Pre-Application - 2004July 27, 2004
Yobert and Diana Mirzapour
7044 Via Barranca
San Jose, CA 95139
Re:
Preliminary Application Comments
File No.: PRE 2004-43 - 2265 S. Winchester Blvd.
Dear Applicant:
Thank you for your submittal of a preliminary application for the establishment of a restaurant
use in an existing commercial building on the referenced property. The subject property is
presently P-D (Planned Development) and is designated as a Central Commercial Land Use on
the City's General Plan Land Use Map.
The establishment of the proposed use is a permitted use in this zoning district subject to
approval of a Conditional Use Permit. This determination is based upon an interpretation that
your restaurant would provide beer or wine beverage services and the operational hours after
11 :00 p.m. on Friday and Saturdays. Additionally, the establishment of a new use in the P-D
(Planned Development) Zoning District requires a Conditional Use Permit.
A number of use issues arise with the establishment of a restaurant use at this location as
follows:
1. The proximity of the rear parking area adjacent to single-family residential uses.
2. The adequacy of parking available for the proposed use a copy of the parking
requirements is attached.
3. That the building be improved to current commercial standards in terms of accessibility,
structural stability and occupancy requirements.
4. The project site is currently deficient in landscaping both in the rear parking area and
along the street frontage.
5. It is strongly recommended that you retain the services of a licensed design professional
to properly prepare plans for this commercial use
Your application was distributed to the Public Works Department, Building Division, Planning
Division and County Fire Department. In addition to the Planning Division's comments
contained in this letter, please find enclosed comments from the Building Division. Please note
70 North First Street
Campbell, California 95008-1436
TEL 408.866.2140 . FAX 408.871.5140 . TIm 408.866.2790
PRE 2004-43 - 2265 S. Winchester Blvd.
Paf!:e 2 of 2
that these comments are meant to be preliminary. Conditions of approval from each department
will be developed when the formal application is submitted.
The Planning Division completed the review of your preliminary application and has the
following comments regarding your proposal:
1. Conditional Use Permit: The Conditional Use Permit approves the proposed use, site plan
and elevations for the subject property. The purpose ofthe Conditional Use Permit review is
to allow consideration of uses on a case-by-case basis. This approval process takes into
consideration the location of the use as well as on-site improvements. An application for a
Conditional Use Permit is enclosed. A processing time of 45-60 days is typical for a
Conditional Use Permit and requires consideration by the Planning Commission through a
public hearing process.
2. Building Permits: Tenant improvement plans will need to be submitted to the Building
Division after the Planning Commission's approval. Plans for a commercial occupancy need
to be prepared by a licensed Architect or Engineer.
3. Parking: Please refer to Table 3-1 that is enclosed.
4. Potential Noise: Your use permit application needs to address the operational hours of the
business as well as outdoor seating area. Please provide any relevant information with your
use permit application that will demonstrate how you will monitor and or restrict noise levels
generated by the use.
5. Landscaping: The project site is deficient in landscaping. Please anticipate the installation of
a planting area between driveways, adjacent to the building entrance and at the rear of the
parking area with your occupancy of the building.
6. Signing: Commercial uses are restricted to one freestanding sign and one wall mounted. The
permitted sign area is based upon the linear frontage of the business with an area ranging
from 20 to 50 square feet and a sign height limit of 14 feet for the freestanding sign.
Thank you for the opportunity to review your preliminary application. Please do not hesitate to
contact me at (408) 866-2144 or by email at timh@citvofcampbell.com to schedule a meeting to
discuss these comments or the application process.
?f7~ ~
Tim J. Haley
Associate Planner
end:
Conditional Use Permit Application
Fire Department Preliminary Comment
Building Division Comments
cc:
GeoffBradley, Senior Planner
PRE 2004-43 - 2265 S. Winchester Blvd.
Ed Arango, Associate Engineer
Wayne Hokanson, Santa Clara County Fire Department
Daniel Garza & Helva Bendik, 1600 Saratoga Avenue, #403-252, San Jose, CA 95129
Paf!:e 3 of2
CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC: July 27,2004
ADDRESS:
2265 S. Winchester Bl.
Project Application: PRE2004-00043
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 permit shall comply with the code in effect at that time. Submit 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 SA TISF ACTION OF THE BUILDING DIVISION MANAGERIBUILDING OFFICIAL:
1.
PERMITS REQUIRED: A building permit application shall be required for the proposed change
in use of the (e) commercial structure. The building permit shall include
Electrical/Plumbing/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: 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.
5.
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.
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:\Building ORC Comments\2265swinchesterbl_2.doc
7.
8.
9.
10.
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 permits, in accordance with
U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the
Building Inspection Division Counter.
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.
TITLE 24 ACCESSIBILITY - COMMERCIAL: On site general path of travel shall comply
with the latest California Title 24 Accessibility Standards. W orkshall include but not be limited
to accessibility to building entrances from parking facilities and sidewalks.
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.
APPROV ALS REQUIRED: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. 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:\Building ORC Comments\2265swinchesterbl_2.doc
FIRE DEPARTMENT
SANTA CLARA COUNTY
PL.- .EVIEW NUMBER 04 1665
BLDG PERMIT NUMBER
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 . (408) 378-9342 (fax) . www.sccfd.org
CONTROL NUMBER
FILE NUMBER PRE 2004-43
DEVELOPMENT REVIEW COMMENTS
CODE/SEC.
I SHEET FI REQUIREMENT
Review of a proposed Use Permit to allow the establishment of a restaurant with
late night operational hours in an existing commercial building.
1 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 formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall make
application to, and receive from, the Building Department all applicable
construction permits.
2 The architect shall reflect compliance with the Uniform Building Code relative to
occupancy and the intended use of the building. This requirement to the
satisfaction of the City of Campbell Building Department.
3 The applicant shall comply with appropriate City of Campbell ordinances relative
to permitted smoking within buildings located in the city. The applicant does not
reflect the location of the proposed Huka (water pipe) activity.
Submittal disapproved pending further discussion with the applicant regarding the
water pipe activity and clarification as to location of use and compliance with City
of Campbell ordinance. The applicant is requested to contact the fire department
for clarification. Please contact Wayne Hokanson @ 408-341-4423.
City PLANS SPECS NEW RMDL AS
OCCUPANCY CONST.TYPE
ApplicantName
DATE
PAGE
CBL
0
0
0
0 0
YOBERT MIRZAPOUR
7 /12/2004 ~ OF ~
BY
SEC./FLOOR
AREA
LOAD
DESCRIPTION
NAME OF PROJECT
Commercial Development
LOCATION
Hokanson, Wayne
RESTAURANT
2265
Winchester Bl
----
Org~nized as the Santa Cl?ra County Centralfire Protection Distric_t___----
Serving Santa Clara County and the communities of Campbell, Cupertino. Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
-- -~---~ -
-----
CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC: July 12,2004
ADDRESS:
2265 S. Winchester Bl.
Project Application: PRE2004-00043
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 permit shall comply with the code in effect at that time. Submit 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 pemit.
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 MANAGERIBUILDING OFFICIAL:
1.
PERMITS REQUIRED: A building permit application shall be required for the proposed new
restaurant use in the (e) commercial structure. The building permit shall include
Electrical/P1umbing/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: 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.
5.
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.
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:\Building DRC Comments\2265swinchesterbl.doc
7.
8.
9.
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
V.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection fonns from the
Building Inspection Division Counter.
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.
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.
10.
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.
11.
APPROV ALS REQUIRED: The project requires the following agency approval prior to
issuance of the building pennit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. Bay Area Air Quality Management District (Demolitions Only)
d. 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:\Building ORC Cornrnents\2265swinchesterbl.doc