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Admin PD Permit - 2004January 3, 2005 Mr. James Pedreiro 3487 Wine Barrel Way San Jose, CA 95124 Re: Administrative Planned Development Permit File No.: PLN2004-185 - 880 E. Campbell Ave. Dear Mr. Pedreiro: The Community Development Director has conditionally approved your Administrative Planned Development Permit application to allow the establishment of a medical office in an existing commercial building on the above referenced property. This approval is based upon the attached findings and is subject to the attached conditions of approval. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5:00 p.m. on Thursday, January 13,2005. If you should have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, ~~ lJ..i a Stephanie Willsey ~ Planner I End: Findings and Conditions of Approval for File No. PLN2004-185 cc: GeoffBradley, Senior Planner Ed Arango, Public Works Department Chris Veargason, County Fire Department Frank Mills, Building Division 70 North First Street. Campbell, California 95008- 436 . TEL 408.866.:2140 . FAX 408.871.5 40 . TIJ[) 408.866.:2790 ~..O'i. CA-11.6~ !:: ~ U r- 0 0 .... .>.. ~ "- ~ ,-,' .0 . I/cH^~5) CITY OF CAMPBELL ADMINISTRATIVE ACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR JANUARY 3, 2005 PLN2004-185 Pedreiro, J. Application of Mr. James Pedreiro for an Administrative Planned Development Permit to allow the establishment of a medical office in an existing commercial building located at 880 E. Campbell Avenue in the P-D (Planned Development) Zoning District. PROJECT DESCRIPTION The project consists of the establishment of a medical office in an existing commercial building that was previously used as a retail establishment located at 880 E. Campbell Avenue. DISCUSSION The General Plan land use designation for the project site is General Commercial and the proposed project is compatible with this land use designation. The zoning designation for the project site is P-D (Planned Development). An Administrative Planned Development Permit is required for a change of use in an existing building when no development plans are required within the P-D Zoning District. The project site is located on the south side of East Campbell A venue between Barbano A venue and Union Avenue. The project site is surrounded by commercial uses to the north, west and east and multiple family residences to the south. The subject property is currently developed with a two-story commercial building constructed in approximately 1985. The applicant proposes to occupy a 1,631 square foot tenant space on the ground floor. No exterior modifications are proposed to the building as part of this project. The proposed medical office use does not represent an intensification in parking because a medical office use has the same parking requirement as the former retail use at one apace for each 200 square feet of gross floor area. Therefore, no modification to the parking area is required as part of the proposed project. Attachments: 1. Findings for Approval ofPLN2004-185 2. Conditions of Approval for PLN2004-185 3. Project Plans PLN2004-185 - 880 E. Canlpbell Avenue Administrative Planned Development Permit Page 2 of 2 Prepared by: Approved by: (b~A Geoff 1. Bradley, Senior Plann Attachment # 1 FINDINGS FOR APPROVAL OF FILE NO. PLN2004-185 SITE ADDRESS: APPLICANT: DATE: 880 E. Campbell Avenue Mr. James Pedreiro January 3, 2005 Findings for approval of an Administrative Planned Development Permit to allow the establishment of a medical office in an existing commercial building located at 880 E. Campbell Avenue. The Community Development Director finds as follows with regard to File No. PLN2004-185: 1. The development of the proposed project will result in a use that is consistent with the General Plan land use designation of General Commercial. 2. The project will be consistent with the P-D (Planned Development) Zoning District with approval of an Administrative Planned Development Permit. 3. The subject tenant space was previously used as a retail establishment. 4. The project site is located on the south side of East Campbell Avenue between Barbano Avenue and Union Avenue. The project site is surrounded by commercial uses to the north, west and east and multiple family residences to the south. 5. The subject property is currently developed with a two-story commercial building constructed in approximately 1985. The applicant proposes to occupy a 1,631 square foot tenant space on the ground floor. 6. No exterior modifications are proposed to the building as part ofthis project. 7. The proposed medical office use does not represent an intensification in parking because a medical office use has the same parking requirement as the former retail use at one space for each 200 square feet of gross floor area. 8. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Community Development Director further finds and concludes that: 1. The proposed development will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. Attachment #1 Page 2 of2 3. The development will be compatible with the Zoning Code of the City. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. The parking will adequately meet the demands generated by the change in use, and will not be detrimental to the overall parking and circulation in the area. 6. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. 7. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 8. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. Attachment #2 CONDITIONS OF APPROVAL FOR FILE NO. PLN2004-185 SITE ADDRESS: APPLICANT: DATE: 880 E. Campbell Avenue Mr. James Pedreiro January 3,2005 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. Where approval by the Community Development Director, 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 heïein specified: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Project: Approval is granted for an Administrative Planned Development Permit (PLN2004-185) for the establishment of a medical office in an existing commercial building located at 880 E. Campbell Avenue. The project shall substantially conform to the project plans stamped as received by the Planning Department on December 16, 2004, except as may be modified by the conditions of approval herein. 2. Administrative Planned Development Permit Approval Expiration: The Administrative Planned Development Permit approval shall be valid for one year from the date of final approval. Within this one-year period a building permit must be obtained and construction completed one year thereafter or the use must be established on the property (if no building permit is required). Failure to meet these deadlines will result in the Administrative Planned Development Permit being void. 3. Operational Hours: The operational hours shall be limited to 6 a.m. to 11 p.m. daily, unless a Conditional Use Permit is obtained from the Planning Commission for late night operations. 4. Revocation of Permit: Operation of the use in violation of the Administrative Planned Development Permit or any standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of revocation of the Administrative Planned Development Permit by the Community Development Director. 5. Parking. Driveways. and Maintenance: All parking and driveway areas shall be maintained in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. All parking areas shall be regularly swept and cleaned to remove litter and debris from the parking areas and driveways. Attachment #2 Page 2 of 3 6. Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment, materials or business vehicles shall be parked and/or stored outside the building or within the parking lot. 7. Landscape Maintenance: The owner/operator of the property shall provide on-gomg maintenance of the existing on-site landscaping. 8. Fences/Walls: Any newly proposeà fencing andíor walls shaH comply with Section 21.18.060 of the Campbell Municipal Code and shall be submitted for review and approval by the Community Development Department. 9. Signage: No signage is approved as part of the development applications approved herein. No sign shall be installed until a Sign Permit is approved as specified in Chapter 21.30 (Sign Ordinance) of the Campbell Municipal Code. Building Division: 10. Permits Required: A building permit application shall be required for the proposed tenant improvements to the existing commercial structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 11. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 12. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 13. 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. 14. 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. Site address and parcel numbers shall also be clearly called out. Site parking and path of travel to public sidewalks shall be detailed. 15. 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. 16. Special Inspections: When a special inspection is required by V.B.C. Section 1701, 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 D.B.C. Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. Attachment #2 Page 3 of 3 17. Non-Point Source Pollution Control: 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-inches by 36-inches) is available at the Building Division service counter. 18. 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 sidewalks. 19. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "20%" exemption form on submitted construction plans. Form is available at Building Division service counter. 20. P.G. &E.: The applicant is advised to contact P.G.&E. 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. The applicant should also consult with P.G.&E. concerning utility easements, distribution pole locations and required conductor clearances. 21. Other Agency Approvals: The project requires the following agency approval prior to issuance of the building permit (x-ray room and shielding): a. Santa Clara County Fire Department b. Santa Clara County Department of Environmental Health d . CAIJ,¡ " ,ò<? ;::: i:<' - r'" U r CAMPBELL .> ".::- 'ORCHAIC'" ----- -. CITY OF CAMPBELL Community Development Department November 30, 2004 Dr. James M. Pedreir 3487 Wine Barrel Way San Jose, CA 95124 Re: Preliminary Application File No.: PLN2004-63 880 East Campbell Ave. Dear Mr. Pedreir: Thank you for your submittal of a preliminary application for the split of one existing tenant space into two tenant spaces and the establishment of a chiropractor's office within one of the new tenant spaces located in an existing commercial building at the above referenced address. The subject property is presently zoned P-D (Planned Development) and is designated General Commercial on the City's General Plan Land Use Map. The establishment of a new use at this location will require the following application approval: l. Administrative Planned Development Permit: The establishment of a new use within an existing commercial building in the P-D Zoning District requires approval of an Administrative Planned Development Permit by the Community Development Director. The current Planning Division filing fee for an Administrative Planned Development Permit is $242.00. An application is enclosed for your use. The Planning Division completed the review of your pre-application and has the following comments regarding your proposal: l. Parking: The proposed medical office use has the same parking demand as the previous retail use. Therefore, the proposed change in use would not represent an increase in the parking demand. 2. Floor Plan: Staff recommends that the floor plan of the proposed tenant space split be modified to include a small entrance lobby inside the main double doors with separate doors that lead to each tenant space on either side. This approach will allow the continued use of the canopies for signage above each tenant space and alleviates confusion to future customers as to where the entrance is for each tenant space. 3. Abandoned Signage: The existing "Lynn Taylor Bridal & Formal" signs that are still located on the building and freestanding sign are considered abandoned signs since this tenant no longer occupies the building. Abandoned signs are prohibited by the City's Sign Ordinance and shall be removed immediately by the property owner. 70 North First Street Call1pheH, California 95008- 436 1'1'1408.866.:2140 fA'; 408.871.5140 Tim 408.866.:2790 PRE2004-63 - 880 East CaIn Jl Ave. Page 2 of 2 Your application was distributed to the Building Division, County Fire Department, and Public Works Department. In addition to the Planning Division's comments contained in this letter, please find enclosed comments from the Building Division. Please note that these comments are meant to be preliminary. Conditions of approval from each department will be developed when a formal application is submitted. If you should have any questions or would like to set up a meeting to discuss these comments, please feel free to contact me at (408) 866-2l93 or by email at stephaniew@cityofcampbell.com. Sincerely, ~1aWJL l!JiUmJ-- Stephanie Willsey - U Planner I end: Development Application Building Inspection Division Preliminary Comments, 11/30104 cc: GeoffBradley, Senior Planner Rakesh Kumboj, 3588 Sunnymead Ct., San Jose, CA 95117 CITY OF CAMPBELL BUll..DING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITŒE DRC: November 30, 2004 ADDRESS: 880 E. Campbell Ave. Project Application: PRE2004-00063 RECOMMENDATION: Note: No building code issue has been reviewed at Development Review Committee; it will be reviewed in the Building Permit process. Please be aware that building codes are changing constantly; plans submitted for building pemùt shall comply with the code in effect at that time. Submìt permit application together with required documents to the Building Inspection Division to obtain a building permit. No construction can be commenced without an appropriate building permit. It is recommended that this item be forwarded to the Planning Commission for review, with the following conditions. TO THE SATISFACTION OF THE BUILDING DIVISION MANAGER/BUll-DING OFFICIAL: 1. PERMITS REQUIRED: A building permit application shall be required for the proposed tenant improvements to the ( e) structure. The building permit shall include ElectricalJPlumbing/Mechanical fees when such work is part of the permit. 2. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 3. SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 4. PLAN PREPARATION: Projects of this nature typically require plans prepared under the direction and oversight of a California licensed Engineer or Architect. Because this project involves minor work and no changes to exiting of a significant nature, professional preparation may be omitted. Plans submitted for building permits shall be reasonably prepared and detailed to allow for proper review. 5. SITE PLAN: Application for building permit shall include a competent site plan that identifies the property and existing structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. Site address and parcel numbers shall also be clearly called out. Site parking and path of travel to public sidewalks shall be detailed. 6. 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. J:\Builcl1n2 DRC Comments\880ec8.ßll)bellave )fe.doc 7. SPECIAL INSPECTIONS: When a special inspection is required by U.B.c. Section 1701, 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 pennits, in accordance with UB.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 8. 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. 9. 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 ITom parking facilities and sidewalks. 10. TITLE 24 ACCESSIBILITY - COMMERCIAL: Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "20%" exemption form on submitted construction plans. Form is available at Building Division service counter. 11. APPROVALS REQUIRED: The project requires the following agency approval prior to issuance of the building permit: (X-ray Room details and shielding) a. Santa Clara County Fire Department b. Santa Clara County Department of Environmental Health 12. 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. J:\Buildin£ DRC Comments\880ecatl1 )bellave pre. doc RE: Property on 880 E. Campbell Ave. #103 C. Written Description - This office will be used as a chiropractic office. We will have an x-ray unit on site along with a rehabilitation center, massage therapist and the basic therapeutic modalities (ultrasound, muscle stimulation, ice/heat packs, etc...). In the near future I will hire a front desk receptionist. At the most we will have approximately 2-4 patients in the office at any given time. Each patient will spend about 15-25 minutes average per office visit. The square footage is 1631 sq ft, which has a disabled ready entrance and ramp from the street, with an inside and outside bathroom. The space next to me is not occupied at this time. The above space is occupied. Next door there is an established hair salon. There is ample parking in the rear as shown in the attached pictures and site map. Hours of operation will be Mon, Wed, Fri 8:30 - 6:30, Tues & Thurs by appt. These hours may change once I become established.