural Review Committee Date: February 8, 2022
From: Stephen Rose, Associate Planner
Via: Rob Eastwood, Community Development Director
Subject: General Plan Amendment, Zoning Map Amendment, Conditional Use Permit
with Site and Architectural Review, and Parking Modification Permit
File No.: PLN-2020-64 ~ 1308 & 1336 Parsons Avenue
PROPOSAL
The applicant’s request is for a General Plan and Zoning Map Amendment to allow a portion of 1336 Parsons Avenue to change in land use designation from Low-Density Residential (Less than Six Units per Gross Acre) to Professional Office, and zoning designation from R-1-6
(Single-Family Residential) to P-O (Professional
Office) in order to facilitate the transfer1 of a portion of a commercial parking lot built on a residential property to an adjoining commercial property located at 1308 Parsons Avenue. The
applicant is also requesting review and approval of
a Conditional Use Permit with Site and Architectural Review to allow the conversion of a single-family residence to a commercial use and Parking Modification Permit to allow a reduction
in the number of required parking spaces for
property located at 1308 Parsons Avenue. PROJECT SITE
The project site comprises two properties (1308 & 1336 Parsons Avenue2) which are located on
the east side of Parsons Avenue, south of Camden Avenue and north of Sharp Avenue. The
properties abut single family residences to the south. PROJECT DATA
1308 Parsons Avenue (Commercial Property)
Zoning Designation: P-O (Professional Office)
General Plan Designation: Professional Office
Existing Net Lot Area: 11,058.8 sq. ft.
1 The transfer would require a lot line adjustment. 2 1308 Parsons Avenue is also addressed as 1403 and 1405 Camden Avenue.
MEMORANDUM
Community Development Department
Planning Division
SARC Memorandum – February 8, 2022 Page 2 of 6 PLN-2020-64 ~ 1308 & 1336 Parsons Avenue
Proposed Net Lot Area: 12,972.8 sq. ft. (after 1,884 sq. ft. transfer from 1336 Parsons) Development Standards: Proposed Development Standard
Building Height: 21 feet, 8 inches 35 feet Floor Area Ratio (FAR): .28 (3,743.2 sq. ft.) .40 maximum Building (Lot) Coverage: 20% (2,527.9 sq. ft.) N/A Setbacks: Proposed Development Standard
Front (North) 13 feet, 7 inches3 15 feet Rear (South): 36 feet 10 feet (> of 5-feet or ½ wall ht.) Interior Side (East): 32 feet 10 feet (> of 5-feet or ½ wall ht.) Street Side (West): 20 feet 15 feet
Parking Requirements: Proposed Parking Requirement
Parking: 15 spaces (1 ADA) 17 spaces
1336 Parsons Avenue (Residential Property / For Reference Only)
Zoning Designation: R-1-6 (Single-Family Residential)
General Plan Designation: Low-Density Residential (<6 units per gross acre)
Existing Net Lot Area: 8,169 sq. ft.
Proposed Net Lot Area: 6,275 sq. ft. (after 1,884 sq. ft. transfer) / 6,000 sq. ft. minimum Development Standards: Proposed/Existing Development Standard
Building Height: 15 feet 35 feet / 2 ½ stories max. Floor Area Ratio (FAR): .22 (1,376 sq. ft.) .45 maximum Building (Lot) Coverage: 22% (1,376 sq. ft.) N/A
Setbacks: Proposed/Existing Development Standard
Front (West) / Garage 29 feet, 4 inches 20-feet (residence) / 25-feet (garage) Rear (East): 11 feet 5 feet (> of 5-feet or ½ wall ht.) Interior Side (North): 7 feet 6 feet (> of 5-feet or ½ wall ht.) Street Side (West): 20 feet 15 feet
Parking Requirements: Proposed/Existing Parking Requirement
Parking: 2 covered spaces 2 spaces (1 covered)
Background: On February 18, 2017, the Campbell Building Department received an application
(BLD-2017-190) for an addition and remodel of an existing single-family residence located at
1336 Parsons Avenue. As part of the plan check process, it was discovered that the commercial
3 The front setback of the existing building does not comply with the 15-foot setback required by the Professional Office (P-O) zoning district but would not change or intensify because of the subject permit.
SARC Memorandum – February 8, 2022 Page 3 of 6 PLN-2020-64 ~ 1308 & 1336 Parsons Avenue
parking lot serving 1308 Parsons Avenue (abutting property to the north) extended beyond the property line and the residential property. Essentially, a portion of the commercial parking lot was constructed on the residential property.
A review of permit records revealed that the parking lot was approved for 1308 Parsons Avenue on March 30, 1984, by Planning Commission Resolution No. 22614 and overhangs 1336 Parsons Avenue as a result of the applicant’s plans showing an incorrect property line. As the properties were owned in common, the error went unnoticed by the City for several decades until the owner
of 1336 Parsons Avenue attempted to improve their property. On August 21, 2018, the City Council authorized the initiation of a General Plan Amendment application to facilitate the requested change in land use designation to Professional Office5. While the applicant subsequently applied and received authorization for a General Plan
Amendment to change in land use designation of 1308 and a portion of 1336 Parsons Avenue to Neighborhood Commercial, the applicant has abandoned those plans in favor of pursuing the original authorization. Site & Architectural Review (1308 Parsons Avenue): Site and Architectural review of the project
is required facilitate the conversion of the existing single-family residence located at 1308 Parsons Avenue to a professional office use6. While the code provides limited guidance as to what extent a converted structure/site should be brought into conformance with current standards, it is recommended that the Site and Architectural Review Committee review the considerations in review of applications and consider how the project would comply with each of
the required findings for approval. To aid in the review of each finding (provided in italics), staff comments on how the project may be found are provided in plain text below. 1. The project will be consistent with the general plan;
The existing single-family residence is non-conforming with the existing Professional Office (P-O) General Plan land use designation. The applicant’s proposal would serve convert the residence to professional office which will bring the non-conforming structure into compliance with the general plan and therefore, would be consistent with
the land use designation.
The following serves to summarize specific policies, strategies, and other policy language from the General Plan to take into consideration for the redevelopment of the subject property:
Policy LUT-5.1: Neighborhood Integrity: Recognize that the City is composed of residential, industrial and commercial neighborhoods, each with its own individual character;
4 Planning Commission Res. 2261 separately required the owner to demonstrate 1308 Parsons Avenue was legally converted from a residence to commercial use. As no responsive records exist; a conditional use permit is required.
5 The Council’s authorization to proceed does not guarantee that the amendments will be approved, only that the request warrants further review and analysis as part of a formal application.
6 While project data has been provided for 1336 Parsons Avenue, this is provided for reference only to demonstrate the site will be code compliant after the transfer of 1,884 square feet to 1308 Parsons Avenue.
SARC Memorandum – February 8, 2022 Page 4 of 6 PLN-2020-64 ~ 1308 & 1336 Parsons Avenue
and allow change consistent with reinforcing positive neighborhood values, while protecting the integrity of the city’s neighborhoods.
Strategy LUT-5.3b: Minimal Setbacks: Design commercial and office buildings city-wide to have minimal setbacks from the sidewalk except to allow for pedestrian oriented features such as plazas, recessed entryways, and wider sidewalks for outdoor cafes. Discourage parking areas between the public right-of-way and the front façade of the building.
Strategy LUT-5.6c: Physical Buffers: Provide landscaped buffers, sidewalks and equipment screening to provide a visual and noise-abating buffer between uses.
Policy LUT-5.8: Non-Conforming Uses: Encourage non-conforming properties to redevelop as conforming uses.
In consideration of the aforementioned policies and strategies, dedicated discussions on site
layout and design have been provided for review and consideration.
2. The project will aid in the harmonious development of the immediate area; and
The applicant’s proposal will bring a non-conforming use into conformance with the General Plan, and result in added safety improvements onsite (i.e., accessibility improvements) and benefits to the public right of way (the project will add a new sidewalk on Parsons Avenue).
3. The project is consistent with applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s). The subject property is not subject to adopted design guidelines, a development
agreement, overlay district, area plan, neighborhood plan or specific plan and therefore, the project would not conflict with such documents. The applicant’s proposal is instead subject to review and approval of a Site and Architectural Review permit which serves to facilitate a review of the applicant’s proposal for compatibility with the intended use and
surrounding neighborhood. To assist with a review of key considerations of the project,
an analysis of the ‘Site Layout’, ‘Parking’, and ‘Landscaping’ has been provided by staff below. Site Layout: The existing building is located over 29-feet back from Camden Avenue and
separated by a surface level parking lot, where Strategy LUT-5.3b discourages both approaches
in the design of new office buildings. However, as the applicant is proposing to convert an existing residential building, which is encouraged by the General Plan (see Policy LUT-5.8), the project should only be required to comply with applicable policy to the extent feasible. In consideration of the applicant’s proposal, it should be noted that pedestrian access to the site
would be improved by adding a new accessible path of travel to Camden Avenue.
In consideration of motor vehicle circulation, the project site is served by a single driveway on Parsons Avenue which provides one-way traffic onsite in a clockwise direction. As this arrangement results in a conflict at the project entrance, where vehicles exiting the property
momentarily cross traffic with vehicles entering the property, the SARC should consider whether
SARC Memorandum – February 8, 2022 Page 5 of 6 PLN-2020-64 ~ 1308 & 1336 Parsons Avenue
the site would be better served by a counterclockwise circulation pattern. If the circulation pattern were changed, several parking spaces (#11 to 15) would need to be relocated to fall along the south property line to provide improved access and therefore require an alternative site
design to be prepared to review the impact of such changes. If the SARC believes an alternative site layout should be explored, the item may either be continued for review, or presented to the Planning Commission for discussion.
Parking: Pursuant to Section 21.28.040 (Table 3) of the Campbell Municipal Code (CMC), professional offices are required to provide 1 space per 225 square feet of floor area. For the 3,743 square-foot building a minimum of 17 parking spaces is required where 15 parking spaces have been provided.
In consideration of the request, the SARC may wish to advise if any changes to the site layout or design should be considered to accommodate additional onsite parking spaces and/or if it would be appropriate to impose any conditions of approval on the project to ensure that required findings to support a parking modification may be established (i.e., limiting total number of workers in the building at any one time).
Landscaping: Pursuant to Section 21.26.020.A., all developments with the P-O zoning district are required to landscape a minimum of 12 percent of the net lot area and provide a 10-foot-wide continuous landscape area along the public street frontages. While the project falls short of satisfying both requirements, the Planning Commission has the authority to adjust the
landscaping requirements when it determines there are unique or special circumstances that warrant an adjustment. In consideration of the project, the SARC may seek to advise the Planning Commission as to whether the conversion of a residential structure to professional office use is such a unique or special circumstance, and/or advise on changes to the site to add
additional landscaping to the extent feasible. In consideration of the standard, the SARC may
recommend requiring additional landscaping between parking spaces along the project frontage (i.e., Parking Spaces 1 to 7, and 8 & 9) or interior to the site (i.e., spaces 11 to 13). Fencing: The rear fence serves to buffer and screen an office use from a residential property.
Pursuant to CMC 21.18.120 (Screening and buffering) fences and walls between different zoning
districts (i.e., P-O & R-1-6) should consist of an “opaque screen consisting of plant material and a solid wall or wooden fence, not less than six feet in height” where the applicant has proposed a new 6-foot tall concrete precast wall. The SARC should consider if landscaping in addition to this wall, or on this wall such as a creeping vine, should also be considered and required for the
project.
Public Improvements: The project requires frontage improvements per Campbell Municipal Code Section 11.24.040 and will result in a new sidewalk on Parsons Avenue.
Public Comments: No public comments specific to the subject proposal were received as of the
writing of this memo.
SARC Memorandum – February 8, 2022 Page 6 of 6 PLN-2020-64 ~ 1308 & 1336 Parsons Avenue
SUMMARY
The SARC should discuss the project's proposed site layout, architecture, materials, and landscaping. If the SARC believes that the applicant has adequately addressed any concerns the
Committee may have, it may recommend approval to the Planning Commission as proposed, or subject to specific revisions. The following discussion points have been raised to facilitate discussion and review of the project:
o Site Layout: Should any changes to the site layout be considered to accommodate
additional onsite parking spaces or to address issues with circulation?
o Landscaping: Are there any areas onsite where additional landscaping should be
added (e.g., between parking stalls, or on the pre-cast concrete wall along the
southerly property line)?
Attachments: A. Location Map
B. Project Plans
City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008
MEMORANDUM To: Members of the Planning Commission Date: March 8, 2022 From: Rob Eastwood, Community Development Director
Subject: Report of the Community Development Director
I. CITY COUNCIL: The City Council met on Tuesday, February 15, 2022, Thursday, February 24, 2022, and Tuesday, March 1, 2022 and considered the following items of interest to the Planning Commission:
A. Extension of Temporary Downtown Parklet Program: On February 15, 2022, the Council adopted a resolution extending the temporary parklet program through October 31,
2022 for outdoor restaurant dining and business operations in parklets.
B. Develop Fiscal Year 2022-23 Citywide Priorities On February 24, 2022, the City Council review Fiscal Year 2021-22 citywide priorities and receive updates on department workplans; and develop Fiscal Year 2022-23 citywide priorities
II. UPCOMING COMMISSION MEETINGS A. Next Regular Planning Commission Meeting of March 22, 2022: The next regular
meeting will consider the following item(s):
• Ordinance to Implement Senate Bill No. 9: Ordinance will replace the Interim Ordinance adopted by the Council on December 7, 2022
• Report regarding an update on Campbell’s Plan for Housing (2023-
2031 Housing Element) - overview of next steps related to public outreach and stakeholder engagement, development of goals, policies, and strategies aimed at producing, protecting, and affirmatively furthering fair housing in Campbell and addressing key housing issues facing the community.
• Preliminary application for a residential mixed use project at 125 East Campbell B. Upcoming Housing Element Meetings – The Department is starting a new round of stakeholder engagement and meetings with the Planning Commission and
Council on Campbell’s Plan for Housing regarding the policies and programs to
support housing needs in Campbell. This will include a Community Meeting scheduled for March 24, 2022 and meetings with the Planning Commission scheduled for the Commission’s April 12th meeting and a special meeting during the week of May 2nd. Department admin staff and City Clerk’s office will coordinate with
you regarding scheduling for the special meeting the week of May 2nd
Director’s Report for March 3, 2022 Page 2
III. MISCELLANEOUS
A. New Planning Staff: Two new planning staff have started with the Community
Development Department –
• Associate Planner Tracy Tam – started on February 7, 2022. Tracy comes to Campbell from San Jose where she was a Planner III.
• Assistant Planner Larissa Lomen – starts on March 7, 2022. Larissa has a degree in Sustainable Environmental Design from UC Davis and was interning for the City of Long Beach and Ontario