Modification to PD - 1997MEMORANDUM
To:
From:
Date:
Subject:
Corinne Shinn
Secretary, Community Development Dept.
Ja~(e)ms ley
D~ty City Clerk
AI~I 19, 1999
Covenant for Reciprocal Ingress/Egress Easement - 106 E. Campbell
The Recorder's Office has returned the original recorded Covenant for Reciprocal
Ingress/Egress Easement for property located at 106 E. Campbell Avenue - Helen T.
Power and Dean R. Dubbe.
A copy is attached for your records - the original document has been filed in the vault
and indexed for future reference.
When Recorded Mail To:
City Clerk
City of Campbell
70 N. First Street
Campbell, CA 95008
DOCUMENT: 14713338
Titles:l /
Fees ....
Taxes...
Copies..
AHT PAID
BRENDA DAVIS
SANTA CLARA COUNTY RECORDER
Recorded at the request o{
City
Pages:
19.00
19.00
RDE ff
3/19/1999
8:02 AH
COVENANT FOR RECIPROCAL INGRESS/EGRESS EASEMENT
This instrument is made by ['~2lelrl T, ~)IA/~¥' OVid
1.14C!O1T. [b~ev'///)~_Zlr] ~ I)iJb/:~ (hereinafter referred to as "First Party") is the owner of
certain real property located in the City of Campbell, County of Santa Clara, State of
California, commonly known as 106 East Campbell Avenue, Santa Clara County Assessors
Parcel Number 412-05-002, as more particularly described in Exhibit A, which is attached
hereto, and made a part hereof (hereinafter referred to as "Parcel One").
2. First Party has applied for and has received conditional approval by the City of Campbell for
a Modification to the Planned Development Permit for Parcel One.
o
The approval of the Modification of the Planned Development Permit was conditioned upon
First Party recording an agreement (hereinafter referred to as the "Covenant") to provide an
easement for reciprocal vehicle access (hereinafter referred to as the "Easement") with the
parcel located immediately to the west, on the southeastern comer of East Campbell Avenue
and South Fourth Street, commonly known as 76, 86 and 98 East Campbell Avenue,
Campbell, California, Santa Clara County Assessors Parcel Number 412-05-001, as more
particularly described in Exhibit B, which is attached hereto, and made a part hereof
(hereinafter referred to as "Parcel Two").
4. The Easement shall not take effect unless and until the owner of parcel two also new records
a similar covenant for reciprocal ingress and egress between Parcel Two and Parcel One.
NOW, THEREFORE, FIRST PARTY COVENANTS AND AGREES AS FOLLOWS:
Subject to satisfaction of the conditions set forth herein, First Party hereby covenants and
grants to Parcel Two a nonexclusive appurtenant easement for vehicular ingress and egress
over the portion of Parcel One described in Exhibit C, which is attached hereto, and made a
part hereof, or such portion thereof as determined to be reasonable and necessary by the City.
The easement granted by this Covenant shall not become effective until such time as the
owner of Parcel Two records a similar easement for reciprocal vehicular ingress and egress
appurtenant to Parcel One providing ingress and egress to and from South Fourth Street over
Parcel Two to and from Parcel One.
Covenant for Reciprocal Ingress/Egress Easement
106 East Campbell Avenue
Page 2
3. The weight of a vehicle using the reciprocal access shall be limited to a maximum of 5,000
pounds.
4. Nothing in this Covenant shall be construed as providing for reciprocal use of parking located
on Parcel One.
5. Nothing contained in this Covenant shall be construed to require a loss of more than one
parking space on Parcel One.
6. The owner of Parcel One shall not be required to incur any construction costs in order to
implement the reciprocal easement with Parcel Two.
7. The loss of the parking space shall not result in a limitation to the current use of the building
(two medical veterinarians) beyond that contained in the original permits of approval; the
uses in the building will be calculated as if 12 parking spaces are being provided.
8. The Easement shall conform to all City requirements regarding the scope, use and location of
the Easement that exist at such time in the future as the owner of Parcel Two records the
similar easement for reciprocal ingress and egress.
9. If the owner of Parcel Two fails to record the reciprocal easement with twenty (20) years of
the recordation of this Covenant, then this Covenant shall become void and unenforceable.
10. This Covenant is intended to be a Covenant running with the land, and the burdens of the
Covenant shall be binding upon, and the benefits of the covenant shall inure to all successors
in interest to the real property described herein.
IN WITNESS WHEREOF, the undersigned have executed this Covenant this
., 1999.
(signature)
day of
(typed name of First Party)
STATE OF CALIFORNIA
COUNTY OF SANTA CLARA
Onthe leg~--xtayof 1~¢~C~ , 1999, beforeme, the undersigned, a Notary Public in and f°r the State' pers°nally
appeared ~. n'"~cx~s-4-D~c.r~')¢bb£., t~-sona!b' kne,:..'n to me (or proved to me on the basis of satisfactory evidence)
to be the person(s) whose name(s) iaPare subscribed to the within instrument and acknowledged to me that he/she/they executed
the same in hi~a~r/their authorized capacity(ies), and that by hig~efftheir signature(s) on the instrument the person(s) or the
entity upon behalf of which the persons(s) acted executed the instrument.
WITNESS my hand and official seal
! LISA MONACO
~/-~-.,~t~ COMM. NO. 1189473 ~ Notary Public in and for said State
-.' ~ COMM EXPIRES JULY 9, 2002 ~
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Parcel One
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Exhibit B
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The shaded area represents the potential area of ingress and egress as of the date of this
covenant, and subject to the terms of this agreement. It is recognized that the exact
location of the aceessway may be shifted to accommodate future site design on Parcels One
and Two, subject to the approval of the City of Campbell.
Exhibit C
March 12, 1999
Memorandum of Understanding
Regarding the City of Campbell's notice to Pacific Gas and Electric
for 106 E. Campbell Avenue
We, j_/£z _,__,,,/ /O~,.,/~,e ,,. l~,e,,~, ,~,,,'d,~,.~ are the owners of the property
located at 106 E. Campbell Avenue, Campbell, California (APN 412-05-002).
By this Memorandum of Understanding, we give notice that we understand and agree that the
release by the City Building Department to Pacific Gas & Electric Company to allow power to be
turned on to the newly relocated utility box(es) on the east side of the building, does not constitute a
final occupancy permit for the building.
We understand and agree that we will fulfill all other conditions as required by the permit governing
the new use of the site for a specialized veterinary use M 97-11 (Modification to the Planned
Development Permit), to include, but not limited to revision to the preliminary landscaping plan,
and installation of the plants and irrigation system, revision to the construction details for the
windows, and a sign permit for signs to be installed, prior to occupancy of the site for the
aforementioned veterinary use.
We also understand and agree that we will fulfill the requirements of other departments and
agencies governing the remodeling of the building and site, including, but not limited to the
Building Department and the Public Works Department of the City of Campbell, and the Santa
Clara County Fire Department.
( signature, Dean R. Dubbe, owner); Pfv.-c 6//~'., ffdate)
CITY OF CAMPBELL
City Clerk's Office
September 22, 1997
Dean Dubbe and Dr. Helen Power
471 Manzanita Avenue
Felton, CA 95018
Dear Mr. Dubbe and Dr. Power:
At the regular meeting of September 16, 1997, the City Council held a public
hearing to consider approval of a Modification of a Planned Development Permit
to allow the establishment of a specialty veterinary clinic on property
located at 106 E. Campbell Avenue.
After due consideration and discussion, the City Council adopted Resolution
No. 9285 approving a Modification to a previously-approved Planned Development
Permit (PD 78-05) to allow the conversion of a restaurant building to a
specialty veterinary office on property located at 106 E. Campbell Avenue, in
a PD (Planned Development) Zoning District, subject to the Conditions of Approval.
Please find certified copy of this Resolution attached for your own records.
Should you have any questions in regard to the City Council's action, please
do not hesitate to contact this office (866-2117) or Barbara Ryan, Community
Development Department.
Sincerely,
~anette Hemsley~/
Deputy City Clerk
Enc.
cc. Jerry Ferguson, Saratoga Investment Co.
Michael Mullinix, Mullinix Commercial Real Estate Co.
~%~~, Community Development Department
jh
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2117 . F^X 408.374.6889 · TDD 408.866.2790
RESOLUTION NO. 9285
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A MODIFICATION TO A PREVIOUSLY
APPROVED PLANNED DEVELOPMENT PERMIT (PD 78-05) TO ALLOW
THE CONVERSION OF A RESTAURANT BUILDING TO A SPECIALTY
VETERINARY OFFICE ON PROPERTY LOCATED AT 106 E.
CAMPBELL AVENUE, IN A PD (PLANNED DEVELOPMENT) ZONING
DISTRICT. APPLICATION OF DEAN DUBBE AND HELEN POWER.
FILE NO. M 97-11 (PD 78-05).
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 City Council did find as follows with respect to
application M 97-11 (PD 78-05).
1. The proposed use will bring clients from outside the area into the downtown who normally would
not visit downtown Campbell.
2. The proposed use will have a retail component in addition to the consultation component.
3. The building and grounds are in disrepair, and the applicant has indicated a considerable
commitment to restore and beautify the site.
4. The building is an historic building and should not be permitted to continue to decline.
5. An extensive effort has been undertaken to attract another restaurant use to the site, to no avail.
6. The building has been used by several past owners for medical office purposes.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed modification and improvements would result in a more desirable environment.
2. The proposed modification would not result in a situation contrary to the intent of the PD permit by
which the development was originally approved.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions is in accordance with the ordinance of the City of Campbell and the State of
California. 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.
City Council Resolution No. 9285
M 97-11 (PD 78-05) - 106 E. Campbell Avenue - Veterinary Clinic
Page 2
PLANNING DEPARTMENT
1. Approved Project: Approval is granted for a Modification to the previously approved Planned
Development Permit to allow a veterinary dermatologist consultation office and clinic, with a
retail component. Said approval is subject to the description of the use and concomitant
improvements to the building and grounds as indicated on the site plan and application for the
permit, except as modified by the Conditions of Approval.
Hours of Operation: The hours of operation shall be no greater than from 7 a.m. - 11 p.m.
weekdays, and 8 a.m. to 5 p.m. on Saturdays.
3. Size/type of Animals: Treatment shall be confined to small domestic animals.
o
10.
11.
Overnight Use: The approval does not permit the overnight boarding of animals, nor residential
use of the property, except for emergency purposes.
Noise: The entire clinic, including treatment rooms, cages or pens shall be maintained within a
completely enclosed, soundproofed building constructed of materials which will ensure that no
interior sound exceeding sixty-five decibels shall be audible on the exterior of the building. The
clinic shall be provided with air-conditioning which is adequate to prevent the necessity of
opening doors and windows for ventilation purposes.
Odor: The clinic shall be designed and operated in such a manner as to guarantee that no
objectionable odors or noises shall be produced outside its walls, and provisions for off-site
disposal of all waste materials shall be in compliance with county health standards.
Historical Preservation Board Review: Any exterior changes to the building and grounds shall be
submitted to the HPB for review.
Landscape Plan: A Landscape Plan shall be submitted for review by the City Landscape
Consultant for restoration and upgrade of the landscaping, prior to occupancy.
Utilities: All existing utilities existing and necessary for the use of the building as a restaurant
shall be retained.
Timing and Guarantee of Improvements: The improvements shall adhere to the schedule
submitted by the applicant, except as modified by Public Works conditions for public right-of-
way and drainage improvements. The applicants shall post a faithful performance bond for any
exterior building, paving and landscaping work to be completed after occupancy.
Reciprocal Access Agreement: The applicant shall record an agreement to provide reciprocal
vehicle access with the parcel to the immediately to the west (not into effect until owner of parcel
to the west also records such agreement).
City Council Resolution No. 9285
M 97-11 (PD 78-05) - 106 E. Campbell Avenue - Veterinary Clinic
Page 3
FiRE AND BUILDING DEPARTMENTS
12. Permits: Any improvements shall be submitted for review and approval by the City Building
Department and the Santa Clara County Fire Department.
PUBLIC WORKS
13. Standard Street Improvements: Prior to issuance of any building permits for site, the applicant
shall cause plans for public improvements to be prepared by a registered civil engineer, pay fees,
post securities and provide insurance necessary to obtain an encroachment permit for
construction of the improvements, as required by the City Engineer. The plans shall include the
following:
· Removal and replacement of the damaged sidewalk sections.
· Installation of tree wells, with street trees and irrigation at 40' on center.
· Widening of the existing sidewalk in the public right-of-way, behind new tree wells to
provide a 5' clear walkway and to comply with ADA requirements.
· Removal and replacement of easterly driveway approach to minimum 14' City standard
approach.
14.
Grading and Drainage: Prior to issuance of any building permits, the applicant shall refurbish,
remodel, and reconstruct the on-site drainage system, as necessary, to demonstrate that it is
functioning normally in accordance with the standards of the City as determined by the City
Engineer.
15. Parking Lot: Prior to issuance of occupancy for the site, applicant shall satisfy the following on-
site traffic mitigation measures required by the Traffic Engineer:
A. West driveway shall be used for outbound traffic and east driveway for inbound traffic. Low-
level signs and pavement arrows shall be placed to indicate entering and exiting driveways.
B. Shrubbery on west driveway shall be trimmed to a height not to exceed 36 inches.
C. All parking stalls shall be clearly marked, and a handicap stall shall be provided for access to
the front doorway.
16.
Completion of Public Street Improvements: Prior to issuance of occupancy approval for the site,
all public street improvements required by the encroachment permit must be completed and
accepted by the City Engineer/Council and the applicant must provide the one-year maintenance
security for 25% of the Faithful Performance Bond.
17.
Legal Lot: Prior to issuance of any building permits for the site, the applicant shall submit
information as requested by the City Engineer to verify that the property is one legally created
lot.
18. Title Report and Grant Deed: Provide a current Preliminary Title Report and Grant Deed.
City Council Resolution No. 9285
M 97-11 (PD 78-05) - 106 E. Campbell Avenue - Veterinary Clinic
Page 4
19. Water Meters and Cleanouts: Install proposed new water meters and sewer cleanouts on private
property behind the public fight-of-way line.
20.
Underground 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 company.
21. Storm Water Management: Comply with California Storm Water Best Management Practices
Handbook, prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District.
PASSED AND ADOPTED this 16th day of September , 1997, by the following roll call vote:
AYES: COUNCILMEMBERS: Dougherty, Watson, Furtado, Conant
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: Dean
ABSTAIN: COUNCILMEMBERS: None
Barbara D. Conant, Mayor
ATTEST'
Councilmember Dougherty stated that he was pleased with the revised conditions of
approval.
Mayor Conant declared the public hearing open and asked if anyone in the audience
wished to be heard.
There being no one wishing to speak, Mayor Conant closed the public hearing.
M/S: Dougherty/Watson - that the City Council adopt Resolution 9283 granting
approval of a Reiustatemem (R 97-01) of a previously approved Planned
Development Permit (PD 90-06) to allow the construction of a five-unit townhome
project on property located at 80 Dot Avenue in a PD (Planning Development
Zoning District, subject to Conditions of Approval and Resolution 9284 granting
approval of a Reinstatement and Modification (M 96-12) to a previously approved
Tentative Subdivision Map (TS 94-01) to allow a five-unit townhome project on
property located at 80 Dot Avenue in a PD (Planned Development) Zoning District,
subject to Conditions of Approval. Motion adopted by the following roll call vote:
AYES: Councilmembers: Dougherty, Watson, Furtado, Conant
NOES: Councilmembers: None
ABSENT: Councilmembers: Dean
16.
Application of Mr. Dean Dubbe and Dr. Helen Power, on behalf of Dermatology
for Animals, for approval of a Modification (M 97-11) to a previously approved
Planned Development Permit (PD 78-05) to allow the establishment of a Veterinary
Practice on Property Located at 106 E. Campbell Avenue in a PD (Planned
Development/Commercial) Zoning District (Resolution/Roll Call Vote)
This is the time and place for a public hearing to consider the application of Mr. Dean
Dubbe and Dr. Helen Power, on behalf of Dermatology for Animals, for approval of a
Modification (M 97-11) to a previously approved Planned Development Permit (PD 78-
05) to allow the establishment of a Veterinary Practice on property located at 106 E.
Campbell Avenue in a PD (Planned DevelopmentgCommemial Zoning District.
Planner I Ryan - Staff Report dated September 16, 1997.
Mayor Conant declared the public hearing open and asked if anyone in the audience
wished to be heard.
Dr. Powers addressed the City Council in support of the project and thanked the City
Council and staff for their hard work in bringing the project to this point as quickly as
they had.
There being no one further wishing to speak, Mayor Conant closed the public hearing.
Minutes of 9/16/97 City Council Meeting 6
17.
M/S: Watson/Dougherty - that the City Council adopt Resolution 9285 approving a
Modification to a previously approved Planned Development Permit (PD 78-05) to
allow the conversion of a restaurant building to a specialty Veterinary Office on
property located at 106 E. Campbell Avenue in a PD (Planned Development/
Commercial) Zoning District, subject to Conditions of Approval. Motion adopted
by the following roll call vote:
AYES: Councilmembers: Dougherty, Watson, Furtado, Conant
NOES: Councilmembers: None
ABSENT: Councilmembers: Dean
City-initiated Application for Approval of a Sign Application (S 97-33) to allow
Signage on the Water Tower located on property located at 90 S. First Street'in a
PD (Planned Development/Public-Semi Public) Zoning District (Resolution/Roll
CallVote)
This is the time and place for a public hearing to consider a City-initiated application
for approval of a Sign Application (S 97-33) to allow signage on the Water Tower
located on properly located at 90 S. First Street in a PD (Planned Development/Public-
Semi Public) Zoning District.
Associate Planner Haley - Staff Report dated September 16, 1997
Mr. Haley stated that there, was a printing error under Conditions of Approval ;gl, and
that the correct wording should be "Campbell" and not "City of Campbell".
Mayor Conant declared the public hearing open and asked if anyone in the audience
wished to be heard.
Patricia Fisk, 206 E. Rincon, Campbell, appeared before the City Council and stated
that she felt it was unnecessary to place signs on the Water Tower as she appreciated
the way the Tower looked with just its new coat of paint.
There being no one further wishing to be heard, Mayor Conant closed the public
hearing. '.
M/S: Furtado/Watson - that the City Council adopt Resolution 9286 approving a
Sign Application (SA 97-33) to allow signage .on the Water Tower located at 90 S.
First Street in a PD (Planned Development/Public/Semi-Public) Zonlnoo ~ct.
subject to Conditions of Approval. Motion adopted by the following roll call vote:
Minutes of 9/16/97 City Council Meeting 7
oty
Council
Report
ITEM NO.:
CATEGORY: Public Hearing
MEETING DATE: September 16, 1997
TITLE
Application of Dr. Helen Power and Dean Dubbe for a Modification (M 97-11) of a Planned
Development Permit (PD 78-05) to allow the establishment of a specialty veterinary clinic on
property located at 106 E. Campbell Ave. in a Planned Development Zoning District.
RECOMMENDATION
The Planning Commission recommends that the City Council take the following action:
1. Adopt a resolution, incorporating the attached findings, approving a Modification to a
previous Planned Development Permit, subject to the attached conditions of approval.
Environmental Determination: This project is categorically exempt under 15303 (a) Class 3 of
CEQA; therefore, no environmental action is required (New construction of small structures).
BACKGROUND
An existing 2,000 square foot building on the property was approved by the City via a Planned
Development Permit to allow a restaurant in June of 1978. The applicant is requesting approval
of a modification to the previous PD permit to allow the use of the building as a veterinary clinic
specializing in the diseases and allergies of the skin of dogs and cats. One room will be reserved
for retail sales to the general public of items with an animal motif.
ANALYSIS
General Plan and Zoning Consistency: The General Plan designation for this site is Commercial.
The Zoning is Planned Development, which requires uses consistent with the General Plan.
Downtown Development Plan: The site is within the area addressed by the Downtown Development
Plan. Goals and policies of the Plan relevant to the proposed change of use encourage retail and
restaurant business and facilitating downtown development, enhancing the perception of the
downtown beyond the loop streets, upgrading downtown store fronts, and restoring the historic
buildings.
The building is on the City's historic inventory list. The applicants have committed to restore
the building, which needs extensive work, both inside and out. They also propose to upgrade the
front setback area via landscaping consistent with the historic design of the architecture.
The doctor is the only veterinarian in the South Bay offering the dermatology specialty.
Therefore her patients come from as far away as Carmel and Monterey on the south, to San
Mateo and Alameda on the north and east. The doctor states that as owners must often leave
their animals with her for a while for tests, before a consultation meeting can be held to discuss
the results, they often shop and eat nearby. The office will be open from 8 a.m. to 8 p.m.
weekdays, and 8 a.m. to 5 p.m. on Saturdays.
City Council Report - September 16, 1997
M 97-11 - 106 E. Campbell Ave.
Page 2
The easterly front room of the building, formerly a sunroom in the 1920s and a doctor's office in
the 1930s, will be used to display retail items with an animal theme. The entry/waiting room will
house the cashier for both the veterinary office and the retail portion of the building.
The previous restaurant owners submitted a letter outlining their three year effort to locate
another restaurant for the site, to no avail (in Attachment 3 ).
Based upon the information delineated above, the Redevelopment staff and Community
Development staff support the application, provided the site is significantly improved and retail
services are provided.
Planning Commission Action: The Planning Commission at its meeting of August 26, 1997,
adopted Resolution No. 3115 recommending approval of the applicant's request subject to the
recommended conditions of approval with a (5-0-0) vote.
ALTERNATIVES
1) Deny the applicant's proposal
2) Approve the applicant's request, subject to modified conditions of approval
3) Refer the application back to the Planning Commission.
FISCAL IMPACTS
None
Attachments:
1. Draft City Council Resolution
2. Planning Commission Resolution and Minutes
3. Planning Commission Report
4. Location Map
PREPAREDBY:~~t~ ~. ~~
Steve Piasecki, Community Development Director
APPROVED BY:
Bernard M. Strojny, City Manager
.o~'CAa~
CITY OF CAMPBELL
Public Works Department
September 16, 1997
Helen Power
Dean Dubbe
VIA FAX (408) 335-1976
SUBJECT:
CLARIFICATION OF PUBLIC WORKS CONDITIONS OF APPROVAL FOR
M 97-11, 106 E. CAMPBELL AVENUE
Dear Ms. Power and Mr. Dubbe:
At your request, and at the Planning Commission's direction, we have reviewed the Public
Works conditions of approval contained in the Planning Commission's recommendation for
approval of M 97-11 and would like to clarify those conditions as follows:
Condition 13 Standard Street Improvements: The frontage of the property under consideration
will only accommodate one street tree. The street tree installation will require the removal of
the existing sidewalk, installation of the street tree, installation of irrigation for the street tree,
and reconstruction of the flag of sidewalk. The reconstruction of the sidewalk should be done
so as to maintain a minimum 4' of sidewalk around the new tree well. The easterly driveway
approach is curremly constructed to the City standard minimum width for a one-way
commercial driveway and is therefore not being required to be replaced, however it should be
adequately signed as a one way, entrance only, driveway.
Condition 14 Grading and Drainage: Any revisions or new construction to the private parking
lot area will require that a grading and drainage plan be prepared prior to construction of such
improvements. The grading and drainage plan shall show that historical drainage patterns
from adjacent properties are not being restricted, that the design is reasonable and necessary
and does not increase or concentrate drainage to adjacent properties.
Please let me know if you have any questions regarding these clarifications of the conditions of
approval.
Sincerely,
Michelle Quirmey
City Engineer
$:\MQ\LD\106CAMP
70 North First Street · Campbell, California 95008. 1423 . TEL 408.866.2150 - F^X 408.376.0958 · TDD 408.866.2790
Planning Commission Minutes of August 26, 1997 Page 8
M 97-11 (PD 78-05)
Dubbe/Power
Public Hearing to consider the application of Mr. Dean Dubbe
and Dr. Helen Power, on behalf of Dermatology for Animals,,
for approval of a Modification (M 97-11) to a previous Planned
Development Permit (PD 78-05) to allow the establishment of a
veterinary practice on property located at 106 E. Campbell
Avenue (Campbell House) in a PD (Planned
Development/Commercial) Zoning District. This project is
Categorically Exempt. Tentative City Council Meeting Date:
September 16, 1997.
Ms. Barbara Ryan, Planner I, presented the staff report as follows:
· The applicants are seeking Modification of a previously-approved Planned Development
Permit to allow the conversion of a restaurant use to a veterinary clinic.
· The site is the location of the former Campbell House Restaurant located on the south side of
E. Campbell Avenue between Third and Fourth Streets.
The use is not a standard veterinary clinic but rather provides dermatology services for
animals. The majority of the work is the identification of skin disorders and training the
owners to care for these conditions.
· There is no overnight care.
· The business will be open Monday through Saturday and closed on Sunday.
· There will be two employees.
· The building is included on the City's Historic Resource Inventory.
· The applicant has provided a list of planned improvements with a proposed schedule of
completion.
· Initially, the Redevelopment Agency had concerns about this use as it relates to the
Downtown Development Plan. Considerable effort took place to have a restaurant use at this
site to no avail. RDA now supports approval of this project.
· The applicant will offer retail products.
Commissioner Gibbons asked about the surrounding uses.
Ms. Barbara Ryan stated that there is a residence behind this site; professional offices to one side
with a parking garage and commercial uses on the other side.
Commissioner Alne asked why the emphasis on placing a restaurant at this location?
Ms. Barbara Ryan replied that the RDA is interested in generating foot traffic in the downtown
as well as night time Use. Any significant change to the Planned Development Permit requires a
Modification.
Commissioner Alne again asked, "why a restaurant?"
Planning Commission Minutes of August 26, 1997 Page 9
Mr. Steve Piasecki replied that the City has the greater responsibility to provide a retail
environment. Similarly, the City would not want to see the Pruneyard fully inhabited by
veterinarians and doctors instead of the retail and restaurants that are there.
Commissioner Alne suggested that the veterinary use is an allowed use in a commercial site and
asked if this is a Modification or if the Commission is issuing a new Use Permit?
Ms. Barbara Ryan advised that the Planned Development Zone does not have a list of approved
uses. Any change to a Planned Development Permit requires a Modification.
Chairwoman Keams opened the Public Hearing for Agenda Item No. 2.
Dr. Helen Power, Applicant:
· Advised that hers is a unique practice.
· She obtains her clients on a referral basis from throughout the Bay Area.
· Stated that this location offers a lovely place for her clients to spend some time as she treats
their pets.
· Thanked staff for its help in planning this proposal through the summer months.
· Said that she and her husband are committed to restoring this historic building.
Commissioner Lowe asked if this is a new thing in veterinary medicine?
Dr. Helen Power:
· Advised that veterinarians have been going into specialties.
Since 1975 there has been
dermatology for animals.
· She is the only such specialist in the South Bay Area, serving clients from San Francisco to
Monterey.
· This is an opportunity to bring new people to Campbell.
· She has worked in San Jose for 15 years and is excited to have found Campbell.
Mr. Dean Dubbe:
· Thanked the City for their assistance.
· Stated that they are excited about this property and returning to its historic use as a doctor's
office.
· Stated that their first priority is to occupy the site as soon as possible.
· Was informed by staff that it is possible to have bonds in place so that they can move in prior
to completion of all the improvements.
· Something under consideration is a reciprocal agreement with the flower shop to allow egress
and shared parking.
Mr. Steve Piasecki advised that bonds are possible and suggested that the applicants meet with
Public Works staff prior to the Council meeting.
Planning Commission Minutes of August 26, 1997 Page 10
Commissioner Gibbons asked about the walkway. Will there be an easement on private
property? Or is the sidewalk to be built on private property?
Ms. Helen Power stated that the sidewalks are not wide enough to incorporate tree wells but
proposes to plant City-approved trees on her property.
Commissioner Gibbons stated that a 14 foot driveway is not possible on this site as called out for
in the Conditions of Approval.
Mr. Steve Piasecki stated that what is required is a 14-foot approach not a 14-foot driveway.
Dr. Helen Power stated that this is an issue that still needs to be addressed.
Commissioner Gibbons:
· Suggested that staff provide wording in the Conditions that gives flexibility to the City
Engineer.
· Stated that the minutes will reflect the proposal by the applicant to provide landscaping on
their property and keep the existing sidewalk intact.
· Said that she is in support of this project.
Dr. Helen Power:
· Stated that she loves trees but there is no room in the public right-of-way to install street
trees. Suggested putting the trees on her property.
· As for the east entrance, they must come up with something aesthetically pleasing, historic
and safe.
· Stated that she is willing to work with Public Works staff.
· Said they want to preserve the historic character of the building as well as comply with
American's With Disabilities Act (ADA) requirements.
· They want to come up with a unique entrance and exit for the site.
· Clarified that the handicapped entrance will be located at the back of the building rather than
at the street frontage.
Mr. Steve Piasecki again advised the applicant to meet with Public Works staff prior to the
Council meeting. Tree wells are a standard.
Mr. Dean Dubbe said that he has already begun working with Public Works staff.
Chairwoman Keams closed the Public Hearing for Agenda Item No. 2.
Planning Commission Minutes of August 26, 1997 Page 11
Motion:
This item will
Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner
Lowe, the Planning Commission adopted Resolution No. 3115 recommending
approval of a Modification (M 97-08) to a previously-approved Planned
Development Permit (PD 78-05) to allow the establishment of a veterinary
practice on property located at 106 E. Campbell Avenue (Campbell House)
in a PD (Planned Development/Commercial) Zoning District with a
modification to Condition No. 13, by the following roll call vote:
AYES: Alne, Gibbons, Kearns, Lowe, Meyer-Kennedy
NOES: None
ABSENT: Jones, Lindstrom
ABSTAIN: None
be considered by Council at its meeting of September 16, 1997.
Chairwoman Keams read Agenda Item No. 3 into the record:
3. SA 9%33
City-Initiated
Public Hearing to consider the City-Initiated application for
approval of a Sign Application (SA 97-33) to allow signage on
the Water Tower located on property at 90 S. First Street in a
PD (Planned Development/Public-Semi Public) Zoning
District. This project is Categorically Exempt. Tentative City
Council Meeting Date: September 16, 1997.
Mr. Steve Piasecki, Community Development Director, presented the staff report as follows:
· The City is seeking approval ora Sign Application to allow two 125 square foot signs (5x25
foot) reading "Campbell."
· Lettering will face. southeast and northwest directions.
· The water tower is 130 feet tall and the tank itself is 20 feet tall.
· A1 Bito from the City Manager's Office is present.
· Staff recommends that the Planning Commission recommend Council approve this Sign
Application.
· The signs will offer community identification visible from Highway 17.
Chairwoman Keams opened the Public Hearing for Agenda Item No. 3.
Commissioner Alne asked about lights.
Mr. Steve Piasecki advised that the City is evaluating the use of lights.
Commissioner Meyer-Kennedy sought clarification that the signs would simply read "Campbell"
and not "City of Campbell" or "Welcome to Campbell."
.oF
CITY OF CAMPBELL
Community Development Department · Current Planning
August 28, 1997
Dean Dubbe and Helen Power
471 Manzanita Avenue
Felton, CA 95018
Re: M 97-11 (PD 78-05) - 106 E. Campbell Avenue - Veterinary Clinic
Dear Applicant:
Please be advised that at its meeting of August 26, 1997, the Planning Commission
adopted Resolution No. 3115 recommending approval of a Modification to a previously-
approved Planned Development Permit to allow the establishment of a veterinary clinic
on the above-referenced property.
This item will be considered by the City Council at its meeting of September 16, 1997,
for final approval. If you have any questions, please do not hesitate to contact me at
(408) 866-2140.
Sincerely,
~arbara Schoetz Ryan, AICP
Planner I
CCi
Frank Mackey (Property Owner)
P.O. Box 1156
Tahoe City, CA 96145
Anne Bybee, City Clerk
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.866.8381 - T~V 408.866.2790
RESOLUTION NO. 3115
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
MODIFICATION TO A PREVIOUSLY APPROVED PLANNED
DEVELOPMENT PERMIT (PD 78-05) TO ALLOW THE CONVERSION OF
A RESTAURANT BUILDING TO A SPECIALTY VETERINARY OFFICE
ON PROPERTY LOCATED AT 106 E. CAMPBELL AVENUE, IN A PD
(PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF
DEAN DUBBE AND HELEN POWER.. FILE NO. M 97-11 (PD 78-05).
After notification and public heating, as specified by law, and after presentation by the Community
Development Director, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows with
respect to application M 97-11 (PD 78-05).
1. The proposed use will bring clients from outside the area into the downtown who normally would
not visit downtown Campbell.
2. The proposed use will have a retail component in addition to the consultation component.
3. The building and grounds are in disrepair, and the applicant has indicated a considerable
commitment to restrore and beautify the site.
4. The building is an historic building and should not be permitted to continue to decline.
5. An extensive effort has been undertaken to attract another restaurant use to the site, to no avail.
6. The building has been used by several past owners for medical office purposes.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
1. The proposed modification and improvements would result in a more desirable environment.
2. The proposed modification would not result in a situation contrary to the intent of the PD permit by
which the development was originally approved.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions is in accordance with the ordinance of the City of Campbell and the State of
California. Additionally, the applicant is hereby notified that he/she is required to comply with all
applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified.
Planning Commission Resolution No. 3115
M 97-11 (PD 78-05) - 106 E. Campbell Avenue - Veterinary Clinic
Page 2
PLANNING DEPARTMENT
1. Approved Project: Approval is granted for a Modification to the previously approved Planned
Development Permit to allow a veterinary dermatologist consultation office and clinic, with a
retail component. Said approval is subject to the description of the use and concomitant
improvements to the building and grounds as indicated on the site plan and application for the
permit, except as modified by the Conditions of Approval.
Hours of Operation: The hours of operation shall be no greater than fi.om 7 a.m. - 11 p.m.
weekdays, and 8 a.m. to 5 p.m. on Saturdays.
3. Size/type of Animals: Treatment shall be confined to small domestic animals.
Overnight Use: The approval does not permit the overnight boarding of animals, nor residential
use of the property, except for emergency purposes.
o
Noise: The entire clinic, including treatment rooms, cages or pens shall be maintained within a
completely enclosed, soundproofed building constructed of materials which will ensure that no
interior sound exceeding sixty-five decibels shall be audible on the exterior of the building. The
clinic shall be provided with air-conditioning which is adequate to prevent the necessity of
opening doors and windows for ventilation purposes.
Odor: The clinic shall be designed and operated in such a manner as to guarantee that no
objectionable odors or noises shall be produced outside its walls, and provisions for off-site
disposal of all waste materials shall be in compliance with county health standards.
Historical Preservation Board Review: Any exterior changes to the building and grounds shall be
submitted to the HPB for review.
Landscape Plan: A Landscape Plan shall be submitted for review by the City Landscape
Consultant for restoration and upgrade of the landscaping, prior to occupancy.
o
Utilities: All existing utilities existing and necessary for the use of the building as a restaurant
shall be retained.
10.
Timing and Guarantee of Improvements: The improvements shall adhere to the schedule
submitted by the applicant, except as modified by Public Works conditions for public right-of-
way and drainage improvements. The applicants shall post a faithful performance bond for any
exterior building, paving and landscaping work to be completed after occupancy.
11.
Reciprocal Access Agreement: The applicant shall record an agreement to provide reciprocal
vehicle access with the parcel to the immediately to the west (not into effect until owner of parcel
to the west also records such agreement).
Planning Commission Resolution No. 3115
M 97-11 (PD 78-05) - 106 E. Campbell Avenue - Veterinary Clinic
Pa~e 3
FIRE AND BUILDING DEPARTMENTS
12. Permits: Any improvements shall be submitted for review and approval by the City Building
Department and the Santa Clara County Fire Department.
PUBLIC WORKS
13. Standard Street Improvements: Prior to issuance of any building permits for site, the applicant
shall cause plans for public improvements to be prepared by a registered civil engineer, pay fees,
post securities and provide insurance necessary to obtain an encroachment permit for
construction of the improvements, as required by the City Engineer. The plans shall include the
following:
· Removal and replacement of the damaged sidewalk sections.
· Installation of tree wells, with street trees and irrigation at 40' on center.
· Widening of the existing sidewalk in the public right-of-way, behind new tree wells to
provide a 5' clear walkway and to comply with ADA requirements.
· Removal and replacement of easterly driveway approach to minimum 14' City standard
approach.
14.
Grading and Drainage: Prior to issuance of any building permits, the applicant shall refurbish,
remodel, and reconstruct the on-site drainage system, as necessary, to demonstrate that it is
functioning normally in accordance with the standards of the City as determined by the City
Engineer.
15. Parking Lot: Prior to issuance of occupancy for the site, applicant shall satisfy the following on-
site traffic mitigation measures required by the Traffic Engineer:
A. West driveway shall be used for outbound traffic and east driveway for inbound traffic. Low-
level signs and pavement arrows shall be placed to indicate entering and exiting driveways.
B. Shrubbery on west driveway shall be trimmed to a height not to exceed 36 inches.
C. All parking stalls shall be clearly marked, and a handicap stall shall be provided for access to
the front doorway.
16.
Completion of Public Street Improvements: Prior to issuance of occupancy approval for the site,
all public street improvements required by the encroachment permit must be completed and
accepted by the City Engineer/Council and the applicant must provide the one-year maintenance
security for 25% of the Faithful Performance Bond.
17.
Legal Lot: Prior to issuance of any building permits for the site, the applicant shall submit
information as requested by the City Engineer to verify that the property is one legally created
lot.
18. Title Report and Grant Deed: Provide a current Preliminary Title Report and Grant Deed.
Planning Commission Resolution No. 3115
M 97-11 (PD 78-05) - 106 E. Campbell Avenue - Veterinary Clinic
Page 4
19. Water Meters and Cleanouts: Install proposed new water meters and sewer cleanouts on private
property behind the public right-of-way line.
20.
Underground 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 company.
21. Storm Water Management: Comply with California Storm Water Best Management Practices
Handbook, prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District.
PASSED AND ADOPTED this 26th day of August, 1997, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alne, Gibbons, Keams, Lowe, Meyer-Kennedy
None
Jones, Lindstrom
None
ATTEST'
APPROVED:
Steve Piasecki, Secretary
Susan Keams, Chair
ITEM NO. 2
STAFF REPORT - PLANNING COMMISSION MEETING OF
AUGUST 26, 1997
M 97-11
H. Power &
D. Dubbe
Public Heating to consider the application of Dr. Helen Power and Dean Dubbe,
on behalf of Dermatology for Animals, for approval of a Modification (M97-11)
to a previous Planned Development permit (PD 78-05) to allow the conversion
of a restaurant building to a specialty veterinary office on property located at
106 E. Campbell Avenue, in a PD (Planned Development) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution recommending that the City Council Approve a Modification to allow a
veterinary dermatologist office, incorporating the attached findings, and subject to the
recommended Conditions of Approval.
ENVIRONMENTAL DETERMINATION
This project is Categorically Exempt in accordance with Section 15301 (Existing Facilities) of the
Califomia Environmental Quality Act. No further environmental action is required.
PROJECT DATA
Gross Lot Area:
Net Lot Area:
14,431 square feet
11,354 square feet
Building Area:
Landscape Area
Paving Area:
1,985 square feet, 17% of lot.
3,520 square feet, 31% of lot
5,928 square feet, 52% of lot
Parking Proposed
Provided:
Required:
9 spaces, including 1 handicapped
8 spaces (6 per doctor + 1/200 retail)
Hours:
8 a.m.- 8 p.m. weekdays plus Saturday hours
DISCUSSION
Applicants' Request: The applicants are requesting to use the former restaurant building as a
veterinary clinic specializing in diseases and allergies of the skin of dogs and cats. Cases are by
referral of other veterinarians only. No routine veterinary services are provided, no surgeries and no
overnight stays or boarding of animals. The westerly "sunporch room" will be devoted to retail
display of artistically designed products featuring dogs and cats, such as photograph frames, cards,
and the like, with the receptionist also acting as the retail clerk.
The business has been in operation in Los Gatos since 1992, and Dr. Helen Powers is the only board
certified veterinary dermatologist in the South Bay area.
Staff Report - Planning Commission Meeting of August 26, 1997
M 97-11 - 106 E. Campbell Avenue
Page 2
Building: The applicants plan to purchase the building, and to restore and enhance the building and
grounds consistent with their historic character.
ANALYSIS
General Plan and Zoning: The General Plan designates the property for commercial uses. The
proposed use is a commercial use. The Zoning is PD (Planned Development), which requires
uses consistent with the General Plan. The Zoning Code also requires that the operation of
veterinary clinics be located no closer than 50 feet from any residential zone. The parcel to the
rear of the subject parcel is residentially developed, but is located over 50 feet from the proposed
veterinary clinic building.
Downtown Development Plan: The Downtown Development Plan calls for developing a "mix of
economically viable commercial uses downtown creating a balance of daytime and evening
activities." The Redevelopment Department raised a concern ( Attachment 3, dated July 22,
1997) that the previously approved restaurant use was a key downtown use, and the proposed
veterinary use would not enhance the economic viability of the downtown.
Since the date of the Redevelopment memo, a letter has been received from Barbara and Vincent
Brunetto, owners of the previous restaurant, the Campbell House Restaurant, outlining their three
year effort to locate another restaurant for the site, to no avail (Attachment 4). They point out
that the building is historic in nature, needs extensive work both inside and out, and that the
proposed buyers desire to restore and beautify the building and site.
The applicants have submitted a memo outlining the consistency of the proposed use with the
stated goals and policies of the Downtown Development Plan (Attachment 5). They have also
more clearly detailed the extent of their proposed improvements to the site and building.
Subsequently, the Redevelopment staff support the application, provided the site is significantly
improved and retail services are provided.
Historic Designation and History: The building is on the historic inventory list. It was
constructed in 1925 by Serafino Manfre, copying a Burlingame residence, as a residence for his
family. A sunporch was later added to the west wing. In 1935 he sold it to Dr. Frank Anderson, a
general practitioner, who used it both as his family residence and his medical office. He later
practiced upstairs in the B. O. Curry Building, but continued afternoon office hours in the
converted sunporch until 1941. The building was used as a residence between 1941 and 1971,
when, by Use Permit UP 71-8, it was converted to a speech and learning center, and a three-car
carport was removed from the left rear of the site.
Staff Report - Planning Commission Meeting of August 26, 1997
M 97-11 - 106 E. Campbell Avenue
Page 3
In June of 1978, by a Planned Development Permit, the property was permitted to be used for a
36 seat "reservations only" restaurant (thus named R.S.V. P ) by owners James and Frank
Mackey. The City expressed concerns during the Planned Development review about the
increase in traffic and turning movements onto Campbell Avenue of a restaurant use over the
existing office use. Campbell House Restaurant, under tenants, Barbara and Vincent Bmnetto,
continued a similar type of restaurant use until the end of July, 1997.
The building is a California Mission Style one-story house with a red tile roof over the front,
stucco exterior, arched windows, and a central tower. Wood windows are used in the front, while
the rear is simpler with a flat roof without tile, and metal frame windows.
Surrounding Uses:
The Bank of America site (vacant and for sale) is located to the north, across Campbell Avenue.
Behind the site, facing onto the side street, S. 4th Street, is a single family residence constructed
in 1925, which has a garage adjacent to the 106 E. Campbell property line. Commercial
buildings flank the subject property on either side along Campbell Avenue. The one-story
building to the west has three tenants: a hair salon, a body-piercing salon, and a florist. The
building to the east, with one story of offices over underground parking, presently houses four
office tenants. The proposed use should not have any detrimental impacts upon the surrounding
USES.
Existing Site Improvements: Entry to the site is via a narrow driveway east of the building, and
exiting via a driveway to the west. The site presently is mostly concrete from the rear of the
building back, except along the property lines. Up to 12 parking spaces are provided. Three large
deodar cedars are located on the western property line, and a lemon tree is in the center rear. In
the right front of the building is a New Zealand Christmas tree, with a cedar tree on the left.
Proposed Site Improvements: The applicant proposes to repave the parking and driveway areas,
which have deteriorated, and to rearrange the parking spaces to provide a handicap space, and an
arrangement more conducive to the one-way driveway, resulting in 8 parking spaces.
An outdoor trellised patio is proposed adjacent to the rear of the building. Future plans include a
more formal front yard consistent with the California Mission style of the building.
Proposed Building Improvements: The front three rooms of the building, which housed the
public portion of the former restaurants, are in good shape, but the rear rooms need work. The
applicants propose to renovate the building and the exterior parking and landscaping in stages
and have provided a construction schedule:
Staff Report - Planning Commission Meeting of August 26, 1997
M 97-11 - 106 E. Campbell Avenue
Page 4
Phase 1 The first remodel, required to use the building as a clinic, will be to the left rear of
8-12/97 the building, where the former restaurant kitchen was located. The commercial
restaurant appliances have been removed, but the plumbing and 220 electrical supply
still exist. This area will be the workroom and restroom area. All windows and
doors on the east wall, adjacent to the driveway will be removed and stuccoed in to
provide the work wall. Also at this time, the interior and outside stairs leading to the
storage basement will be removed, and a new stairway built behind the restroom.
Phase 2 The exterior will be painted to match the colors of the Heritage Square Office
9-12/97 complex.
Phase 3 The driveway and parking area will be improved and revised. ~
1/98
Phase 4 Landscape improvements per site plan, including additional landscape areas: rear
1-3/98 employee trellis garden area to rear of building, and landscaped area to right of
westerly driveway.
Phase 5 Completion of conference room at right rear of building.
6/98
Staff Recommendation: In light of the amount of work needed to restore the building and the
site, the applicants' commitments to do so, the retail use of a portion of the building, the
specialty nature of the business, and the information provided by the former restaurant owners of
the extensive nature search for a replacement restaurant, staff is recommending approval of the
proposed use, subject to the attached conditions.
Staff is also recommending that the utilities required to set up any future restaurant (i.e. the 220
A.C. wiring) not be removed by the applicant.
Attachments
1. Findings for Approval
2. Conditions of Approval
3. Redevelopment Memo
4. Letter from owners of the Campbell House Restaurant
5. Applicants' memo addressing the Downtown Development Plan, Compatibility ,and
willingness to work with City and Historic Preservation Board.
6. Application Exhibits
7. Letter of support from Donna Hagerty
8. Location Map
See Public Works condition requiring driveway improvements for drainage.
Staff Report - Planning Commission Meeting of August 26, 1997
M 97-11 - 106 E. Campbell Avenue
Page 5
Prepared by:
Bar/b~ra Schoetz Ryan, Planfer I
Tim Planner
FINDINGS FOR
SITE ADDRESS:
APPLICANTS:
P.C. MEETING:
Attachment 1
OF APPROVAL FOR FILE NO. M 97-11
106 E. CAMPBELL AVENUE
DEAN DUBBE & HELEN POWERS
AUGUST 26, 1997
Findings for Approval of a Modification to a previously approved Planned Development Permit
to allow operation of a specialty veterinary_ clinic.
The Planning Commission finds as follows with regard to M 97-11:
1. The proposed use will bring clients from outside the area into the downtown who normally
would not visit downtown Campbell.
2. The proposed use will have a retail component in addition to the consultation component.
3. The building and grounds are in disrepair, and the applicant has indicated a considerable
commitment to restring and beautifying the site.
4. The building is an historic building and should not be permitted to continue to decline.
5. An extensive effort has been undertaken to attract another restaurant use to the site, to no
avail.
6. The building has been used by several past owners for medical office purposes.
Base upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed modification and improvements would result in a more desirable environment.
2. The proposed modification would not result in a situation contrary to the intent of the PD
permit by which the development was originally approved.
Attachment 2
CONDITIONS OF APPROVAL FOR FILE NO. M 97-11
SITE ADDRESS: 106 E. CAMPBELL AVENUE
APPLICANTS: DEAN DUBBE & HELEN POWERS
P.C. MEETING: AUGUST 26, 1997
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. The lead department with which the applicant is to work is identified. Additionally,
the applicant is hereby notified that he/she id required to comply with all applicable Code or
Ordinance of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
PLANNING DEPARTMENT
Approved Project: Approval is granted for a Modification to the previously approved
Planned Development Permit to allow a veterinary dermatologist consultation office and
clinic, with a retail component. Said approval is subject to the description of the use and
concomitant improvements to the building and grounds as indicated on the site plan and
application for the permit, except as modified by the Conditions of Approval.
2. Hours of Operation: The hours of operation shall be no greater than from 7 a.m. - 11 p.m.
weekdays, and daytime hours on Saturdays.
3. Size/type of Animals: Treatment shall be confined to small domestic animals.
4. Overnight Use: The approval does not permit the overnight boarding of animals, nor
residential use of the property, except for emergency purposes.
o
Noise: The entire clinic, including treatment rooms, cages or pens shall be maintained within
a completely enclosed, soundproofed building constructed of materials which will ensure that
no interior sound exceeding sixty-five decibels shall be audible on the exterior of the
building. The clinic shall be provided with air-conditioning which is adequate to prevent the
necessity of opening doors and windows for ventilation purposes.
Odor: The clinic shall be designed and operated in such a manner as to guarantee that no
objectionable odors or noises shall be produced outside its walls, and provisions for off-site
disposal of all waste materials shall be in compliance with county health standards.
7. Historical Preservation Board Review: Any exterior changes to the building and grounds
shall be submitted to the HPB for review.
8. Landscape Plan: A Landscape Plan shall be submitted for review by the City Landscape
Consultant for restoration and upgrade of the landscaping, prior to occupancy.
Page 2 - CONDITIONS OF APPROVAL FOR FILE NO. M 97-11
9. Utilities: All existing utilities existing and necessary for the use of the building as a
restaurant shall be retained.
10. Timing and Guarantee of Improvements: The improvements shall adhere to the schedule
submitted by the applicant, except as modified by Public Works conditions for public right-
of-way and drainage improvements. The applicants shall post a faithful performance bond for
any exterior building, paving and landscaping work to be completed after occupancy.
11. Reciprocal Access Agreement: The applicant shall record an agreement to provide reciprocal
vehicle access with the parcel to the immediately to the west (not into effect until owner of
parcel to the west also records such agreement).
FIRE AND BUILDING DEPARTMENTS
12..Permits: Any improvements shall be submitted for review and approval by the City Building
Department and the Santa Clara County Fire Department.
PUBLIC WORKS
13. Standard Street Improvements: Prior to issuance of any building permits for site, the
applicant shall cause plans for public improvements to be prepared by a registered civil
engineer, pay fees, post securities and provide insurance necessary to obtain an encroachment
permit for construction of the improvements, as required by the City Engineer. The plans
shall include the following:
Removal and replacement of the damaged sidewalk sections.
Installation of tree wells, with street trees and irrigation at 40' on center.
Widening of the existing sidewalk in the public right-of-way, behind new tree wells to
provide a 5' clear walkway and to comply with ADA requirements.
Removal and replacement of easterly driveway approach to minimum 14' City standard
approach.
14. Grading and Drainage: Prior to issuance of any building permits, the applicant shall
refurbish, remodel, and reconstruct the on-site drainage system, as necessary, to demonstrate
that it is functioning normally in accordance with the standards of the City as determined by
the City Engineer.
15. Parking Lot: Prior to issuance of occupancy for the site, applicant shall satisfy the following
on-site traffic mitigation measures required by the Traffic Engineer:
West driveway shall be used for outbound traffic and east driveway for inbound traffic.
Low-level signs and pavement arrows shall be placed to indicate entering and exiting
driveways.
Page 3 - CONDITIONS OF APPROVAL FOR FILE NO. M 97-11
B. Shrubbery on west driveway shall be trimmed to a height not to exceed 36 inches.
C. All parking stalls shall be clearly marked, and a handicap stall shall be provided for access to
the front doorway.
16. Completion of Public Street Improvements: Prior to issuance of occupancy approval for the
site, all public street improvements required by the encroachment permit must be completed
and accepted by the City Engineer/Council and the applicant must provide the one-year
maintenance security for 25% of the Faithful Performance Bond.
17. Legal Lot: Prior to issuance of any building permits for the site, the applicant shall submit
information as requested by the City Engineer to verify that the property is one legally
created lot.
18. Title Report and Grant Deed: Provide a current Preliminary Title Report and Grant Deed.
19. Water Meters and Cleanouts: Install proposed new water meters and sewer cleanouts on
private property behind the public right-of-way line.
20. Underground 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 company.
21. Storm Water Management: Comply with California Storm Water Best Management
Practices Handbook, prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District.
CITY OF CAMPBELL
Community Development Department · Current Planning
August 15, 1997
NOTICE OF 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, August 26, 1997, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to
consider the application Mr. Dean Dubbe and Dr. Helen Power, on behalf of
Dermatology for Animals, for approval of a Modification (M 97-11) to a previous
Planned Development Permit (PD 78-05) to allow the conversion of a restaurant to a
veterinary office on property located at 106 E. Campbell Avenue (Campbell House) in
a PD (Planned Development/Commercial) Zoning District. This project is Categorically
Exempt
Interested persons may appear and be heard at this heating. 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 Heating. Questions may be addressed to the Community
Development Department at (408) 866-2140.
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
STEVE PIASECKI
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. M 97-11 (PD 78-05)
Address: 106 E. Campbell Avenue
70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2140 · VaX 408.866.8381 · TDD 408.866.2790
Donna Hagerty
27911 Berwick Drive
Carmel, CA 93923
August 6, 1997
CITy C,q
Planning Board
City Hall
70 North First St.
Campbell, CA 95008
Dear Sir/Madam:
I am writing you in support of Dr. Helen Power's Planning
Board application to convert a restuarant in Campbell imo a
veterinarian's office. Dr. Power's specialty is highly regarded
and in great demand in the pet community. Since there are no
veterinary dermatologist practicing in the Monterey Peninsula,
we pet owners will be utilizing her services.
Again, I strongly urge you to approve Dr. Power's application
to the Planning Board. Thank you for your attention to this
matter.
Si,.ncerely,
Donna Hagerty
cc: Dr. Helen Power
MEMORANDUM
CITY OF CAMPBELL
To:
From:
Barbara Ryan, Project Planner
Geoff I. Bradley, Redevelopment Coordinator
Date: July 22, 1997
Subject: 106 E. Campbell Ave. File No.: M97-11 (Dermatology for Animals)
Barbara, thank you for the opportunity to comment on the above referenced application. The
conversion of the existing Campbell House Restaurant into a specialty veterinary practice raises
a number of issues.
The City is striving to create a dynamic mix of uses downtown, that will bring people downtown
during the day and evenings. A key component of this strategy is to encourage new restaurants
downtown. The existing Campbell House Restaurant, one of the few five star restaurants in the area,
has been in business for 18 years. This location is a resource for downtown, as another restaurant
could move into the space with minimal changes required. While the Redevelopment Agency
understands the difficulties of running a restaurant at that location, it would be prudent to hold off on
approving a veterinary use until efforts to locate a use more downtown related use could be made.
One of the most important considerations is implementation of the Downtown Development Plan.
The Plan calls for developing a "mix of economically viable commercial uses downtown creating a
balance of daytime and evening activities." CSnxently, there is a preponderance of daytime related
activities, with a dearth of nighttime destinations. Restaurants are a key ingredient in creating a viable
downtown.
The location at the western gateway to downtown is an important one in terms of providing visitors
with a first impression of downtown. As such, a more active use is envisioned for this location.
The proposed veterinary use, while specializing in dermatology, raises the issue of compatibility with
surrounding residential and commercial uses. While the limited nature of services offered would tend
to reduce the possibility of negative impacts, future evolution of the business, or future users taking
advantage of the approved use, may pose serious issues for the immediate area.
cc: Kirk Heinrichs, Redevelopment Manager
Bernard Strojny, City Manager
Attachment 4
Cc: Mayor Barbara Conant ~ O ' O ~
Subject: Comments for Steve Piasecki - ~ ' ~
Dear Steve,
As requested, here are my thoughts on the current condition and future use of 106 E. Campbell,
the former Campbell House Restaurant.
1)
Current condition: Roof leaks and has for several years. Termites are present and have
been for several years. Both these facts were reported to our landlord when they first
occurred. He has not successfully dealt with either problem. The whole building is what I
would term neglected and in need of someone with the financial capability and the concern
to correct current defects and properly maintain the property in the future. The very fact that
the owner has decided to sell indicates that he does not consider himself to be that person.
106 E. Campbell is one of the many histodc homes in Campbell, built in the late twenties,
that enhance the ambiance of and provide charm to the neighborhood. We are very fond of
the building and supportive of downtown redevelopment and think that the interests of
Campbell would be best served by a new owner who will maintain and appreciate the
property in the manner which it deserves.
2) Future Use: I understand the desire of the City to see another restaurant on this site. I
understand the positive effects that a restaurant has in the redevelopment plan. We concur with
that thinking and have attempted for the last three years to find a buyer for the Campbell House.
Nothing could have been more desirable for us both financially and as community members to
pass the torch and let the dining tradition continue. We engaged a business broker for six
months. We contacted every major Chef we know in the South Bay. We contacted a number of
major restaurateurs in San Francisco. No one was interested. There was never even anyone
who actually came and looked at the site. At this moment you have at hand a buyer who has, as
she says, "a vision" for the property. She wants to upgrade, remodel, improve, beautify and in
every way polish this sadly neglected little jewel.
She talks of a garden out back, an attractive front yard, a remodeled intedor which would
preserve the beauty of the front rooms. She is a "one of a kind" professional in her field and
draws clients from all over the Bay Area. What more could you possibly want?????
Here she is, right now, ready to go to work. Do you have a restaurateur at hand? Are you
actively seeking one? We had asked Kirk Heindchs several years ago to help us in our search
for a buyer and let us know if anyone came to him looking for a Campbell location.
We never heard from him of such a person.
Please, let this building have an owner to love and care for it. If it is not maintained and repaired
soon, the issue will become moot. And then look to the future. Some day Helen Power will also
move on. When that happens, what better hope than to have had a property owner who has
been present on the site and' conducted her business there and had a stake in maintaining and
preserving this lovely historical home.
VV'~h respect, good wishes and too many wonderful Campbell memories to recount,
Barbara and Vincent Brunetto
DERMATOLOGY
FOR ANIMALS
HELEN T. POWER, DVM
Diplomate, American College of Vetertnal3/ Dermatology
July 11, 1997
Dear Plan Review Members:
Thank you for your consideration of our proposal to return the Serafino Mantre house at 106
East Campbell Avenue to its historical use. We look forward to working constructively with
the City to preserve and showcase the interior and exterior of this historic home, doctor's
office, and learning institute.
Dermatology For Animals will bring a unique, successful, and ongoing business downtown
with the commitment and resources to repair and improve this property. We also bring
destination customers for downtown businesses and sales mx revenues for the City of
Campbell. Furthermore, our proposed use is not only compatible with, but supportive of the
City's 1996 Downtown Development Plan.
Our landscape architect will complete plans shortly for your review. We are available at any
time for questions or clarifications about our use or plans for improvements.
Thank you again for your consideration.
Sincerely,
Helen Power, DVM, DACVD
(408) 354-1840
Dean Dubbe, MBA
(408) 335-1827
17480 Shelburne Way, Los Gatos, CA 95030 · 408/354-1840
DERMATOLOGY
FOR ANIMALS
HELEN T. POWER, DVM
Diplomate, American College of Veterinat3/ Dermatology
Statement of Proposed Use and Compatibility
Existing Use
The building's use was changed from an office use to a restaurant use in 1979. The
building's current owner, Frank Mackey, operated the restaurant for 8 years before selling
the operation to Vincent and Barbara Brunetto in 1986. Both restaurant operators found they
were unable to sustain a viable business because of the physical limitations of the building.
As the City of Campbell knows, the Brunetto's have been trying to sell the restaurant
operation for 2 years without receiving any viable offers (addendum). Because they can no
longer sustain the business, they are closing the restaurant on July 26, 1997, and Mr.
Mackey is selling the building. As professional restaurant owners and operators for over 20
years, Mr. Mackey and the Brunetto's do not believe a restaurant use can be economically
viable in this building because of its limited size.
Proposed Modification To Use
The applicants, Dr. Helen Power and Dean Dubbe, have signed a purchase agreement and
opened escrow on June 19th, 1997, for the purchase of this property with the intention of
operating a specialized veterinary medical consultation business.
Dr. Power is a board certified veterinary dermatologist who has operated Dermatology For
Animals in Los Gatos as a sole proprietor business since September, 1992. Dermatology
For Animals is a specialty clinic specializing in diseases and allergies of the skin in small
animals. It is a referral only practice, seeing cases referred by general veterinary
practitioners throughout the Bay Area, but particularly Santa Clara, San Mateo, Alameda,
Monterey, and Santa Cruz Counties. Dr. Power is the only veterinary dermatologist in the
South Bay area. Characteristics of the practice:
· Specialty practice limited to dermatology cases referred by primary care veterinarians.
· Consultation appointments with animal owners focused on the management of life long
skin conditions.
· Limited to phone and clinic consultations and outpatient treatment.
· No overnight stays or boarded animals.
· No routine services (vaccinating, neutering, euthanizing, radiology, surgery).
· 1-3 animals in clinic at any given time during business hours.
· 8-12 appointments/day.
· Business hours 8:00 a.m. to 8:00 p.m. weekdays; 8:00 a.m. to 5:00 p.m. Saturdays.
· 2 employees and 1 doctor on premises during business hours; 5 employees total.
· Treatment related retail sales to clients generating sales tax revenues.
City of Campbell Planned Development Application - 106 E. Campbell Ave.
17480 Shelburne Way, Los Gatos, CA 95030 · 408/354-1840
Compatibility with 1996 Downtown Development Plan & Zoning
Based on review of the City Downtown Development Plan and PD & C1 zoning guidelines,
the applicants believe the proposed use is consistent, as indicated, with the stated goals and
policies outlined below.
Facilitate An Economically Viable Commercial District
· Dermatology For Animals brings a successful ongoing 7 year old business downtown.
· It brings destination customers to downtown Campbell from the entire Bay Area.
· Its 5 professional employees would shop and eat in Campbell.
· Restaurant use is no longer economically viable because of building size (addendum).
Provide Resident Serving & Destination Businesses
· 10% of current clients are from the Campbell area.
· Remainder of clients are drawn from San Francisco to Monterey.
· Our destination clients typically spend lime and money downtown shopping and eating.
Provide Day and Evening Activities
· Hours from 8:00 a.m. to 8:00 p.m. weekdays.
· Open Saturdays 8:00 a.m. to 5:00 p.m.
Designate East Campbell Ave. West of Second St. As Mixed Use Commercial.
· 106 E. Campbell property located in this area.
· Commercial office, personal service, and retail uses are appropriate and permitted use.
· Applicants' business is permitted as a C1 neighborhood commercial zoning (Ordinance
21.22.030Q) or PO professional office zoning (Ordinance 21.20.030).
· New use for this area to support mixed use designation.
· 106 E. Campbell property lies outside the designated retail/restaurant core.
Encourage Protection & Restoration of Historic Buildings
· Use would provide owner occupied historic building.
· Proposed use is economically viable, providing protection from demolition and income
for restoration.
· Applicants are committed to restoring and enhancing the exterior and interior of the
historic Serafino Mantre House at 106 E. Campbell,Ave.
· Applicants are committed to enhancing landscaping and street appeal (plans to be
submitted).
Preserve and Enhance the History and Character of Campbell
·
106 E. Campbell was built as a home for Serafino Mantre in 1925 (addendum).
· Historically, the home was used as a doctor' s office in the 30' s and 40' s.
· Subsequent use was as an institute for the learning disabled.
· Proposed medical and consultation use would be in character with historic use.
City of Campbell Planned Development Application - 106 E. Campbell Ave.
Willingness To Work Cooperatively With The City Of Campbell
The applicants are open to and interested in working constructively with the City' s Council,
Planning Commission, Historic Preservation Board, and their staff to preserve and
showcase the interior and exterior of this historic building. The applicants are also open to
creatively discussing a mixed compatible use for a portion of this building that addresses thc
desires of the City for additional retail frontage.
City of Campbell Planned Development Application - 106 E. Campbell Ave.
Saratoga Investn. Jnt Company
C~)rnmerc~al Reai E~,a2~e i3r~ra~e
4125 Blackford Avenue, Suite 250
San Jose, California 95117
(408) 249-8100 FAX (408) 2494~151
June 26,1997
Mr. Michael Mullinix
Mullinix Commercial Real Estate
1875 South Bascom Avenue, Suite 116-279
Campbell, CA 95008
106 East Campbell Avenue
Campbell, CA
Dear Michael,
I am sorry that I will not be able to meet with you before I leave on vacation, but
I gather from our last conversation that the City of Campbell has indicated some
reluctance in granting a use permit to Dr. Helen Power for her specialty
veterinary practice, Dermatology For Animals. It would seem that this would
be an ideal use for this building, particularly because of the limited nature of the
practice.
It should be noted that the building, in fact, was a doctor's office for many years
and the present owner of the building, Frank Mackey, encountered a great deal
of difficulty from the City some twenty years ago in trying to convert the
building to a restaurant use. Although he ran a very successful and popular
operation, as have the current owners, Vincent and Barbara Brunetto, the
building has a number of limitations.
Because of the building's size and limited parking, seating is limited to 36.
Therefore, a high volume operation will not work at this location. This dictates
a high end cuisine and requires intensive, hands-on operation by the owners to
remain viable and profitable. Although both Frank Mackey and the Brunetto's
were able to be successful, the intensity of the operation brought about burnout
in both cases. For this reason, the restaurant is being closed.
As the City of Campbell knows, the Brunetto's have been trying to sell the
restaurant operation for over two years without success. In that time, they had
no viable offers for the business. In addition, as we all know, restaurants are
very difficult to manage and have very high failure rates
Mr. Michael Mullinix
June 26, 1997
Page 2
For these reasons, it would seem that the City of Campbell would be anxious to
have a skilled and seasoned medical professional, such as Dr. Power, bring her
successful practice to this location. Campbell has any number of other
restaurants and any number of alternative locations for new restaurants, but
limited opportunities to attract businesses of this caliber to downtown Campbell.
Michael, I will be back on Monday, July 7th. If I can be of any help, please let
me know.
Sincerely,
J.~ G. F~guson
~A~LatTOGA INVESTMENT COMPANY
~ PARKING
~ 106 E CAMPBELL ~>
,,z, M~RoPous
S~LON
S~DEWALK ~
EAST CAMPBELL AVENUE
PROPERTY LINE (LOT 131' DEEP X 86'8"WIDE)
PAVED AREAS
LANDSCAPED AREAS
STRUCTURES
WALKWAY
SCALE: 1" = 20'
II EXISTING
SITE PLAN FOR
NORTH
C IMPROVEMENT PLANS ARE UNDER
DEVELOPMENT AND WILL BE PROVIDED. TRAFFIC
FLOW AND PARKING UNCHANGED.)
BANK OF AMERICA BUILDING ON NORTH SIDE OF CAMPBELL AVENUE
STAFF LOUNGE
(WAS WALTER STATION)
--FUTURE REMODEL--
BUSINESS OFFICE
(WAS BUSINESS OFFICE)
--FUTURE REMODEL--
EXAMNVORK ROOM
(WAS KITCHEN)
-
STORAGE ROOM
(WAS STORAGE
STORAGE ROOM
(WAS STORAGE ROOM)
--FUTURE REMODEL--
RECEPTION AREA
(WAS DINING AREA)
--NO CHANGES--
DOCTOR'S OFFICE
(WAS DINING AREA)
--NO CHANGES--
CONSULTATION OFFICE
(WAS DINING AREA)
--NO CHANGES--
FRONT
ENTRANCE
INTERIOR PLAN
106 EAST CAMPBELL AVENUE
(SHOWING PLANNED & FORMER USE AND REMODELING PLANS)
~ HAN
~ PARKING
.............................................................................................. ~ CO. RED BY TRELLIS , CEDARS
CAMPBELL
m m M~ROPOLIS
~ 2' HEDGE OR STU~O WALL-- ~ SALON
SIDEWALK
EAST CAMPBELL AVENUE
PROPERTY LINE (LOT 131' DEEP X 86'8"WIDE)
PAVED AREAS
LANDSCAPED AREAS
STRUCTURES
WALKWAY
SCALE: 1": 20'
NO.TH II PROPOSED SITE PLAN FOR
, 106 E. CAMPBELL AVENUE
BANK OF AMERICA BUILDING ON NORTH SIDE OF CAMPBELL AVENUE
Conference Room
(phase IV)
Work &
Rest Room
(phase I)
rest
room
Doctor's Office
(no change)
Reception/Retail
(no change)
Retail
(no change)
106 E. CAMPBELL AVENUE- INTERIOR PLANS
Improvement Plans For 106 E. Campbell Avenue
Phase 1:
Remodel former kitchen and rest room spaces (see interior plan).
September-December, 1997
Phase 2:
Exterior painting (colors to match Heritage Square Office complex).
October - December, 1997
Phase 3:
Driveway and parking improvements (see site plan).
January, 1998
Phase 4:
Landscape Improvements (see site plan for areas to be landscaped).
January - March, 1998
Phase 5:
Conference room completion (see interior plan).
June, 1998
City Clerk
Please collect
for the follow_
I. Ma.ior:
A. 1+ acres -
Planned Development Permit
EIR Review
$4,425
4,a~5
4,47.5
4,425
B. ~la~e
Planned Development Permit
EIR Review
3,225
II.
]~inol':
A. Subdivision Map (5+ lots)
Site and Architectural 10+ K S.F.
Tentative Parcel Map (4<Lots)
S,22S
~,1~0
2A~O
Bo
Site and Architectural 0-10 K S.F.
Variance (Non-residential)
Text Amendments
Use Permit
l,ss0
III.
Miscellaneous:
A. Variance (Residential)
Modifications of Approval
~-M~:lification PD Permit
Reinstatements
Revised Development Schedule
Extensions of Time
Bo
Lot Line Adjustments
Site and Architectural (Res.) (Each House)
Signs (Each Sign)
Fence Exception
Promotional Events
Co
Appeals
Downtown Development Permit
Historic Preservation Zone, Use Permit, HP Permit
0
0
0
IV.
Other:
Maps
General Plan Text
Zoning Ordinance
Copies (per page)
Refundable Deposit - Account 2203
Fire Department Review - Account 01.303.3322
Architectural Approval
Prob.-ct Plan Review
Subdivision
Park Impact Fee - Account 295535.4920
625
18.00
22
1
SO
150
100+ 10 per lot/unit
For City Clerk Only: Receipt No: j ~ ~f~ x./ RR~I~IVRD
selected major projects will significantly exceed the above fees. In these cases, the
Community Development Director may collect a deposit and charge actual time spent to
process the application based upon current hourly rates.
Note Adopted by Resolution No. 8841 by City Council, City of Campbell, 6120195.
DERMATOLOGY
FOR ANIMALS
HELEN T. POWER, DVM
Diplomate, American College of Veterinary Dermatology
July 1, 1997
Mr. Bernard Strojny
City Manager
City of Campbell
70 North First Street
Campbell, CA 95008
Dear Mr. Strojny:
Thank you for the opportunity to meet with you and Mayor Conant yesterday. We
appreciate your interest in having Dermatology For Animals join the Campbell business
community and understand your desire to keep the Campbell House Restaurant a restaurant.
While sympathetic to the city's interest in retaining an existing restaurant, we and the current
owner and operators of the Campbell House (attachment) believe that the building's physical
limitations preclude its success as a viable and profitable restaurant. This will be especially
so when new owners must service a significantly larger debt and make much needed repairs
and improvements. The Brunetto's inability to sell their restaurant after two years of trying
is a strong market indication that this is not a viable restaurant building.
By contrast, Dermatology For Animals brings a viable, ongoing business downtown with
the resources to repair and improve this property. We also bring destination customers for
downtown businesses and sales tax revenues for the City of Campbell. Furthermore, our
proposed use is not only compatible, but supportive of the City's 1996 Downtown
Development Plan (attachment).
We remain open to working constructively with the City to preserve and showcase the
interior and exterior of this historic home, doctor's office, and learning institute. We also
remain open to creatively discussing a mixed compatible use for a portion of the building that
addresses the desires of the City for additional retail frontage.
Thank you again for your kind consideration. We look forward to continued discussions.
Helen Power Dean Dubbe
(2 attachments)
17480 Shelburne Way, Los Gatos, CA 95030 · 408/354-1840