Site and Architectural - 2004March 25, 2004
Morelan Associates, Inc.
1101 S. Winchester Blvd., #0173
San Jose, CA 95128
Re:
PLN2004-04 - 161 Curtner Avenue - Site and Architectural Review Pennit
Dear Applicant:
Please be advised that at its meeting of March 23, 2004, the Planning Commission adopted
Resolution No. 3551 granting a Site and Architectural Review Pennit to allow the remodel of an
existing warehouselindustrial building on the above referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5
p.m. on Friday, April 2, 2004. California Code of Civil Procedure, Section 1094.6, governs the
time within which judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Melinda Denis
Planner I
Cc:
Lynn Penoyer, Public Works
Frank Mills, Building
Chris Veargason, County Fire
KAJ LLC (Property Owner)
Attn: Leonard Tyson
13501 Paseo del Roble
Los Altos Hills, CA 94022
FAX 408.871.5140 . TDD 408.866.'2790
70 North First Street. Campbell, California 95008-1436 . TFI 408.866.'2140
RESOLUTION NO. 3551
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCIDTECTURAL
REVIEW PERMIT (PLN2004-04) TO ALLOW THE REMODEL OF AN
EXISTING W AREHOUSElINDUSTRIAL BUILDING ON PROPERTY
OWNED BY KAJ LLC LOCATED AT 161 CURTNER A VENUE IN
AN M-1-S (LIGHT INDUSTRIAL) ZONING DISTRICT. FILE NO.
PLN2004-04.
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 PLN2004-04:
1. The proposed project consists of the remodel of an existing warehouselindustrial building.
2. The development of the proposed project will result in an industrial use that is consistent
with the General Plan Land Use Designation of Light Industrial for the project site.
3. The proposed project is a permitted use within the M-1-S Zoning District. The proposed
project meets the minimum setbacks and height restriction requirements of the M-1-S Zoning
District.
4. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
5. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for industrial uses.
6. The proposed project provides one covered compact parking space, two covered standard
parking spaces, seven compact parking spaces, 10 standard parking spaces, three motorcycle
parking spaces and one van accessible parking space. The 21 parking spaces and three
motorcycle parking spaces will adequately address the parking needs of the proposed project.
7. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing
Facilities) of the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
Planning Commission ResL .,Lion No. 3551
PLN2004-04 - 161 Curtner Avenue - Site and Architectural Review Permit. '..
Page 2 c, .
3. 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.
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 subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
6. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
8. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a Site and
Architectural Review Permit (PLN2004-04) to allow the remodel of an existing
warehouselindustrial building on property owned by KAJ LLC located at 161 Curtner A venue
in an M-1-S (Light Industrial) Zoning District, subject to the following conditions:
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
Plannin2 Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2004-04) allowing the remodel of a warehouse/industrial building located at 161
Curtner Avenue. The site, building, and landscaping design shall substantially confonn to
the project exhibits listed below, except as may be modified by the Conditions of Approval
herein:
a. Set of plans prepared by Morelan Associates, Inc., dated January 20, 2004, including
building floor plan and elevations, and revised plans dated February 25, 2004 including
site plan and a preliminary planting plan.
Planning Commission ResL._cÏon No. 3551
PLN2004-04 - 161 Curtner A venue - Site and Architectural Review Permit
Page 3
b. Color samples submitted by Morelan Associate, Inc., received on January 20, 2004.
2. Site and Architectural Review Pennits Approval Expiration: Within one year from the date
of approval, a building permit must be obtained and construction completed one year
thereafter or the Site and Architectural Review Pennit approvals shall be void.
3. Landscape and Irrigation Plans: The applicant shall submit four (4) sets of detailed final
landscape and irrigation plans to the Planning Division, prior to the issuance of building
pennits, for review and approval by the Community Development Director. Landscape and
irrigation plans shall be consistent with the City's Water Efficient Landscaping Standards.
The applicant shall submit a detailed landscape and irrigation plan to be reviewed and
approved by the Community Development Director prior to issuance of any building pennits
for the site.
a. All street trees shall be a minimum 24-inch box size. All new trees to be protected by
bollards or alternative barriers as approved by the Community Development Director.
b. All landscaping installed as required per the approved landscape plan shall be maintained
in good health.
c. All landscaping shall be installed prior to building completion,
4. Signage: No signage is approved as part of the development applications approved herein.
No sign shall be installed until a Sign Pennit is approved as specified in the Sign Ordinance.
5. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences.
6. Building Modifications:
a. Prior to any changes or modifications to the building or floor plan the applicant shall
submit proposed plans to the Community Development Department for review.
b. All required parking shall be maintained on site and not turned into a service bay or
storage area and there shall be no overnight parking.
Buildin2 Division:
7. Permits Required: A building permit application shall be required for the proposed
alterations to the existing commercial structures. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
8. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
Planning Commission Resú.~âon No. 3551
PLN2004-04 - 161 Curtner Avenue - Site and Architectural Review Pennit
Page 4
9. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. by 36 in.
10. 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.
11. 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-parking details. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
12. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance fonns 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.
13. Special Inspections: When a special inspection is required by D.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.
14. Water 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.
15. 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.
16. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption fonn on
submitted construction plans. Form is available at Building Division service counter.
17. 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.
18. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a.
Santa Clara County Fire Department (378-4010)
Planning Commission Reso....Óon No. 3551
PLN2004-04 - 161 Curtner Avenue - Site and Architectural Review Permit
Page 5
SANT A CLARA COUNTY FIRE DEPARTMENT
19. Review of this Developmental proposal is limited to acceptability of site access and water
supply as they pertain to fire department operations, and shall not be construed as a substitute
for fonnal plan review to detennine 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 pennits.
20. As the proposal does not appear to involve any building area increase, there is no impact to
required fire flow for the project.
21. Emergency Gate/Access Gate Requirements: Gates, if installed, shall conform with Fire
Department Standard Details and Specification G-l and, when open shall not obstruct any
portion of the required width for emergency access roadways or driveways. Locks, if
provided, shall be fire department approved prior to installations.
PUBLIC WORKS DEPARTMENT
22. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
23. Right of Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant must provide a plan that shows the locations of all property
lines in relationship to the street centerline and to the existing and proposed improvements.
The applicant shall dedicate additional right of way and request vacation of existing right of
way along the Curtner A venue frontage to a distance of 40 feet from the centerline of Curtner
Avenue along the entire frontage of the property. Also, the applicant shall request a lot line
adjustment to incorporate the street vacation area as part of the property. Applicant shall
prepare all documents and pay for fees necessary to record dedication, request vacation,
request lot line adjustment and submit to the City for review, acceptance, and recording. The
current application processing fee to vacate excess right of way is $2,000. The current
application processing fee for a lot line adjustment is $750.
24. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street 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 pennit for
construction of the standard public street improvements, as required by the City Engineer.
The plans shall include the following: .
a. Removal of non-ADA compliant driveway approach.
b. Construction of new 8' sidewalk and ADA compliant driveway approach;
c. Installation of street trees and irrigation;
d. Construction of conforms to existing public and private improvements, as necessary.
Planning Commission Resú....cion No. 3551
PLN2004-04 - 161 Curtner Avenue - Site and Architectural Review Permit
Page 6
25. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
26. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
compames.
27. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. Streets, which have been resurfaced within
the previous five years, will require boring and jacking for all new utility installations.
Applicant shall also prepare pavement restoration plans for approval by the City Engineer
prior to any utility installation or abandonment.
28. Grading and Drainage Plan: Prior to issuance of any grading or building pennits for the site,
the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare
an engineered grading and drainage plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18,33, and Appendix Chapter 33.
29. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Stonn Drain Area fee of $2,500 per net acre, which is
$1,075.
30. 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 stonnwater pollution prevention. The primary
objectives are to improve the quality and reduce the quantity of stonnwater 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
Stonnwater 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.
PASSED AND ADOPTED this 23rd day of March, 2004, by the following roll call vote:
NOES:
Commissioners:
Alderete, Doorley, Francois, Gibbons, Hernandez, Rocha
and Roseberry
None
AYES:
Commissioners:
Planning Commission ResúH.ltion No. 3551
PLN2004-04 - 161 Curtner Avenue - Site and Architectural Review Permit
Page 7
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
None
None
APPROVED:
George Doorley, Chair
ATTEST:
Sharon Fierro, Secretary
~.. of¡ . CA-11~dI
!::: ~
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1- "
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'O~CHJ".\lO'
ITEM NO,S
CITY OF CAMPBELL. PLANNING COMMISSION
Staff Report. March 23, 2004
PLN2004-04
Morelan
Associates, Inc.
Public Hearing to consider the application of Morelan Associates, Inc., on
behalf of KAJ LLC, for a Site and Architectural Review Pennit (PLN2004-
04) to allow the remodel of an existing warehouselindustrial building on
property owned by KAJ LLC at 161 Curtner Avenue in a M-I-S (Light
Industrial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Review Pennit to allow the remodel of an existing warehouselindustrial building, subject to the
attached conditions of approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15301, Class 1 of the California Environmental Quality Act (CEQA), pertaining to
minor alterations to existing private structures.
PROJECT DATA
Net Lot Area:
Proposed Building Area:
Building 1:
Office Area:
Service Area:
Total:
Building 2:
1 5t Floor Service Area:
2nd Floor Warehouse:
Total:
Total Building Area:
Site Utilization:
Building Coverage:
Landscape Coverage:
Paving Coverage:
Floor Area Ratio:
18,859 sq. ft. (.43 acres)
345 sq. ft.
3.657 sq. ft.
4,002 sq. ft.
2,400 sq. ft.
727 sq. ft.
3,127 sq. ft.
7, 129 sq. ft.
7,355 sq. ft. (39%)
1,509 sq. ft. (8%)
9,995 sq. ft. (53%)
0.38
Staff Report - Planning COlumission Meeting of March 23, 2004
PLN2004-04 - 161 Curtner Avenue
Page 2 of 3
Parking:
Required:
Provided:
2 spaces (Office @ 1:225 - 345 sq. ft.)
17 spaces (Auto Service Garages @ 1 :350 - 6,057 sq. ft.)
2 spaces (Warehouse @ 1:400 - 727 sq. ft.)
21 total spaces
21 total spaces
Adjacent Land Uses:
North:
South:
East:
West:
Mini-Storage
Commercial
Industrial Pipe Storage
Mini -Storage
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the remodel of an existing warehouselindustrial building located at 161 Curtner
A venue. The project site is located on the north side of Curtner A venue near its intersection with
McGlincy Lane and is surrounded by industrial uses to the north, east and west and a multi-tenant
commercial building to the south.
Background: The project site consists of two structures approved as warehouse buildings in 1969.
Building 1 is located adjacent to Curtner A venue and is a one-story, warehouse building with a
small area used for office. Building 2 is located at the rear of the property and is a two-story,
warehouse building. The property was previously used in conjunction with the adjacent property to
the east as a plumbing supply business.
On June 13, 2003, the Community Development Director approved a Minor Modification to the
previously approved Site and Architectural Review Permit to allow minor alterations to the existing
warehouse buildings, which included landscaping, re-striping the parking area, paint schedule and
minor façade improvements. The existing site is not suitable for uses other than warehouse due to
the inadequate number of parking spaces provided, The applicant is proposing to reduce the square
footage of the existing buildings to allow the opportunity for a variety of uses besides warehouse.
ANAL YSIS
General Plan Designation: The General Plan land use designation for the project site is Light
Industrial which permits industrial uses. The proposed industrial, warehousing and storage use is
consistent with the General Plan Land Use Designation.
General Plan Strategies
The proposed project complies with the following General Plan Land Use Element strategies:
Strategy LUT-5.3h: Parking and Circulation: Provide adequate parking and encourage circulation
patterns to serve commercial districts so as to discourage commercial traffic into adjacent residential
zones.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building
materials on all buildings to ensure the long-term quality of the built environment.
Staff Report - Planning Commission Meeting of March 23, 2004
PLN2004-04 - 161 Curtner Avenue
Page 3 of 3
Strategy LUT-lO.le: Parking Lot Screening: Plant landscaping or build decorative walls at the
interior and perimeter of parking areas as a visual screen.
Zoning Designation: The zoning designation for the project site is Light Industrial (M-I-S). The
existing warehouse/industrial use is a permitted use within the M-I-S Zoning District subject to a
Site and Architectural Pennit application. The proposed project meets the minimum setbacks, height
restriction and use requirements of the M-I-S Zoning District. The existing site currently does not
comply with current parking standards and landscaping requirements.
Landscaping: The submitted site plan indicates that approximately eight percent of the project site is
landscaped. Typically, eight to 10 percent of industrial sites are landscaped. Staff is recommending
a condition of approval requiring the submittal of a landscaping plan for review and approval of the
Community Development Director.
Parking: The applicant is providing three new covered parking spaces (one compact and two
standard parking spaces) with the proposed project. The parking area provides a total of 21 parking
spaces where 21 parking spaces are required for the project. The number of compact spaces falls
below the maximum percentage allowed (40%). One handicapped space with an eight-foot van-
accessible access aisle is provided per the California Building Code.
Building Design: Minor architectural changes are proposed with the proposed project. These
changes include removing a portion of the rear wall of Building 1 to provide three covered parking
spaces and removing the existing roll-up door on the second floor of Building 2 and patching the
area to match the existing building. The applicant is also proposing to remove a portion of the
second floor of Building 2 to reduce the total building area in order to meet the parking
requirements.
Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed
this application at its meeting of March 9, 2004, and was supportive of the applicant's proposal.
Attachments:
1. Findings for Approval of the Site and Architectural Review Permit (PLN2004-04)
2. Conditions of Approval for the Site and Architectural Review Pennit (PLN2004-04)
3. Exhibits (Site Plan, Floor Plan and Photographs)
4. Location Map
~It ? --;(, tW ~
Prepared bY:!/' / i~a?'L. "1/1, '
Melinda M. Denis, Planner I
Approved by:
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN2004-04
SITE ADDRESS:
APPLICANT:
DATE:
161 Curtner Avenue
Morelan Associates, Inc.
March 9, 2004
Findings for Approval of a Site and Architectural Review to allow the remodel of an existing
warehouselindustrial building at 161 Curtner Avenue.
The Planning Commission finds as follows with regard to File No. PLN2004-04:
1. The proposed project consists of the remodel of an existing warehouselindustrial building.
2. The development of the proposed project will result in an industrial use that is consistent with
the General Plan Land Use Designation of Light Industrial for the project site.
3. The proposed project is a pennitted use within the M-I-S Zoning District. The proposed
project meets the minimum setbacks and height restriction requirements of the M-I-S Zoning
District.
4. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
5. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for industrial uses.
6. The proposed project provides one covered compact parking space, two covered standard
parking spaces, seven compact parking spaces, 10 standard parking spaces, three motorcycle
parking spaces and one van accessible parking space. The 21 parking spaces and three
motorcycle parking spaces will adequately address the parking needs of the proposed project.
7. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing
Facilities) of the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. 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.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
Findings for Approval - Planning Commission Meeting of March 23, 2004
PLN2004-04 - 161 Curtner Avenue
Page 2 of 2
5. The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
6. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
8. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2004-04
SITE ADDRESS:
APPLICANT:
DATE:
161 Curtner Avenue
Morelan Associates
March 23, 2004
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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 items under review.
Additionally, the applicant is hereby notified that (s)he 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
Plannin2 Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Pennit
(PLN2004-04) allowing the remodel of a warehouselindustrial building located at 161
Curtner A venue. The site, building, and landscaping design shall substantially conform to
the project exhibits listed below, except as may be modified by the Conditions of Approval
herein:
a. Set of plans prepared by Morelan Associates, Inc., dated January 20, 2004,
including building floor plan and elevations, and revised plans dated February 25,
2004 including site plan and a preliminary planting plan.
b. Color samples submitted by Morelan Associate, Inc., received on January 20,
2004.
2. Site and Architectural Review Permits Approval Expiration: Within one year from the date of
approval, a building permit must be obtained and construction completed one year thereafter
or the Site and Architectural Review Permit approvals shall be void.
3. Landscape and Irrigation Plans: The applicant shall submit four (4) sets of detailed final
landscape and irrigation plans to the Planning Division, prior to the issuance of building
permits, for review and approval by the Community Development Director. Landscape and
irrigation plans shall be consistent with the City's Water Efficient Landscaping Standards.
The applicant shall submit a detailed landscape and irrigation plan to be reviewed and
approved by the Community Development Director prior to issuance of any building permits
for the site,
Conditions of Approval - Planning Commission Meeting of March 23, 2004
PLN2004-04 - 161 Curtner Avenue
Page 2 of 5
a. All street trees shall be a minimum 24-inch box size. All new trees to be protected
by bollards or alternative barriers as approved by the Community Development
Director.
b. All landscaping installed as required per the approved landscape plan shall be
maintained in good health.
c. All landscaping shall be installed prior to building completion.
4. 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 the Sign Ordinance.
5. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences.
6. Building Modifications: Prior to any changes or modifications to the building or floor plan
the applicant shall submit proposed plans to the Community Development Department for
reVIew.
Buildin2 Division:
7. Permits Required: A building permit application shall be required for
alterations to the existing commercial structures. The building pennit
ElectricallPlumbinglMechanical fees when such work is part of the permit.
the proposed
shall include
8. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
9. Size of Plans: The minimum size of construction plans submitted for building pennits shall
be 24 in. by 36 in.
10. 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.
11. 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-parking details. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
12. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance fonns 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.
13. Special Inspections: When a special inspection is required by D.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.
Conditions of Approval - ~lanning Commission Meeting of March 23, 2004
PLN2004-04 - 161 Curtner Avenue
Page 3 of 5
14. Water 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.
IS. 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.
16. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption fonn on
submitted construction plans. Form is available at Building Division service counter.
17. 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.
18. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. Santa Clara County Fire Department (378-4010)
SANTA CLARA COUNTY FIRE DEPARTMENT
19. Review of this Developmental proposal is limited to acceptability of site access and water
supply as they pertain to fire department operations, and shall not be construed as a substitute
for fonnal plan review to detennine 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 pennits.
20. As the proposal does not appear to involve any building area increase, there is no impact to
required fire flow for the project.
21. Emergency Gate/Access Gate Requirements: Gates, if installed, shall conform with Fire
Department Standard Details and Specification .G-l and, when open shall not obstruct any
portion of the required width for emergency access roadways or driveways. Locks, if
provided, shall be fire department approved prior to installations.
PUBLIC WORKS DEPARTMENT
22. Preliminary Title Report: Prior to issuance of any grading or building pennits for the site, the
applicant shall provide a current Preliminary Title Report.
23. Right of Way for Public Street Purposes: Prior to issuance of any grading or building permits
for the site, the applicant must provide a plan that shows the locations of all property lines in
relationship to the street centerline and to the existing and proposed improvements. The
applicant shall dedicate additional right of way and request vacation of existing right of way
along the Curtner A venue frontage to a distance of 40 feet from the centerline of Curtner
A venue along the entire frontage of the property. Also, the applicant shall request a lot line
Conditions of Approval- hanning Commission Meeting of March 23, 2004
PLN2004-04 - 161 Curtner A venue
Page 4 of 5
adjustment to incorporate the street vacation area as part of the property. Applicant shall
prepare all documents and pay for fees necessary to record dedication, request vacation,
request lot line adjustment and submit to the City for review, acceptance, and recording. The
current application processing fee to vacate excess right of way is $2,000. The current
application processing fee for a lot line adjustment is $750.
24. Street Improvements: Prior to issuance of any grading or building pennits for the site, the
applicant shall execute a street 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:
a. Removal of non-ADA compliant driveway approach;
b. Construction of new 8' sidewalk and ADA compliant driveway approach;
c. Installation of street trees and irrigation;
d. Construction of conforms to existing public and private improvements, as
necessary.
25. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
26. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
compames.
27. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. Streets which have been resurfaced within
the previous five years will require boring and jacking for all new utility installations.
Applicant shall also prepare pavement restoration plans for approval by the City Engineer
prior to any utility installation or abandonment.
28. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a ten-year stonn frequency, prepare an
engineered grading and drainage plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18,33, and Appendix Chapter 33.
29. Stonn Drain Area Fee: Prior to issuance of any grading or building pennits for the site, the
applicant shall pay the required Storm Drain Area fee of $2,500 per net acre, which is $1,075.
30. Stonnwater 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.
Conditions of Approval- Planning Commission Meeting of March L..i, 2004
PLN2004-04 - 161 Curtner Avenue
Page 5 of 5
Resources to achieve these objectives include Stonnwater 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 Stonnwater 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 Stonnwater Quality: A Companion
Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003.
March 12, 2004
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, March 23, 2004, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Morelan Associates, Inc., on behalf of KAJ LLC, for a Site and Architectural
Review Pennit (PLN2004-04) to allow the remodel of an existing warehouselindustrial building
on property owned by KAJ LLC located 161 Curtner Avenue in an M-I-S (Light Industrial)
Zoning District. Staff is recommending that this project be deemed Categorically Exempt under
CEQA.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2004-04
Address: 161 Curtner Avenue
70 North First Street. Campbell, California 95008-1436 . TFL 408.866.'2140 . FAX 408.871.5140 . Wi) 408.866.'2790
March 2, 2004
Re:
PLN2004-04 - 161 Curtner - Site and Architectural Review Pennit
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, March 9, 2004
Time: 7:10 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, March 23, 2004
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
Melinda Denis
Planner I
cc:
Morelan Associates, Inc. (Applicant)
1101 S. Winchester Blvd., #G 173
San Jose, CA 95128
KAJ LLC/Attn: Leonard Tyson (Property Owners)
13501 Paseo del Roble
Los Altos Hills, CA 94022
70 North First Street. Campbell, California 95008.1436
TEl. 408866.'2140 . FAX 408.871.5140 . TlJl> 408.866.'2790
MEMORANDUM
To:
Site and Architectural Review Committee
Date: March 2, 2004
From:
Melinda Denis, Planner I ~
Subject:
161 Curtner Avenue - PLN 2004-00004
Site and Architectural Review Pennit
Proposal
The applicant is requesting approval of a Site and Architectural Review Permit to allow the
remodel of an existing warehouselindustrial building. The project site is located on the north side
of Curtner A venue near its intersection with McGlincy Lane.
The General Plan land use designation is light Industrial and the zoning designation is M-I-S
(Light Industrial). The existing buildings were approved as warehouse building in 1969. The
existing site is not suitable for other uses other than warehouse due to the inadequate number of
parking spaces provided. The applicant is proposing to reduce the square footage of the existing
buildings to allow the opportunity for a variety of uses besides warehouse.
Project Data
Net Lot Area:
18,859 sq. ft. (0.43 acres)
Proposed Building Area:
Building 1:
Office Area:
Service Area:
Total:
Building 2:
1 s1 Floor Service Area:
2nd Floor Warehouse:
Total:
345 sq. ft.
3,657 sq. ft.
4,002 sq. ft.
2,400 sq ft.
727 sq. ft.
3,127 sq. ft.
Site Utilization:
Building Coverage:
Landscape Coverage:
Paving Coverage:
7,355 sq. ft.
1,509 sq. ft.
9,995 sq. ft.
(39% )
(8%)
(53% )
Floor Area Ratio (FAR):
0.38
PLN 2004-00004 -161 Cùtlner Avenue
Pa¡;?e 2 of 2
Parking
Required:
Provided:
2 spaces (Office @ 1:225 - 345 sq. ft.)
18 spaces (Auto Service Garages @ 1:350 - 6,057 sq. ft.)
2 spaces (Warehouse @ 1:400 - 727 sq. ft.)
22 total spaces
22 total spaces
Adjacent Land Uses
North:
South:
East:
West:
Mini-Storage
Commercial
Industrial Pipe Storage
Mini-Storage
Staff Analvsis
Staff does not have any outstanding issues and is supportive of the project as proposed. Staff
finds that the proposed use is compatible with other uses in the surrounding neighborhood.
Attachment: Site plan, floor plan, elevations and location map.
February 20, 2004
Mr. Jim Morelan
Morelan Associates, Inc.
1101 S. Winchester Blvd., Suite G-173
San Jose, CA 95128
Re:
Site and Architectural Review Permit Application
File No.: PLN2004-00004 -161 Curtner Avenue
Dear Mr. Morelan:
Thank you for your submittal of a Site and Architectural Review Pennit Application for the
remodel of an existing warehouselindustrial building and street improvements located at 161
Curtner A venue. This application will be considered by the Planning Commission and would be
decided upon at a public hearing.
Your application has been deemed incomplete. Additional information/documents must be
submitted before your application can be deemed complete and scheduled for a public hearing.
These items are as follows:
1. Site Plan: Provide the location and uses of buildings on adjacent properties. Please describe
the height, setbacks and type of structure of buildings on adjacent properties.
I have enclosed conditions of approval from the Building Division and County'Fire Department
for your review. The Public Works Department Conditions of Approval were not available at the
time this letter was prepared and will be mailed separately. Please feel free to contact me at
(408) 866-2142 or by email at melindad@cityofcampbell.com if you have any question
regarding these comments.
Sincerely,
Melinda M. Denis
Planner I
encl:
Building Inspection Division Conditions of Approval, 01/21/04
County Fire Department Conditions of Approval, 02/09/04
cc:
Geoff Bradley, Senior Planner
Leonard Tyson, KAJ LLC, 13501 Paseo del Roble, Los Altos Hills, CA 94022
70NorthFirstStreet. Campbell,California95008-1436. TEl408.866.'2140. FAX408.871.5140. T[J\)408.866.'2790
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CITY OF CAMPBELL
Community Development Department
August 21,2003
Mr. Jim Morelan, AlA
Morelan Associates, Inc.
1101 S. Winchester Blvd., Suite G-173
San Jose, CA 95128-3917
Re:
File No.: BLD2003-663,664
161 Curtner A venue
Dear Mr. Morelan,
-
On June 13, 2003, the Community Development Director approved a minor modification to a
Site and Architectural Permit to allow minor alterations to an existing building, pursuant to
Section 21.42.060 of the Campbell Municipal Code. The approved minor alterations included
the paint schedule illustrated on sheet A-2 of the building permit set.
A progress inspection was conducted on Tuesday, July 19, 2003. The current color scheme of
the buildings is not consistent with the approved plans. The Planning Division has reviewed the
current color scheme and is not supportive of the changeØ roof color. You are required at this
time to repaint the buildings per the approved paint schedule or ,submit a revised paint schedule
to the Building Division for review and approval by the Planning Division.
If the Community Development Director finds that the revised paint sc~edule will have an
adverse effect on- the surrounding industrial area or is of sufficient size to warrant the
consideration of the Planning Commission, she shall refer the application to the Site and
Architectural Review Committee for processing in the same manner as all other applications for
Site and Architectural approval.
If you have any questions, please feel free to contact me at (408) 866-2142.
,~eI!k~
Melinda Denis
Planner I
end:
Campbell Municipal Code Chapter 21.42, Site and Architectural Review Area
cc:
Sharon Fierro, Community Development Director
Geoff Bradley, Senior Planner'
Leonard Tyson, KAJ LLC, 13501 Paseo Del Roble, Los Altos Hills, CA 94022
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MORELl\i\I
ASSOCIATES, INC.
ARCHITECTURE
CONSTRUCTION
January 20, 2002
1101 S. Winchester Blvd.
Suite G-173
San Jose, CA 95128-3917
TEL (408)247-3322
FAX (408)247-5560
Email info@morelan.net
www.morelan.net
TO:
City of Campbell
Planning Department
70 North First Street
Campbell, CA 95008
RE:
Remodel for Automotive Repair of Existing Buildings
161 Curtner Avenue
Campbell, CA 95008
APN: 412-33-018
OWNER:
KAJ LLC
13501 Paseo Del Roble
Los Altos Hills, CA 94022
Contact: Leonard Tyson
SUBJECT:
Development Schedule
Upon approval of the Site and Architectural Review, the owner plans to proceed
immediately with the following estimated development schedule:
Construction Drawing... ... ... ... ... ... ... ... ... ... ....1 month
ConstructionPermit&Bids...........................l month
Construction............ ......... ......... ...............2 months
There are no associated projects.
~~v ~'~~
Jim D. Morelan, AIA, Architect
Applicant
RECtEIVED
JAN 2 {) 2004
C\TY Of CAMPBELL
PLANNING DEPT.
Architect CA #C-5471
.
HI #AR-9651
.
NV #1709
.
General Contractor CA #413297
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CITY OF CAMPBELL
Community Development Department
January 13, 2002
Jim Morelan
Morelan Associates, Inc.
110 1 South Winchester Boulevard
San Jose, CA 95128-3917
Re:
Pre-application
File No.: PRE 2002-00030
161 Curtner Avenue
Dear Mr. Morelan,
Thank you for your revised preliminary proposal for the interior and exterior remodel of
two existing industrial buildings at 161 Curtner Avenue.
The project site is zoned M-I-S (Light Industrial) and the General Plan designation is
Light Industrial. The existing general warehousing use is an allowed use in this zoning
district. The property is currently in a blighted condition and the City is supportive of
your efforts to redevelop it.
The property at 161 Curtner Avenue consists of two structures, one adjacent to Curtner
A venue and one at the rear of the property. The property was previously used in
conjunction with the property next door to the east, as a plumbing supply business. A
Site and Architectural application (S 69-05) was approved by the Planning Department
for a new 2,400 square foot, three-sided storage shed located at the rear of the property.
A Building Permit (#5613) was issued on October 22, 1969 and finalized on January 13,
1970 for a 4,800 square foot industrial storage building. The City Attorney has
determined that the rear structure is a legal 4,800 square foot industrial storage building.
No permits were issued for either the treatment on the east side of the rear structure or the
canopy at the rear of the property.
The only use to which the buildings could currently be used without improvements is
warehouse (storage). The buildings were originally approved for storage and a change in
use would require additional requirements. The property is not suitable for automotive
repair due to the inadequate number of parking spaces provided. The property could be
used for automotive repair if the total gross floor area is greatly reduced to allow the
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TDD 408.866.2790
PRE2002-00030 -161
irtner Avenue
Pafle 2 of 2
required number of parking spaces. The change in use from warehouse to automotive
repair would require a Site and Architectural Review Permit and would be considered by
the Planning Commission at a public hearing.
These comments are intended as preliminary only. Additional comments and
requirements may be forthcoming. Please do not hesitate to contact me at (408) 866-2142
or via email at melindad@citvofcampbell.com if you have any questions or to discuss a
revised proposal.
. #,:dì;, ~ I /l
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Melinda Denis
Planner I
cc:
Geoff Bradley, Senior Planner
KAJ LLC, Property Owner, 13501 Paseo del Roble, Los Alto Hills, CA 94022
November 12, 2002
Jim Morelan
Morelan Associates, Inc.
1101 South Winchester Boulevard
San Jose, CA 95128-3917
Re:
Pre-application
File No.: PRE 2002-00030
161 Curtner A venue
Dear Mr. Morelan,
Thank you for your preliminary application for the interior and exterior remodel of two
existing industrial buildings at 161 Curtner A venue. The plans were distributed to the
City's Public Works Department, Building Division, Planning Division, and County Fire
Department. The comments from the Public Works Department, the Building Division
and the County Fire Department are attached. Please find comments from the Planning
Division below.
ZOOiO2
The project site is zoned M-I-S (Light Industrial) and the General Plan designation is
Light Industrial. The existing general warehousing use is an allowed use in this zoning
district. The proposed use for auto repair would require a Site and Architectural Review
Permit and would be considered by the Planning Commission at a public hearing.
Back2round
The property at 161 Curtner Avenue was previously used in conjunction with the property
next door to the east, as a plumbing supply business. The subject property was then sold
and the owner submitted an application for a Site and Architectural Review Permit to
remodel the two buildings by removing a portion of the front building to meet minimum
requirements for automotive repair, place a new façade on the front building and redesign
the parking area to provide parking and proper drainage. The application was approved
by the Planning Commission on April 22, 1997. However, a Building Permit was never
obtained and the Site and Architectural approval expired. Since that time, the canopy at
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.'2140 . FAX 408.871.5140 . TO!) 408.866.'2790
PRE2002-00030 - 161 ,--trtner Avenue
PaJ;?e 2 of 3
the rear of the property and changes to the rear building were completed without permits
and may require to be modified or demolished.
Use
The property may not be suitable for automotive repair due to an inadequate number of
parking spaces provided. The only use to which the buildings could be used without
improvements is warehouse (storage). This is because the number of parking spaces
required for warehouse use is lower than required for autobody use. The property could
possibly be used for automotive repair if the total gross floor area is reduced to allow for
the required number of parking spaces.
Parkin2
The proposed project provides 28 parking spaces, six of which are accessible by hydraulic
lifts. Chapter 21.50 of the Campbell Municipal Code requires 27 parking spaces that are
not blocked by another parking space, unless the total gross floor area is greatly reduced.
Use
Auto service garage
Storage
Gross Area (Sq. Ft.)
7,371
2,333
Parking Required
21 (1:350)
5.8 (1 :400)
27
The minimum parking stall size is eight feet wide and sixteen feet long for compact stalls;
nine feet wide and twenty feet long for standard stalls. The total number of compact stalls
on any site must not exceed forty percent of the total parking provided. Your
development should include bicycle and motorcycle parking facilities which is codified in
Section 21.50.030.
Landscapin2
Developments within the M-I-S zoning district are required to provide a minimum of
eight percent of the net site area in landscaping. It appears that the minimum landscaping
is not provided within the site area. Landscaping outside of the lot area does not count
towards the minimum landscaping requirements. Continuous landscape areas shall be
required along the public street frontage and should include a mixture of turf,
groundcover , shrubs and trees.
Si2na2e
The proposed monument sign will require a Sign Permit. The sign must be located
within the property lines and shall meet all requirements of Chapter 21.53 of the
Campbell Municipal Code.
It is recommended that you schedule a meeting with staff to discuss your architectural
ideas and modifications. These comments are intended as preliminary only. Additional
comments and requirements may be forthcoming. Please do not hesitate to contact me at
PRE2002-00030 - 161 - ..rtner Avenue
PaJ!e 3 of 3
(408) 866-2142 to discuss the application process and for further assistance with this
project.
Sincerely,
Melinda Denis
Planner I
end:
Public Works Department Preliminary Conditions of Approval, 11/11/2002
Fire Department Preliminary Development Review Comments, 11/4/2002
Building Inspection Division Comments, 10/25/2002
cc:
GeoffBradley, Senior Planner
KAJ LLC, Property Owner, 13501 Paseo del Roble, Los Alto Hills, CA 94022