PC Res 2025-11RESOLUTION NO. 2025-11
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING OF A CONDITIONAL
USE PERMIT TO ALLOW THE INSTALLATION OF A VEHICLE
SPRAY PAINTING BOOTH (“MOTOR VEHICLE—PAINTING”)
WITHIN AN EXISTING MOTOR VEHICLE REPAIR FACILITY ON
PROPERTY LOCATED AT 980 CAMDEN AVENUE. FILE NO.:
PLN-2025-32
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as
follows with respect to application PLN-2025-32:
1. The project site is zoned P-D (Planned Development) on the City of Campbell Zoning
Map.
2. The project site is designated General Commercial/Light Industrial on the City of
Campbell General Plan Land Use diagram.
3. The project site is a 21,505 square-foot parcel developed with a 7,500 square-foot
automotive repair facility, originally approved under a Site and Architectural Review
Permit (File No. “S” 90-10).
4. The project site includes a public access path along the northerly property line
connecting to the Los Gatos Creek Trail; a parking easement allowing public use of
12 on-site spaces during evenings and weekends to support trail access; and a
vehicular access easement granting the Santa Clara Valley Water District (SCVWD)
access to the creek and trail via the site’s driveway.
5. The recorded covenant running with the land over the northerly 12 parking spaces and
driveway allows public parking for users of the Los Gatos Creek Trail on weekends and
on weekdays from 6:30 p.m. to 7:30 a.m.
6. The existing motor vehicle repair use was established prior to adoption of Ordinance
No. 2043 in 2004, which amended the Zoning Code to require a Conditional Use
Permit for motor vehicle repair facilities. As a result, the use became a legal
nonconforming use due to the absence of a Conditional Use Permit.
7. The proposed project consists of a Conditional Use Permit to allow installation of a
spray-painting booth ("motor vehicle - painting") within the existing structure.
8. Pursuant to Campbell Municipal Code (CMC) Section 21.58.040(G), a nonconforming
use resulting from the absence of a Conditional Use Permit may not be expanded or
intensified unless a Conditional Use Permit is obtained.
9. The proposed installation of a spray-painting booth constitutes an intensification of
use and therefore necessitates approval of a Conditional Use Permit for both the
existing motor vehicle repair use and the proposed motor vehicle painting use.
10. The proposed project consists of interior modifications only, with no expansion of floor
area or changes to the exterior of the building.
Planning Commission Resolution No. 2025-11 Page 2 of 4
PLN-2025-32 ~ 980 Camden Avenue
11. The spray booth will be fully enclosed and operated in compliance with all applicable
health, safety, and environmental regulations.
12. The Proposed Project would be consistent with the following General Plan policies:
• Policy LU-4.8: Safeguard industry’s ability to operate effectively by limiting the
establishment of incompatible uses in industrial neighborhoods and
encouraging compatible uses.
• Policy ED-2.5: Encourage retention and expansion of local businesses as
appropriate to provide a range of jobs and services to residents, to retain
revenue in the city, and respond to community needs for key amenities and
services.
• Policy LU-1.10: Maintain a variety of attractive and convenient commercial and
office uses that provide needed goods, services, and entertainment for residents
and visitors.
13. The proposed project involves installing a spray-painting booth within an existing,
legally established motor vehicle repair facility. All repair and painting activities will
occur entirely within a fully enclosed structure, consistent with the operational
requirements of CMC Section 21.36.140. Conditions of approval will further prohibit
vehicle storage on public streets or alleys and restrict the use of the site solely to
approved repair and painting activities.
14. The project complies with the requirement that service bay doors not directly face or
be viewable from adjoining public rights-of-way or residential zoning districts. While
one service bay door may be partially visible from the front property line, it is oriented
at an angle and does not directly face a public right-of-way or residential area. The
site’s location at the end of a cul-de-sac, surrounded by Light Industrial and
Commercial uses with no adjacent residential zoning, ensures alignment with the
intent of the standard to minimize visual impacts.
15. The motor vehicle repair facility was established prior to the adoption of Ordinance
No. 2306 in 2024, which introduced the operational requirements in CMC Sections
21.36.140K (Vehicle Identification) and 21.36.140L (Vehicle Ledger). As such, these
requirements do not apply to this project.
16. The site is served by 14 private parking spaces on-site. AB-2097, codified in
Government Code § 65863.2, and locally codified in CMC Section 21.28.045(A)
precludes the City from imposing or enforcing parking requirements for a development
project located within one-half mile of public transit of a major transit stop. The project
location is situated within one-half mile of the “Winchester Station” along the Green
Line light rail.
17. The Planning Commission's review of the project further encompassed zoning and
General Plan land use conformance, noise impacts, parking, property maintenance,
odors, security and enforcement, and neighborhood impacts.
18. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
19. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant
adverse impact on the environment.
Planning Commission Resolution No. 2025-11 Page 3 of 4
PLN-2025-32 ~ 980 Camden Avenue
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
Conditional Use Permit Findings (CMC Sec. 21.46.040):
1. The proposed use is allowed within the applicable zoning district with Conditional Use
Permit approval, and complies with all other applicable provisions of this Zoning Code
and the Campbell Municipal Code;
2. The proposed use is consistent with the General Plan;
3. The proposed site is adequate in terms of size and shape to accommodate the fences
and walls, landscaping, parking and loading facilities, yards, and other development
features required in order to integrate the use with uses in the surrounding area;
4. The proposed site is adequately served by streets of sufficient capacity to carry the
kind and quantity of traffic the use would be expected to generate;
5. The design, location, size, and operating characteristics of the proposed use are
compatible with the existing and future land uses on-site and in the vicinity of the
subject property;
6. The establishment, maintenance, or operation of the proposed use at the location
proposed will not be detrimental to the comfort, health, morals, peace, safety, or
general welfare of persons residing or working in the neighborhood of the proposed
use, or be detrimental or injurious to property and improvements in the neighborhood
or to the general welfare of the city; and
Environmental Finding(s) (CMC Sec. 21.38.050):
1. This project is Categorically Exempt per Section 15301, Class 1 of the California
Environmental Quality Act (CEQA) pertaining to the operation, repair, maintenance,
permitting, leasing, licensing, or minor alteration of an existing private structure.; and
2. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant
adverse impact on the environment.
Planning Commission Resolution No. 2025-11 Page 4 of 4
PLN-2025-32 ~ 980 Camden Avenue
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Permit to allow the installation of a vehicle spray painting booth (“motor vehicle—
painting”) within an existing motor vehicle repair facility on property located at 980
Camden Avenue subject to the attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 10th day of June 2025, by the following roll call vote:
AYES: Commissioners: Zisser, Majewski, Ostrowski, Buchbinder, Fields, Kamkar
NOES: Commissioners:
ABSENT: Commissioners: Krey
ABSTAIN: Commissioners:
APPROVED:
Matt Kamkar, Chair
ATTEST:
Rob Eastwood, Secretary
Matt Kamkar (Jun 19, 2025 22:28 PDT)
EXHIBIT A – Conditions of Approval Page 1 of 5
PLN-2025-32 ~ 980 Camden Avenue
CONDITIONS OF APPROVAL
Conditional Use Permit
(PLN-2025-32)
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.
PLANNING DIVISION:
1. Approved Project: Approval is granted for a Conditional Use Permit to allow the
installation of a vehicle spray painting booth (“motor vehicle—painting”) within an
existing motor vehicle repair facility on property located at 980 Camden Avenue The
project shall substantially conform to the Project Plans and Project Description included
as Attachments 2 and 3 in the June 10, 2025, Planning Commission Staff Report,
except as may be modified by the Conditions of Approval contained herein.
2. Permit Expiration: Approval of the Conditional Use Permit ("Approval") shall be valid for
one (1) year from the effective date of the Planning Commission action. Within this one-
year period, a building permit must be issued to "establish" the Approval pursuant to
CMC Sec.21.56.030.B.1 (Issuance of Building Permit). Failure to meet this deadline will
result in the Approval being rendered void. Once established, this Approval shall be
valid in perpetuity on the property, except upon revocation pursuant to Condition of
Approval No. 9 (Modification or Revocation of Permit).
3. Prior Conditions of Approval: The Conditions of Approval set forth in Planning
Commission Resolution No. 2723, approving Site and Architectural Review Permit No.
S 90-10, are incorporated herein by reference, except where they conflict with these
Conditions of Approval, in which case these Conditions shall govern.
4. Plan Revisions: The following revisions are required for the construction drawings
submitted for the Building Permit review prior to Planning approval:
a. Landscape Screening.
i. Eastern Property Line: The applicant shall provide shrubs or similar
vegetation on Santa Clara Valley Water District (SCVWD) land adjacent to
the chain link fence along the easterly property line to screen the fence from
view along the Los Gatos Creek Trail. This landscaping shall be shown on
the final landscape plan and is subject to review and approval by the Planning
Department. This requirement may be waived by staff if written permission
from SCVWD for such planting cannot be obtained.
ii. Southern Property Line: The applicant shall provide landscaping, such as
shrubs or other appropriate screening materials, along the southern property
line adjacent to the chain link fence to screen the private parking area from
the adjacent public right-of-way. Landscaping shall be shown on the
EXHIBIT A – Conditions of Approval Page 2 of 5
PLN-2025-32 ~ 980 Camden Avenue
b. Fence Maintenance: The applicant shall remove the tarp currently attached to
the chain link fence, and instead affix a permanent opaque material such as vinyl
slats to screen the vehicles from the public right of way.
c. Sign Removal: The applicant shall remove the existing sandwich board sign from
the site.
5. Operational Standards: Consistent with the submitted Project Description and City
standards, the use pursuant to this Approval shall conform to the following operational
standards. Significant deviations from these standards (as determined by the
Community Development Director) shall require approval of a Modification to the
Conditional Use Permit.
a. Approved Use: The approved use is a "motor vehicle repair and maintenance,
minor and major" facility with ancillary "motor vehicle painting" activity, limited a
single-vehicle painting booth, as defined by the Campbell Municipal Code and as
limited by the operational standards listed herein.
b. Business License: A business shall be required to obtain and maintain a City
business license at all times.
c. Hours of Operations. Hours of operation shall be restricted to between the hours
of 7:00 AM and 9:00 PM.
d. Maximum Occupancy Sign: The business owner shall install a new maximum
occupancy sign conspicuously posted within the premises which shall include the
maximum occupancy noted herein and include a visual depiction of the floor plan
included in the approved construction drawings submitted for a building permit.
e. Vehicle Washing: Vehicle washing shall not be permitted.
f. Floor Plan: The layout of the facility shall conform to the floor plan approved as
part of this Conditional Use Permit. Any changes to the internal layout that affect
the operation of the motor vehicle repair or painting areas, including but not limited
to the location of the spray booth, mixing room, office space, or circulation
pathways, shall require review and approval by the Community Development
Director.
g. Trash Disposal and Clean-Up: Refuse and recycling receptacles shall be kept
within the enclosure except during collection in compliance with Chapter 6.04 of
the Campbell Municipal Code. All trash disposal, normal clean-up, carpet
cleaning, window cleaning, sidewalk sweeping, etc. shall occur after 6:00 AM.
h. Hazardous Materials: All hazardous materials associated with vehicle repair and
painting operations, including paints, solvents, and waste products, shall be
stored, handled, and disposed of in compliance with all applicable local, state, and
federal regulations, including but not limited to those enforced by the Santa Clara
County Department of Environmental Health, Bay Area Air Quality Management
District (BAAQMD), and the Campbell Municipal Code. The operator shall obtain
all required permits and approvals prior to the storage or use of hazardous
materials and shall ensure that Material Safety Data Sheets (MSDS) are
maintained onsite and accessible at all times. Any changes to the type or quantity
of hazardous materials used onsite shall be reported to the appropriate regulatory
agencies and may require additional review and approval.
EXHIBIT A – Conditions of Approval Page 3 of 5
PLN-2025-32 ~ 980 Camden Avenue
i. Smoking: "No Smoking" signs shall be posted on the premises in compliance
with CMC Sec.6.11.060.
j. Noise: Regardless of decibel level, no noise generated by the approved shall
obstruct the free use of neighboring properties so as to unreasonably interfere
with the comfortable enjoyment of the neighboring residents. In the event verified
complaints are received by the City regarding such noise, the Community
Development Director may immediately curtail the Hours of Operation and/or
commence revocation proceedings pursuant to Condition of Approval No. 8
(Modification or Revocation of Permit). The following restrictions shall also be
adhered to limit potential noise impacts:
i. Service bay doors shall remain closed at all times, except when in use
and will not be propped open to contain interior noise.
ii. Deliveries shall be restricted to between the hours of 7:00 AM and 9:00
PM.
iii. Outdoor speakers are prohibited.
k. Outdoor Storage: No outdoor storage is permitted on the subject property. No
equipment, materials, and/or refuse may be stored outside the building or within
the adjacent parking lot area.
l. Outdoor Display: No outdoor display of merchandise is allowed on the subject
property.
m. Outdoor Seating: No outdoor seating is approved as part of the development
application approved herein.
n. Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on-site. The final design and type of lighting fixtures and lighting intensity
of any proposed new exterior lighting for the project shall be reviewed and
approved by the Community Development Director for compliance with the City
of Campbell Lighting Design Standards (CMC Sec. 21.18.090).
o. Circulation: The motor vehicle repair facility shall maintain adequate vehicular
circulation to ensure free ingress and egress, and safe and unimpeded on-site
circulation.
p. Repair Activities: All work shall be performed within a fully enclosed structure.
q. Screening. All damaged or wrecked motor vehicles awaiting repair shall be
effectively screened from view from any public street or highway, or adjoining
properties, by a six-foot high decorative masonry wall or other opaque material
approved by the Community Development Director.
r. Vehicle Parking: Motor vehicles associated with the subject use shall not be
parked or stored on a public street or alley.
s. Sale of Vehicles: Motor vehicles shall not be stored at the site for purposes of
sale.
t. Property Maintenance: The owner/operator of the subject property shall
maintain all exterior areas of the business free from graffiti, trash, rubbish, posters
and stickers placed on the property. Exterior areas of the business shall include
EXHIBIT A – Conditions of Approval Page 4 of 5
PLN-2025-32 ~ 980 Camden Avenue
not only the parking lot and private landscape areas but also include the public
right-of-way adjacent to the business.
6. Easement access: The areas on site designated for public use including the public
access path along the northerly property line connecting to the Los Gatos Creek Trail,
the parking easement allowing public use of 12 on-site spaces during evenings and
weekends, and the vehicular access easement granting the SCVWD access to the
creek and trail via the site’s driveway shall remain free and clear of any obstructions,
storage, or business-related activities at all times.
In accordance with the recorded grant of easement by and between the City of
Campbell, the Santa Clara County Water District, and owner in fee of 980 Camden
Avenue, no vehicles associated with the business shall be parked in the designated 12
parking spaces during public access hours, weekdays from 6:30 p.m. to 10:00 p.m. and
6:00 a.m. to 10:00 p.m. on weekends, to ensure availability for users of the Los Gatos
Creek Trail. Compliance with these restrictions shall be maintained as a condition of
ongoing operation.
7. Signage: No signage is approved as part of this development application. Any new
signage shall require a Sign Permit in accordance with Chapter 21.53 of the Campbell
Municipal Code and shall not be installed prior to receiving such approval.
8. Modification or Revocation of Permit: Operation of a motor vehicle repair facility with
motor vehicle painting pursuant to this Approval is subject to Chapter 21.46 of the
Campbell Municipal Code authorizing the appropriate decision making body to modify
or revoke a Conditional Use Permit if it is determined that its operation has become a
nuisance to the City’s public health, safety or welfare or for violation of the Conditional
Use Permit or any standards, codes, or ordinances of the City of Campbell. At the
discretion of the Community Development Director, if the establishment generates three
(3) verifiable complaints related to violations of conditions of approval and/or related to
its operation within a twelve (12) month period, a public hearing may be scheduled to
consider modifying conditions of approval or revoking the Conditional Use Permit. The
Community Development Director may commence proceedings for the revocation or
modification of permits upon the occurrence of less than three (3) complaints if the
Community Development Director determines that the alleged violation warrants such
an action. The Director may also at such time immediately restrict the establishment's
hours of operation. In exercising this authority, the decision-making body may consider
the following factors, among others:
a. The number and types of Police Department calls for service at or near the
establishment that are reasonably determined to be a direct result of customer
and/or employee actions;
b. The number of complaints received from residents, business owners and other
citizens concerning the operation of an establishment regarding, noise, and/or
other operational impacts; and
c. Violation of conditions of approval.
BUILDING DIVISION:
1. Permit Required: Building permit application shall be required for building remodel.
2. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permits.
EXHIBIT A – Conditions of Approval Page 5 of 5
PLN-2025-32 ~ 980 Camden Avenue
3. Fire Rating Verification: Prior to issuance of a building permit, the applicant shall provide
verification that the demising wall between the office area and the auto repair section,
as well as the wall enclosing the mixing room, meets a minimum 1-hour fire-resistance
rating. All door openings within these rated assemblies shall be equipped with 20-minute
self-closing fire-rated doors. Additionally, the office and repair/mixing areas shall be
served by separate HVAC systems to prevent air transfer between spaces. The floor
plan shall be revised to remove or replace the (2) non-rated sliding glass doors with
compliant fire-rated assemblies.
SANTA CLARA COUNTY FIRE DISTRICT:
4. Permit Required: Any future proposed new equipment or T.I.'s shall be subject to further
review at building permit and deferred submittals for fire protection systems.
5. Hazardous Materials Review: Paint booth shall be subject to HazMat deferred
submittals for proposed paint booth and storage of hazardous materials at time of permit
submittal.
PC Reso No. 2025-11 ~ 980 Camden Av
Final Audit Report 2025-06-20
Created:2025-06-17
By:Ken Ramirez (kenr@campbellca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAA-BAgUS2WaYa3wnpmDN2pbj3i-vD_t-qD
"PC Reso No. 2025-11 ~ 980 Camden Av" History
Document created by Ken Ramirez (kenr@campbellca.gov)
2025-06-17 - 6:12:31 PM GMT
Document emailed to Matt Kamkar (mkamkar7@gmail.com) for signature
2025-06-17 - 6:12:38 PM GMT
Document emailed to Rob Eastwood (robe@campbellca.gov) for signature
2025-06-17 - 6:12:38 PM GMT
Email viewed by Rob Eastwood (robe@campbellca.gov)
2025-06-17 - 8:36:05 PM GMT
Document e-signed by Rob Eastwood (robe@campbellca.gov)
Signature Date: 2025-06-17 - 8:36:15 PM GMT - Time Source: server
Email viewed by Matt Kamkar (mkamkar7@gmail.com)
2025-06-20 - 5:25:16 AM GMT
Document e-signed by Matt Kamkar (mkamkar7@gmail.com)
Signature Date: 2025-06-20 - 5:28:01 AM GMT - Time Source: server
Agreement completed.
2025-06-20 - 5:28:01 AM GMT