Mod to Use Permit - 2001' O,~C H A~.O°
CITY OF CAMPBELL
Community Development Department - Current Planning
October 23, 2001
Edward Nazaradeh
Legacy Parmers CDS Inc.
101 Lincoln Center Drive, 4t~ Floor
Foster City, CA 94404
Re: Building Permit No. BLD2001-1078
109 N. First Street
Dear Applicant,
The Planning Division has reviewed the plan submittal for a mezzanine addition to the existing church located on
the referenced property. A few items need to be revised on your building plans, prior to clearance to the Building
Division for issuance of building permits:
1. Roof Screening: Please provide an architectural detail of the screening proposed for the roof mounted
equipment.
2. Landscaping: No landscaping plans have been submitted. The lack of a landscape plan submittal implies that
no existing landscape will be disturbed with the proposed remodel. It is recommended that the church pursue
some plantings in containers to introduce some landscaping between the church entrance and the street.
3. Roof mounted cross: It is recommended that the structural plans incorporate the installation of the cross
without the diagonal support as shown.
Please revise or amend you submittal to reflect the above changes.
If you have any questions, please feel free to give me a call at (408) 866-2144.
Sincerely,
Tim Haley
Associate Planner
cc:
Geoff Bradley, Senior Planner
Frank Mills, Senior Building Inspector
70 North First Street · Campbell, California 95008-1436 · TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
CITY oF CAMPBELL
Community Development Department - Current Planning
September 26, 2001
Edward Nazaradeh
Legacy Partners CDS Inc.
101 Lincoln Center Drive, 4th Floor
Foster City, CA 94404
Re: PLN2001-71 - 109 N. First Street - Modification to Use Permit -- Mezzanine
Dear Applicant:
Please be advised that at its meeting of September 25, 2001, the Planning Commission
adopted Resolution No. 3374 granting a Modification (PLN2001-71) to a previously-
approved Conditional Use Permit to allow the construction of a mezzanine addition to an
existing church on the above-referenced property.
This approval is effective in ten days, unless appealed in writing to the City Clerk.
California Code of Civil Procedure, Section 1094.6, governs the time within which
judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2193.
Sincerely,
Tim J. l~ley
Associate Planner
St. Mary's Assyrian Chaldean Catholic Church (Property Owners)
109 N. First Street
Campbell, CA 95008
Frank Mills, Building Department
Harold Housley, Public Works Department
Chris Veargason, County Fire Department
70 North First Street - Campbell, California 95OO8-1436 - TEL 408.866.2140 - F^X 408.866.8381 · TDD 408.866.2790
RESOLUTION NO. 3374
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MODIFICATION
(PLN2001-71) TO A PREVIOUSLY APPROVED USE PERMIT TO
ALLOW THE CONSTRUCTION OF A MEZZANINE ADDITION
TO AN EXISTING CHURCH ON PROPERTY LOCATED AT 109 N.
FIRST STREET IN A PD (PLANNED DEVELOPMENT) ZONING
DISTRICT. APPLICATION OF MR. EDWARD NAZARADEH, ON
BEHALF OF ST. MARY'S ASSYRIAN CHALDEAN CATHOLIC
CHURCH. FILE NO. PLN2001-71.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2001-71:
1. The proposed project is consistent with the previous use permit approval and the P- D
(Planned Development) Zoning District.
The proposed mezzanine, as conditioned, is well designed and architecturally compatible
with existing building and other developments in the surrounding area and is consistent with
the development standards for neighborhood.
3. The proposed project is compatible with the adjacent residential and public-semi-public uses.
Based upon the foregoing findings of fact, the Plannhag Commission further finds and concludes
that:
The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed addition and
integrate them with the uses in the surrounding area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed uses are compatible with the uses in the area.
Planning Commission Resolution No. 3374
'PLN2001-71 - 109 N. First Street- Mezzanine Addition- St. Mary's Church
Page 2
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
Approved Project: Approval is granted for a Modification to allow the construction of a new
72 square foot mezzanine at 109 N. First Street. Project approval shall substantially comply
with project plans prepared by Legacy Partners, C.D.S., that were received by the Planning
Division on May 30, 2001 and August 3, 2001, except as modified by the Conditions of
Approval herein.
Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards (WELS). The plans
shall address refurbish areas of on-site landscapin~ that are disrupted by construction.
Mechanical Equipment: All roof mounted and ground mounted equipment, i.e. air
conditioning units, shall be screened with architecturally compatible materials and located to
minimize any negative visual impact, subject to approval by the Community Development
Director, prior to the issuance of building permits.
4. Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign permit application for any new signs and shall not
install the signs until the sign permit is approved by the Community Development Director as
specified in Chapter 21.53 (Sign Ordinance) of the Campbell Municipal Code.
5. Modification Approval Expiration: The Modification (PLN 2001-71) to the Previously-
approved Conditional Use Permit approval (UP 95-07) for this project is valid for a period of
one (1) year from the Planning Commission approval. All conditions of approval specified
herein must be completed within one year from the date of approval, or the permit shall be
void.
Planning Commission Resolm~on No. 3374
'PLN2001-71 - 109 N. First Street - Mezzanine Addition - St. Mary's Church
Page 3
o
Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code. Church patron's
parking in City Hall parking areas is not permitted on weekdays during normal business
hours.
7. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds at all times.
o
Compliance with Previously Approved Conditional Use Permit: The applicant shall be
required to comply with all conditions of approval of the previously approved Conditional
Use Permit (UP 95-07).
Building Division:
Permits Required: A building permit application shall be required for the proposed structure. The
building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the
permit. Prior to performing any work, the applicant shall make application to, and receive from, the
Building Division, all applicable construction permits.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
11. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
12. Plan Preparation: This project requires plans pre .l~ared 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.
13. Site Plan: The application for building permit shall include an accurate site plan that
identifies property lines and proposed structures with dimensions and elevations as
appropriate. The site plan shall also include site drainage details. The site address and parcel
numbers shall be clearly called out.
14. Title 24 Energy compliance: Califomia 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.
15. 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.
Planning Commission Resolution No. 3374
PLN2001-71 - 109 N. First Street - Mezzanine Addition - St. Mary's Church
Page 4
16. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" by 36") is available at the Building Division
service counter.
17. 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.
18. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
PUBLIC WORKS DEPARTMENT
19. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention. The Public Works Department will provide information to the applicant to
substantially comply with this Condition of Approval.
The applicant may be able to satisfy this requirement by installing a fossil filter in the
existing on-site drainage inlet. .-:
PASSED AND ADOPTED this 25th day of September, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois, Hemandez and Lindstrom
None
Gibbons and Jones
None
APPROVED:
Mel Lindstrom, Chair
ATTEST:
Sharon Fierro, Secretary
r
PLN2001-71
Nazaradeh, E.
ITEM NO. 1
STAFF REPORT - PLANNING COMMISSION MEETING OF
September 25, 2001
Continued Public Hearing to consider the application of Mr. Edward
Nazaradeh, on behalf of St. Mary's Assyrian Chaldean Catholic Church, for
approval of a Modification (PLN2001-71) to a previously-approved
Conditional Use Permit (UP 95-07) to allow the construction of a
mezzanine to an existing church on property located at 109 N. First Street in
a P-D (Planned Development) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission takes the following action:
1. Adopt a resolution incorporating the attached findings, approving a modification to a
previous use permit, subject to the attached conditions.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15301 class l(a) (Existing Facilities) of
CEQA; minor addition to an existing building therefore, no environmental action is required.
PROJECT DATA
Net Lot Area:
.34 acres 14,950 sq. ft.
Site Utilization:
Building Coverage: 38%
Landscape Coverage: 13%
Paving Coverage: 49%
5,462 sq. ft.
1,883 sq. ft.
7,381 sq. ft.
Building Area:
Existing Building:
Proposed Mezzanine Space:
Floor Area Ratio (FAR): .38
5,462 sq. ft.
72 sq. ft. (1.3 %)
5,534 sq. ft.
Parking Required:
Parking Provided:
Assembly Use with fixed seating ~ 1: 4 seats = 53 spaces
22 spaces (10 standard, 11 compact and 1 disabled)
Surrounding Uses:
North:
South:
Residential
Residential
East: City Hall
West: Residential
Staff Report - Planning Commission Meeting of September 25,2001
PLN2001-71 - 109 N. First Street - Modification to Use Permit (Mezzanine Addition to Church)
Page 2
BACKGROUND
This application was continued from the previous Planning Commission meeting of July 24,
2001, so the applicant could consider revised plans that incorporated the exterior stairway into
the building design. The previous project proposal consisted of an exterior stairway on the north
side and from elevation of the church. The applicant has submitted a revised plan that increases
the height of the vestibule and accommodates the stairway to the mezzanine within the interior of
the church building.
The applicant, Mr. Edward Nazaradeh, is requesting approval of a modification to a previous Use
Permit approval to allow the construction of a mezzanine to accommodate an organ and choir
area for the existing church on the project site. The Planning Commission's approved a
Conditional Use Permit in 1995 allowing the remodel of an existing church on the project site.
The approved remodel allowed the construction of a vestibule area and the construction of
handicapped ramps to the building entrance. The current proposal would allow the construction
of a mezzanine over the church entrance of approximately 72 square feet and is intended to
accommodate an organ and a choir area of 3 to 5 persons.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Low-
Medium Density Residential and /or Office. However, the church is not consistent with the
planned office and residential use designation of the project site. The proposed modification does
not represent a significant intensification of the existing use that was approved and remodeled in
1995.
Zoning Designation: The zoning designation for the project site is P-D (Planned Development).
Development projects with an estimated construction value of less than fifty thousand dollars
may be approved by a conditional use permit. The applicant is seeking approval of a
modification to the previous Conditional Use Permit to allow the addition of a mezzanine.
MODIFICATION TO CONDITIONAL USE PERMIT
Building Design: The applicant is proposing an increase in the gable roof height from 14 to 20.5
feet to accommodate the mezzanine and interior stairway. The increase in height accommodates
space in the building for a clear seven-foot area for an organ and small choir. Building wall and
roof materials will match the existing materials. The vestibule roof height will be stepped down
approximately 16 inches from the height of the main sanctuary area.
Parking: The Zoning Ordinance requires the provision of 53 parking spaces for the existing
church with a capacity of 210 fixed seats. The proposed mezzanine is intended to accommodate 4
additional seats or a demand for one more parking space. The approved site plan provides 22
parking spaces or a deficiency of 31 parking spaces. Staff does not consider the additional
parking demand of one space significant.
Staff Report - Planning Commission Meeting of September 25,2001
PLN2001-71 - 109 N. First Street - Modification to Use Permit (Mezzanine Addition to Church)
Page 3
Landscaping: The existing landscaping associated with the church will remain.
Site and Architectural Review Committee:
At the Site and Architectural Review Committee meeting of August 28, 2001, the Committee
reviewed the revised design and is supportive of the proposal.
Attachment
1. Findings for Approval of PLN 2001- 71
2. Conditions of Approval of PLN 2001-71
3. Exhibits and Plans
4. Planning Commission Resolution No. 2981(UP 95-07)
5. Previous Planning Commission Minutes July 24, 2001
6. Location Map
Tim J. Haley, 3f~sociate Planner
Approved by: e~ '~ _~.. / '~-~/~/~
Geoff Bradley, Senior Planne~
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN2001-71
SITE ADDRESS: 109 N First Street
APPLICANT: Edward Nazaradeh
DATE: September 25, 2001
Findings for Approval of a Modification (PLN2001-71) to a previously-approved Conditional
Use Permit (UP 95-07) to allow the construction of a music mezzanine at St. Mary's Assyrian
Chaldean Catholic Church.
The Planning Commission finds as follows with regard to File No. PLN2001-71:
1. The proposed project is consistent with the previous use permit approval and the P- D
(Planned Development) Zoning District.
The proposed mezzanine, as conditioned, is well designed and architecturally compatible
with existing building and other developments in the surrounding area and is consistent with
the development standards for neighborhood.
3. The proposed project is compatible with the adjacent residential and public-semi-public uses.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed addition and
integrate them with the uses in the surrounding area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed uses are compatible with the uses in the area.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2001-71
SITE ADDRESS: 109 N. First Street
APPLICANT: Edward Nazaradeh, on behalf of St. Mary's Assyrian Chaldean Catholic
Church
DATE: September 25, 2001
The applicant is hereby notified, as part of this application, that he or 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 will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the item under review.
Additionally, the applicant is hereby notified that he or she is required to comply with all
applicable Codes or Ordinances of the City of Campbell and the State of California that pertain
to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
Approved Project: Approval is granted for a Modification to allow the construction of a new
72 square foot mezzanine at 109 N. First Street. Project approval shall substantially comply
with project plans prepared by Legacy Partners, C.D.S., that were received by the Planning
Division on May 30, 2001 and August 3, 2001, except as modified by the Conditions of
Approval herein.
Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards (WELS). The plans
shall address refurbish areas of on-site landscaping that are disrupted by construction.
Mechanical Equipment: All roof mounted and ground mounted equipment, i.e. air
conditioning units, shall be screened with architecturally compatible materials and located to
minimize any negative visual impact, subject to approval by the Community Development
Director, prior to the issuance of building permits.
Conditions of Approval for PLN2001-71-- 109 N. First Street
Page 2
Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign permit application for any new signs and shall not
install the signs until the sign permit is approved by the Community Development Director as
specified in Chapter 21.53 (Sign Ordinance) of the Campbell Municipal Code.
o
Modification Approval Expiration: The Modification (PLN 2001-71) to the Previously-
approved Conditional Use Permit approval (UP 95-07) for this project is valid for a period of
one (1) year from the Planning Commission approval. All conditions of approval specified
herein must be completed within one year from the date of approval, or the permit shall be
void.
o
Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code. Church patron's
parking in City Hall parking areas is not permitted on weekdays during normal business
hours.
7. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds at all times.
Compliance with Previously Approved Conditional Use Permit: The applicant shall be
required to comply with all conditions of approval of the previously approved Conditional
Use Permit (UP 95-07).
Building Division:
Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit. Prior to performing any work, the applicant shall make application to, and
receive from, the Building Division, all applicable construction permits.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
11. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
12. 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
'bret stamped" and signed by the qualifying professional person.
13. Site Plan: The application for building permit shall include an accurate site plan that
identifies property lines and proposed structures with dimensions and elevations as
Conditions of Approval for PLN2001-71-- 109 N. First Street
Page 3
appropriate. The site plan shall also include site drainage details. The site address and parcel
numbers shall be clearly called out.
14. Title 24 Energy coml~liance: 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.
15. 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.
16. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" by 36") is available at the Building Division
service counter.
17. 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.
18. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
PUBLIC WORKS DEPARTMENT
19. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention. The Public Works Department will provide information to the applicant to
substantially comply with this Condition of Approval.
The applicant may be able to satisfy this requirement by installing a fossil filter in the
existing on-site drainage inlet.
Attachment #4
RESOLUTION NO. 2981
BEING A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF CAMPBELL APPROVING
A CONDITIONAL USE PERMIT TO ALLOW A NEW
VESTIBULE ENTRY TO THE FRONT OF AN EXISTING
CHURCH/PUBLIC FACILITY, TO CONSTRUCT A
HANDICAPPED ACCESSIBLE RAMP, TO RESTRIPE THE
PARKING AREA AND ADD LANDSCAPING IN FRONT
OF THE NEW BUILDING ADDITION, FOR PROPERTY
LOCATED AT 109 N. FIRST STREET IN A PD (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF
MR. EDWARD NAZARADEH, ON BEHALF OF ST.
MARY'S ASSYRIAN CHALDEAN CATHOLIC CHURCH.
FILE NO. UP 95-07.
After notification and Public Hearing as specified by law on the
application of Mr. Edward Nazaradeh, on behalf of St. Mary's Assyrian
Chaldean Catholic Church, to approve a Conditional Use Permit to allow
a new vestibule to the front of an existing building, to construct a
handicapped accessible ramp, to restripe the parking area and add
landscaping in front of the new building addition, for property located at
109 N. First Street, and after presentation by the Community
Development Director, proponents and opponents, the hearing was
dosed.
After due consideration of all evidence presented, the Planning
Commission did find as follows with respect to File No. UP 95-07:
o
The existing use is a legal non-conforming use. Modification of the
existing seating is consistent with the intent of the legal non-
conforming status of the use and site;
Adequate parking can be provided for this use through both on- and
off-site parking availability;
Proposed site improvements will enhance the aesthetic appearance
of the building and the site, and bring the site more into compliance
with commercial or quasi-public standards;
The proposed building addition is architecturally compatible with
the existing structure and the immediate area and the use is
compatible with the adjacent area;
Planning Commission Resolution No. 2981
UP 95-07 - St. Mary's Church
Adopted on June 13, 1995
Page 2
Based on the foregoing findings of fact, the Planning Commission further
finds and concludes, per Section 21.06.100 of the Zoning Ordinance that:.
1. The proposed site modifications, and the interior and exterior
building improvements will result in a more desirable
environmental use of the land.
The proposed development is compatible with the general plan of
the city and will aid in the harmonious development of the
immediate area.
o
The proposed use will not result in an a use which will not be
consistent with the general plan designation of the property.
The proposed development will not be detrimental to the health,
safety or welfare of the neighborhood or of the city as a whole.
Further, the applicant is notified as part of this application that the
applicant is required to meet the following conditions in accordance with
the Ordinances of the City of Campbell and the State of California. The
lead department with which the applicant will work is identified on each
condition. 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.
APPROVED USE
1. Approved Project: Approval is granted for a Use Permit allowing
site modifications on property located at 109 N. First Street. Project
approval shall substantially comply with project plans prepared by
Edward Nazaradeh dated June 7, 1995, except as modified herein in
the Conditions of Approval and as specified below:
go
Landscaping: At least one 24" box sized tree shall be
planted in the landscaped area north of the vestibule
addition. The tree type to be agreed upon by the applicant
and the City.
Planning Commission Resolution No. 2981
UP 95-07- St. Mary's Church
Adopted on June 13, 1995
Page 3
A landscaped parkway shall be installed at the N. First
Street curb line which is consistent with the parkway area
both north and south of the subject property. Said
landscaped parkway shall be installed within two years of
the Planning Commission's approval or by June 13, 1997.
Encroachment Permit: The applicant shall obtain an encroachment
permit, pay fees and deposits, provide bonds and insurance, for all
construction work performed in the public right-of-way.
o
Landscape Improvements: All landscape improvements, including
trees and irrigation, in the public right-of-way shall be in accordance
with the City's Standard Specifications and Details for public works
construction.
Streets and Sidewalks: Applicant shall remove northern driveway
and install curb, gutter and sidewalks which comply with the
current City of Campbell Standard Specifications and Details for
Public Works Construction, and shall comply with Title 11 of the
Campbell Municipal Code concerning Streets and Sidewalks.
o
Seating Capacity: Interior seating capacity for fixed seating shall be
limited to a maximum of 210 seats.
o
Building Use: The auxiliary portion of the building shall not be used
separately, by a separate use, simultaneously with the main portion
of the building. The auxiliary area is limited to a support function of
the primary building and use on this site for meeting and
classrooms.
o
Property Maintenance: The property is to be maintained free of any
combustible trash, debris and weeds, until such time as construction
commences. (Section 11.201 & 11.414, 1985 Ed. Uniform Fire Code.)
Parking and Driveways: All parking and driveways areas shall be
developed in compliance with the standards in Chapter 21.50 of the
Campbell Municipal Code.
Planning Commission Resolution No. 2981
UP 95-07 - St. Mary's Church
Adopted on June 13, 1995
Page 4
o
Development Approval Expiration: The Use Permit approval CUP
95-07) for this project is valid for a period of one year from the date
of the Planning Commission approval, plus 10 days, unless appealed
to the City Council. The expiration date will then be one year from
the City Council action. All conditions of approval spedfied herein
must be completed within one year from the date of approval or the
Use Permit shall become void.
10.
Noise: The applicant and property owner shall conduct the primary
use within the building, except for those activities which will not
create noise impacts on adjacent residents.
11. Hours of Operation: The hours of operation shall not exceed 11:00
pm Sunday through Saturday.
12.
Historic Review: This application shall be forwarded to the Historic
Preservation Board for review and discussion at its June 28, 1995
meeting.
PASSED AND ADOPTED this 13th day of June, 1995, by the following roll
call vote:
AYES:
NOES:
ABSENT:
Steve'iS'iasecki, Sec~e~:ar-y -
Commissioners: Alne, Higgins, Lindstrom, Lowe,
Meyer-Kennedy, Perrine
Commissioners: None
Commissioners: Kearns
/ '~-' ~/~~Meyer-Keni~dy, ~hair
Planning Commission Minutes of July 24, 2001
Attachment #5
Page 4
August 14, 2001. (4-0-3; Commissioners Doorley,
Lindstrom were absent)
Hernandez and
Acting Chair Francois read Agenda Item No. 2 into the record.
2. PLN2001-71
Nazaradeh, E.
Continued Public Hearing to consider the application of Edward
Nazaradeh, on behalf of St. Mary's Assyrian Chaldean Catholic Church,
for a Modification (PLN2001-71) to a previously approved Use Permit to
allow the construction of a mezzanine addition to an existing church on
property located at 109 N. First Street in a PD (Planned Development)
Zoning District. This project is Categorically Exempt. Planning
Commission decision final in 10 days, unless appealed in writing to the
City Clerk. (Continued from the Planning Commission Meeting of July
10, 2001.)
Mr. Tim J. Haley, Associate Planner, presented the staff report as follows:
· Advised that the applicants are seeking approval of a Modification to a Use Permit to allow
the construction of a mezzanine within an existing church, across from City Hall.
· Said that in 1995, the church remodeled the building, adding an entrance feature,
handicapped ramps and landscaping.
· Informed that the proposed addition is a 153 square foot mezzanine to be used to hold an
organ and small choir, which would increase the gable height from 20 feet to 26 feet and
include an exterior stairway for access to the mezzanine space.
· Advised that staff is recommending approval of this request with the condition that the
stairway be an interior stairway in lieu of the proposed exterior stairway.
· Said that the Land Use designation is Low-Medium Density Residential/Office and the
Zoning is PD (Planned Development).
· Pointed out that the revised conditions call out the restrictions on use of City Hall parking
by the church on weekdays.
Commissioner Lowe presented the Site and Architectural Review Committee report as follows:
· Said that SARC reviewed this project twice, on July l0th and July 25th.
· Added that while SARC is sympathetic to the needs of the church for this space, it cannot
support the use of an exterior stairway.
· With the change to an interior stairway, SARC is supportive of this application.
Mr. Edward Nazaradeh, Applicant:
· Stated that St. Mary's is seeking this small mezzanine to accommodate a small choir.
· Said that they had investigated the possibility of using a small spiral staircase but that such
a staircase does not comply with the Uniform Building Code for commercial spaces.
· Advised that using an interior stairway would result in the loss of between 24 and 27 seats
in the church.
· Asked for approval of the exterior stairway, saying that it would not have a negative impact
on the architecture and would not be visible except from the side of the building.
Planning Commission Minutes of July 24, 2001 Page 5
Commissioner Gibbons asked about the width of the stairs.
Mr. Edward Nazaradeh replied three feet.
Commissioner Lowe stated his concurrence with the SARC recommendation requiring an
interior stairway.
Commissioner Jones said that he had nothing to add.
Commissioner Gibbons also supported the SARC recommendation.
Acting Chair Francois reminded that he too is on SARC and that he wants to support this
project but cannot support the use of exterior stairs.
Commissioner Lowe asked if the conditions include a requirement for an interior stairway.
Commissioner Gibbons opined that the side elevation would not be in proportion with the
proposed exterior stairway and questioned the roof height and design, suggesting that the roof
be raised over the entry feature porch too rather than just over the new mezzanine area.
Commissioner Lowe said that the applicant has worked patiently with staff, that raising the
roof line is necessary to accommodate the mezzanine and perhaps increasing the area where
the roof must be raised may be too costly for the church.
Mr. Edward Nazaradeh said that this proposal by Commissioner Gibbons is an option that he
would run by the Church's committee. Said that he had thought to do so would have too much
of an impact on the front elevation.
Commissioner Gibbons said that she was supportive of Mr. Nazaradeh's intent.
Commissioner Lowe suggested a continuance to allow redesign.
Director Sharon Fierro advised that as long as the applicant agrees to a continuance, up to 90
days is permitted. Add that a continuance would be the best action at this point.
Mr. Edward Nazaradeh said that he would support a continuance.
Commissioner Lowe suggested the August 28th meeting.
City Attorney William Seligmann cautioned that only one continuance is allowed.
Commissioner Gibbons suggested more time to allow the plans to be redrawn.
Commissioner Lowe suggested September 1 lth.
Acting Chair Francois said that this date would result in a review by SARC on August 28th.
Planning Commission Minutes of July 24, 2001
Page 6
Motion:
Upon motion of Commissioner Lowe, seconded by Commissioner Jones, the
Planning Commission continued consideration for a Modification
(PLN2001-71) to a previously approved Use Permit to allow the
construction of a mezzanine addition within an existing church on property
located at 109 N. First Street, to its meeting of September 11, 2001. (4-0-3;
Commissioners Doorley, Hernandez and Lindstrom were absent)
Acting Chair Francois read Agenda Item No. 3 into the record.
3. PLN2001-73
Winklebleck, D.
Public Hearing to consider the application of Mr. Dan Winklebleck,
on behalf of Brad and Debbie Johnson, for a Site and Architectural
Approval (PLN2001-73) to allow the construction of a new single-
family residence on property located at 1240 Abbott Avenue in an R-
1-9 (Single Family Residential) Zoning District. This project is
Categorically Exempt. Planning Commission decision final in 10
days, unless appealed in writing to the City Clerk.
Ms. Kristi Bascom, Planner I, presented the staff report as follows:
· Advised that the applicants are seeking a Site and Architectural Approval to allow the
construction of a new two-story, single-family residence on property located at 1240
Abbott Avenue, on the northeast comer of Abbott and Hacienda Avenues.
· The new home is proposed at 3,290 square feet with an attached two-car garage.
· Advised that the lot coverage is 21.4 and the FAR is .32, both within allowable limits.
· Said that the maximum height will be 27 feet.
· Informed that the project meets all development standards and San Tomas Area
Neighborhood Plan guidelines.
· Added that staff is recommending one change, that the windows be centered as required
under the STANP.
· Advised that SARC reviewed the project on July l0th and is recommending approval.
Commissioner Lowe presented the Site and Architectural Review Committee report as follows:
· SARC considered this project on July l0th and recommended that the porch roof be
lowered and the windows centered. With those changes, SARC is supportive.
Acting Chair Francois opened the Public Hearing for Agenda Item No. 3.
Mr. Brad Johnson, 1240 Abbott Avenue, Campbell:
· Said that he and his wife want to keep the windows off center to provide them with a floor
plan and furniture placement that suits their needs.
· Identified himself as a lifetime Campbell resident and said that he and his wife are both in
law enforcement.
· Said that they had shown the plans to the neighbors who supported the window placement.
· Added that they are on a deadline crunch as there are loans pending.
CITY OF CAMPBELL
Community Development Department - Current Planning
September 14, 2001
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, September 25, 2001, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Edward Nazaradeh, on behalf of St. Mary's Assyrian Chaldean Catholic Church,
for a Modification (PLN2001-71) to a previously approved Use Permit to allow the construction
of a mezzanine addition to an existing church on property located at 109 N. First Street in a PD
(Planned Development) Zoning District. This project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Heating described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANN1NG COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2001-71
Address: 109 N. First Street
70 North First Street - Campbell, California 95008-1436 . TEL 408.866.2140 - F^X 408.866.8381 . TDD 408.866.2790
PL~2001-71
Nazaradeh, E.
ITEM NO. 1
STAFF REPORT - PLANNING COMMISSION MEETING OF
September 11, 2001
Continued Public Hearing to consider the application of Mr. Edward
Nazaradeh, on behalf of St. Mary's Assyrian Chaldean Catholic Church, for
approval of a Modification (PLN2001-71) to a previously-approved
Conditional Use Permit (LIP 95-07) to allow the construction of a
mezzanine to an existing church on property located at 109 N. First Street in
a P-D (Planned Development) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission takes the following action:
1. Adopt a resolution incorporating the attached findings, approving a modification to a
previous use permit, subject to the attached conditions.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15301 class l(a) (Existing Facilities) of
CEQA; minor addition to an existing building therefore, no environmental action is required.
PROJECT DATA
Net Lot Area:
.34 acres 14,950 sq. ft.
Site Utilization:
Building Coverage: 38%
Landscape Coverage: 13%
Paving Coverage: 49%
5,462 sq. ft.
1,883 sq. ft.
7,381 sq. ft.
Building Area:
Existing Building:
Proposed Mezzanine Space:
Floor Area Ratio (FAR): .38
5,462 sq. ft.
72 sq. ft. (1.3 %)
5,534 sq. ft.
Parking Required:
Parking Provided:
Assembly Use with fixed seating ~ 1: 4 seats = 53 spaces
22 spaces (10 standard, 11 compact and 1 disabled)
Surrounding Uses:
North:
South:
Residential
Residential
East: City Hall
West: Residential
Staff Report - Planning Commission Meeting of September 11, 2001
PLN2001-71 - 109 N. First Street - Modification to Use Permit (Mezzanine Addition to Church)
Page 2
BACKGROUND
This application was continued from the previous Planning Commission meeting of July 24,
2001, so the applicant could consider revised plans that incorporated the exterior stairway into
the building design. The previous project proposal consisted of an exterior stairway on the north
side and front elevation of the church. The applicant has submitted a revised plan that increases
the height of the vestibule and accommodates the stairway to the mezzanine within the interior of
the church building.
The applicant, Mr. Edward Nazaradeh, is requesting approval of a modification to a previous Use
Permit approval to allow the construction of a mezzanine to accommodate an organ and choir
area for the existing church on the project site. The Planning Commission's approved a
Conditional Use Permit in 1995 allowing the remodel of an existing church on the project site.
The approved remodel allowed the construction of a vestibule area and the construction of
handicapped ramps to the building entrance. The current proposal would allow the construction
of a mezzanine over the church entrance of approximately 72 square feet and is intended to
accommodate an organ and a choir area of 3 to 5 persons.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Low-
Medium Density Residential and /or Office. However, the church is not consistent with the
planned office and residential use designation of the project site. The proposed modification does
not represent a significant intensification of the existing use that was approved and remodeled in
1995.
Zoning Designation: The zoning designation for the project site is P-D (Planned Development).
Development projects with an estimated construction value of less than fifty thousand dollars
may be approved by a conditional use permit. The applicant is seeking approval of a
modification to the previous Conditional Use Permit to allow the addition of a mezzanine.
MODIFICATION TO CONDITIONAL USE PERMIT
Building Design: The applicant is proposing an increase in the gable roof height from 14 to 20.5
feet to accommodate the mezzanine and interior stairway. The increase in height accommodates
space in the building for a clear seven-foot area for an organ and small choir. Building wall and
roof materials will match the existing materials. The vestibule roof height will be stepped down
approximately 16 inches from the height of the main sanctuary area.
Parking: The Zoning Ordinance requires the provision of 53 parking spaces for the existing
church with a capacity of 210 fixed seats. The proposed mezzanine is intended to accommodate 4
additional seats or a demand for one more parking space. The approved site plan provides 22
parking spaces or a deficiency of 31 parking spaces. Staff does not consider the additional
parking demand of one space significant.
Staff Report - Planning Commission Meeting of September 11, 2001
PLN2001-71 - 109 N. First Street - Modification to Use Permit (Mezzanine Addition to Church)
Page 3
Landscaping: The existing landscaping associated with the church will remain.
Site and Architectural Review Committee:
At the Site and Architectural Review Committee meeting of August 28, 2001, the Committee
reviewed the revised design and is supportive of the proposal.
Attachment
1. Findings for Approval of PLN 2001- 71
2. Conditions of Approval of PLN 2001-71
3. Exhibits and Plans
4. Planning Commission Resolution No. 2981(UP 95-07)
5. Previous Planning Commission Minutes July 24, 2001
6. Location Map
Prepared : Tim J.~, As~ciate Planner
Approved by: ~ ~
Srharon Fierro, Community eve opment Director
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN2001-71
SITE ADDRESS: 109 N First Street
APPLICANT: Edward Nazaradeh
DATE: September 11, 2001
Findings for Approval of a Modification (PLN2001-71) to a previously-approved Conditional
Use Permit (UP 95-07) to allow the construction of a music mezzanine at St. Mary's Assyrian
Chaldean Catholic Church.
The Planning Commission finds as follows with regard to File No. PLN2001-71:
1. The proposed project is consistent with the previous use permit approval and the P- D
(Planned Development) Zoning District.
The proposed mezzanine, as conditioned, is well designed and architecturally compatible
with existing building and other developments in the surrounding area and is consistent with
the development standards for neighborhood.
3. The proposed project is compatible with the adjacent residential and public-semi-public uses.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed addition and
integrate them with the uses in the surrounding area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed uses are compatible with the uses in the area.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2001-71
SITE ADDRESS: 109 N. First Street
APPLICANT: Edward Nazaradeh, on behalf of St. Mary's Assyrian Chaldean Catholic
Church School
DATE: September 11, 2001
The applicant is hereby notified, as part of this application, that he or 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 will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the item under review.
Additionally, the applicant is hereby notified that he or she is required to comply with all
applicable Codes or Ordinances of the City of Campbell and the State of California that pertain
to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
Approved Project: Approval is granted for a Modification to allow the construction of a new
72 square foot mezzanine at 109 N. First Street. Project approval shall substantially comply
with project plans prepared by Legacy Partners, C.D.S., that were received by the Planning
Division on May 30, 2001 and August 3, 2001, except as modified by the Conditions of
Approval herein.
Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards (WELS). The plans
shall address refurbish areas of on-site landscaping that are disrupted by construction.
o
Mechanical Equipment: All roof mounted and ground mounted equipment, i.e. air
conditioning units, shall be screened with architecturally compatible materials and located to
minimize any negative visual impact, subject to approval by the Community Development
Director, prior to the issuance of building permits.
Conditions of Approval for PLN2001-71-- 109 N. First Street
Page 2
Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign permit application for any new signs and shall not
install the signs until the sign permit is approved by the Community Development Director as
specified in Chapter 21.53 (Sign Ordinance) of the Campbell Municipal Code.
o
Modification Approval Expiration: The Modification (PLN 2001-71) to the Previously-
approved Conditional Use Permit approval (UP 95-07) for this project is valid for a period of
one (1) year from the Planning Commission approval. All conditions of approval specified
herein must be completed within one year from the date of approval, or the permit shall be
void.
o
Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code. Church patron's
parking in City Hall parking areas is not permitted on weekdays during normal business
hours.
7. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds at all times.
o
Compliance with Previously Approved Conditional Use Permit: The applicant shall be
required to comply with all conditions of approval of the previously approved Conditional
Use Permit (UP 95-07).
Building Division:
Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit. Prior to performing any work, the applicant shall make application to, and
receive from, the Building Division, all applicable construction permits.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
11. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
12. 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.
13. Site Plan: The application for building permit shall include an accurate site plan that
identifies property lines and proposed structures with dimensions and elevations as
Conditions of Approval for PLN2001-71-- 109 N. First Street
Page 3
appropriate. The site plan shall also include site drainage details. The site address and parcel
numbers shall be clearly called out.
14. 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.
15. 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.
16. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" by 36") is available at the Building Division
service counter.
17. 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.
18. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
PUBLIC WORKS DEPARTMENT
19. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention. The Public Works Department will provide information to the applicant to
substantially comply with this Condition of Approval.
The applicant may be able to satisfy this requirement by installing a fossil filter in the
existing on-site drainage inlet.
CITY OF CAMPBELL
Community Development Department - Current Planning
August 31, 2001
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, September 11, 2001, in the City Hall Council
Chambers, 70 North First Street, Campbell, Califomia, for a Public Heating to consider the
application of Edward Nazaradeh, on behalf of St. Mary's Assyrian Chaldean Catholic Church,
for a Modification (PLN2001-71) to a previously approved Use Permit to allow the construction
of a mezzanine addition to an existing church on property located at 109 N. First Street in a PD
(Planned Development) Zoning District. This project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2001-71
Address: 109 N. First Street
70 North First Street . Campbell, California 95OO8-1436 - TEL 408.866.2140 - r^X 408.866.8381 . TDD 408.866.2790
CITY oF CAMPBELL
Community Development Department - Current Planning
August 21,2001
Re: PLN2001-71 - 109 N. First Street - Mezzanine Addition to Existing Church
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting(s):
Site and Architectural Review Committee Meeting
Date: Tuesday, August 28, 2001
Time: 7:00 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, September 11, 2001
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
Tim J. Haley
Associate Planner
CC:
Edward Nazaradeh (Applicant)
101 Lincoln Center Drive, 4~h Floor
Foster City, CA 94404
St. Mary's Assyrian Chaldean Catholic Church (Property Owners)
109 N. First Street
Campbell, CA 95008 :
70 North First Street - Campbell, California 95008-1436 . TEL 408.866.2140 · FAX 408.866.8381 - TDD 408.866.2790
PLN2001-?I
Nazaradeh, E.
ITEM NO. 2
STAFF REPORT - PLANNING COMMISSION MEETING OF
JULY 24, 2001
Public Hearing to consider the application of Mr. Edward Nazaradeh, on
behalf of St. Mary's Assyrian Chaldean Catholic Church, for approval of a
Modification (PLN2001-71) to a previously-approved Conditional Use
Permit (UP 95-07) to allow the construction of a 153 square foot mezzanine
to an existing church on property located at 109 N. First Street in a P-D
(Planned Development) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission takes the following action:
1. Adopt a resolution incorporating the attached findings, approving a modification to a
previous use permit, subject to the attached conditions.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15301 class l(a) (Existing Facilities) of
CEQA; minor addition to an existing building therefore, no environmental action is required.
PROJECT DATA
Net Lot Area:
.34 acres 14,950 sq. ft.
Site Utilization:
Building Coverage: 38%
Landscape Coverage: 13%
Paving Coverage: 49%
5,462 sq. ft.
1,883 sq. ft.
7,381 sq. ft.
Building Area:
Existing Building:
Proposed Mezzanine Space:
Floor Area Ratio (FAR): .38
5,462 sq. ft.
153 sq. ft. (3 %)
5,615 sq. ft.
Parking Required:
Parking Provided:
Assembly Use with fixed seating ~ 1: 4 seats = 53 spaces
22 spaces (10 standard, 11 compact and 1 disabled)
Surrounding Uses:
North:
South:
Residential
Residential
East: City Hall
West: Residential
Staff Report - Planning Commission Meeting of July 24, 2001
PLN2001-71 - 109 N. First Street - Modification to Use Permit (Mezzanine Addition to Church)
Page 2
BACKGROUND
The applicant, Mr. Edward Nazaradeh, is requesting approval of a modification to a previous Use
Permit approval to allow the construction of a mezzanine to accommodate an organ and choir
area for the existing church on the project site. The Planning Commission's approved a
Conditional Use Permit in 1995 allowing the remodel of an existing church on the project site.
The approved remodel allowed the construction of a vestibule area and the construction of
handicapped ramps to the building entrance. The current proposal would allow the construction
of a mezzanine over the church entrance of approximately 153 square feet.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Low-
Medium Density Residential and/or Office. However, the church is not consistent with the
planned office and residential use of the project site. The proposed modification does not
represent a significant intensification of the existing use that was approved and remodeled in
1995.
Zoning Designation: The zoning designation for the project site is P-D (Planned Development).
Development projects with an estimated construction value of less than fifty thousand dollars
may be approved by a conditional use permit. The applicant is seeking approval of a
modification to the previous Conditional Use Permit to allow the addition of a mezzanine.
MODIFICATION TO CONDITIONAL USE PERMIT
Building Design: The applicant is proposing an increase in the gable roof height from 20 to 26
feet to accommodate the mezzanine. The increase in height accommodates space in the building
for a clear seven-foot area for an organ and small choir. Access to the mezzanine is provided via
an exterior stairway and doorway at the northeast comer of the building. Building wall and roof
materials will match the existing materials.
Staff is recommending that the access to the mezzanine be provided within the church building
and that the doorway and exterior stairway be eliminated. This recommendation is due to an
aesthetic concern of an exterior stairway towards the street frontage of the church and a conflict
with building regulations regarding the location of an exterior stairway within ten feet of a
property line. A recommended condition of approval requires the submittal of revised plans
eliminating the exterior stairway and door.
Parking: The Zoning Ordinance requires the provision of 53 parking spaces for the existing
church with a capacity of 210 fixed seats. The proposed mezzanine is intended to accommodate 4
additional seats or a demand for one more parking space. The approved site plan provides 22
parking spaces or a deficiency of 31 parking spaces. Staff does not consider the additional
parking demand of one space significant.
Staff Report - Planning Commission Meeting of July 24, 2001
PLN2001-71 - 109 N. First Street - Modification to Use Permit (Mezzanine Addition to Church)
Page 3
Landscaping: The existing landscaping associated with the church will remain.
Site and Architectural Review Committee:
At the Site and Architectural Review Committee meeting of July 10, 2001, the Committee
recommended continuance of this application so that applicant could investigate alternative
means of accessing the mezzanine. This application will be considered by the Site and
Architectural Review Committee this evening.
Attachment
2.
3.
4.
5.
Prepared by:
Approved by:
Findings for Approval of PLN 2001- 71
Conditions of Approval of PLN 2001-71
Exhibits and Plans
Planning Commission Resolution No. 2981 (LIP 95-07)
Location Map
Tim ~ ~
~l J. H~, 'Associate Planner
Geoff Bradley, Se~~
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN2001-71
SITE ADDRESS: 109 N First Street
APPLICANT: Edward Nazaradeh
DATE: July 24, 2001
Findings for Approval of a Modification (PLN2001-71) to a previously-approved Conditional
Use Permit (UP 95~07) to allow the construction of a music mezzanine at St. Mary's Assyrian
Chaldean Catholic Church.
The Planning Commission finds as follows with regard to File No. PLN2001-71:
1. The proposed project is consistent with the previous use permit approval and the P- D
(Planned Development) Zoning District.
The proposed mezzanine, as conditioned, is well designed and architecturally compatible
with existing building and other developments in the surrounding area and is consistent with
the development standards for neighborhood.
3. The proposed project is compatible with the adjacent residential and public-semi-public uses.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed addition and
integrate them with the uses in the surrounding area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed uses are compatible with the uses in the area.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2001-71
SITE ADDRESS: 109 N. First Street
APPLICANT: Edward Nazaradeh, on behalf of St. Mary's Assyrian Chaldean Catholic
Church School
DATE: July 24, 2001
The applicant is hereby notified, as part of this application, that he or 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 will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the item under review.
Additionally, the applicant is hereby notified that he or she is required to comply with all
applicable Codes or Ordinances of the City of Campbell and the State of California that pertain
to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
Approved Project: Approval is granted for a Modification to allow the construction of a new
153 square-foot mezzanine at 109 N. First Street. Project approval shall substantially comply
with project plans prepared by Legacy Partners, C.D.S., that were received by the Planning
Division on May 30, 2001 and July 9, 2001, except as modified by the Conditions of
Approval herein.
Revised Plans: Applicant to submit revised plans for review and approval of the Community
Development Director, prior to the issuance of building permits that eliminate the exterior
stairway and doorway to the proposed mezzanine area and provide an acceptable means of
access within the interior of building.
Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards (WELS). The plans
shall address refurbish areas of on-site landscaping that are disrupted by construction.
°
Mechanical Equipment: All roof mounted and ground mounted equipment, i.e. air
conditioning units, shall be screened with architecturally compatible materials and located to
minimize any negative visual impact, subject to approval by the Community Development
Director, prior to the issuance of building permits.
Conditions of Approval for PLN2001-71-- 109 N. First Street
Page 2
o
Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign permit application for any new signs and shall not
install the signs until the sign permit is approved by the Community Development Director as
specified in Chapter 21.53 (Sign Ordinance) of the Campbell Municipal Code.
Modification Approval Expiration: The Modification (PLN 2001-71) to the Previously-
approved Conditional Use Permit approval (UP 95-07) for this project is valid for a period of
one (1) year from the Planning Commission approval. All conditions of approval specified
herein must be completed within one year from the date of approval, or the permit shall be
void.
7. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
8. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds at all times.
Compliance with Previously Approved Conditional Use Permit: The applicant shall be
required to comply with all conditions of approval of the previously approved Conditional
Use Permit (UP 95-07).
Building Division:
10. Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit. Prior to performing any work, the applicant shall make application to, and
receive from, the Building Division, all applicable construction permits.
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
12. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
13. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California Licensed Engineer or Architect. Plans submitted for building permits shall be
"wet stamped" and signed by the qualifying professional person.
14. Site Plan: Application for building permit shall include an accurate site plan that identifies
property lines and proposed structures with dimensions and elevations as appropriate. The
site plan shall also include site drainage details. The site address and parcel numbers shall be
clearly called out.
Conditions of Approval for PLN2001-71-- 109 N. First Street
Page 3
15. Title 24 Energy compliance: California Title 24 Energy Standards Compliance forms shall
be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
16. Special Inspections: When a special inspection is required by 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.
17. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" by 36") is available at the Building Division
service counter.
18. 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.
19. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
PUBLIC WORKS DEPARTMENT
20. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention. The Public Works Department will provide information to the applicant to
substantially comply with this Condition of Approval.
The applicant may be able to satisfy this requirement by installing a fossil filter in the
existing on-site drainage inlet.
Attachment #4
RESOLUTION NO. 2981
BEING A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF CAMPBELL APPROVING
A CONDITIONAL USE PERMIT TO ALLOW A NEW
VESTIBULE ENTRY TO THE FRONT OF AN EXISTING
CHURCH/PUBLIC FACILITY, TO CONSTRUCT A
HANDICAPPED ACCESSIBLE RAMP, TO RESTRIPE THE
PARKING AREA AND ADD LANDSCAPING IN FRONT
OF THE NEW BUILDING ADDITION, FOR PROPERTY
LOCATED AT 109 N. FIRST STREET IN A PD (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF
MR. EDWARD NAZARADEH, ON BEHALF OF ST.
MARY'S ASSYRIAN CHALDEAN CATHOLIC CHURCH.
FILE NO. UP 95-07.
After notification and Public Hearing as specified by law on the
application of Mr. Edward Nazaradeh, on behalf of St. Mary's Assyrian
Chaldean Catholic Church, to approve a Conditional Use Permit to allow
a new vestibule to the front of an existing building, to construct a
handicapped accessible ramp, to restripe the parking area and add
landscaping in front of the new building addition, for property located at
109 N. First Street, and after presentation by the Community
Development Director, proponents and opponents, the hearing was
dosed.
After due consideration of all evidence presented, the Planning
Commission did find as follows with respect to File No. UP 95-07:
The existing use is a legal non-conforming use. Modification of the
existing seating is consistent with the intent of the legal non-
conforming status of the use and site;
o
Adequate parking can be provided for this use through both on- and
off-site parking availability;
o
Proposed site improvements will enhance the aesthetic appearance
of the building and the site, and bring the site more into compliance
with commercial or quasi-public standards;
The proposed building addition is architecturally compatible with
the existing structure and the immediate area and the use is
compatible with the adjacent area;
Planning Commission Resolution No. 2981
UP 95-07 - St. Mary's Church
Adopted on June 13, 1995
Page 2
Based on the foregoing findings of fact, the Planning Commission further
finds and concludes, per Section 21.06.100 of the Zoning Ordinance that:
The proposed site modifications, and the interior and exterior
building improvements will result in a more desirable
environmental use of the land.
The proposed development is compatible with the general plan of
the city and will aid in the harmonious development of the
immediate area.
o
The proposed use will not result in an a use which will not be
consistent with the general plan designation of the property.
The proposed development will not be detrimental to the health,
safety or welfare of the neighborhood or of the dty as a whole.
Further, the applicant is notified as part of this application that the
applicant is required to meet the following conditions in accordance with
the Ordinances of the City of Campbell and the State of California. The
lead department with which the applicant will work is identified on each
condition. 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 spedfied.
APPROVED USE
1. Approved Project: Approval is granted for a Use Permit allowing
site modifications on property located at 109 N. First Street. Project
approval shall substantially comply with project plans prepared by
Edward Nazaradeh dated June 7, 1995, except as modified herein in
the Conditions of Approval and as spedfied below:
go
Landscaping: 'At least one 24" box sized tree shall be
planted in the landscaped area north of the vestibule
addition. The tree type to be agreed upon by the applicant
and the City.
Planning Commission Resolution No. 2981
UP 95-07- St. Mary's Church
Adopted on June 13, 1995
Page 3
ge
o
A landscaped parkway shall be installed at the N. First
Street curb line which is consistent with the parkway area
both north and south of the subject property. Said
landscaped parkway shall be installed within two years of
the Planning Commission's approval or by June 13, 1997.
Encroachment Permit: The applicant shall obtain an encroachment
permit, pay fees and deposits, provide bonds and insurance, for all
construction work performed in the public right-of-way.
Landscape Improvements: All landscape improvements, including
trees and irrigation, in the public right-of-way shall be in accordance
with the City's Standard Specifications and Details for public works
construction.
Streets and Sidewalks: Applicant shall remove northern driveway
and install curb, gutter and sidewalks which comply with the
current City of Campbell Standard Specifications and Details for
Public Works Construction, and shall comply with Title 11 of the
Campbell Municipal Code concerning Streets and Sidewalks.
Seating Capadty: Interior seating capacity for fixed seating shall be
limited to a maximum of 210 seats.
Building Use: The auxiliary portion of the building shall not be used
separately, by a separate use, simultaneously with the main portion
of the building. The auxiliary area is limited to a support function of
the primary building and use on this site for meeting and
classrooms.
Property Maintenance: The property is to be maintained free of any
combustible trash, debris and weeds, until such time as construction
commences. (Section 11.201 & 11.414, 1985 Ed. Uniform Fire Code.)
Parking and Driveways: All parking and driveways areas shall be
developed in compliance with the standards in Chapter 21.50 of the
Campbell Municipal Code.
Planning Commission Resolution No. 2981
UP 95-07 - St. Mary's Church
Adopted on June 13, 1995
Page 4
Development Approval Expiration: The Use Permit approval (UP
95-07) for this project is valid for a period of one year from the date
of the Planning Commission approval, plus 10 days, unless appealed
to the City Council. The expiration date will then be one year from
the City Council action. All conditions of approval specified herein
must be completed within one year from the date of approval or the
Use Permit shall become void.
10.
Noise: The applicant and property owner shall conduct the primary
use within the building, except for those activities which will not
create noise impacts on adjacent residents.
11. Hours of Operation: The hours of operation shall not exceed 11:00
pm Sunday through Saturday.
12.
Historic Review: This application shall be forwarded to the Historic
Preservation Board for review and discussion at its June 28, 1995
meeting.
PASSED AND ADOPTED this 13th day of June, 1995, by the following roll
call vote:
AYES:
NOES:
ABSENT:
Steve Piasecki, Sec~e
Commissioners: Alne, Higgins, Lindstrom, Lowe,
Meyer-Kennedy, Perrine
Commissioners: None
Commissioners: Kearns
/ ~i /~Meyer-KenI)~dy, ~hair
CITY oF CAMPBELL
Community Development Department - Current Planning
July 17,2001
Re: PLN2001-71 - 109 N. First Street - Mezzanine Addition at St. Mary's Church
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting(s):
Site and Architectural Review Committee Meeting
Date: Tuesday, July 24, 2001
Time: 7:00 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, July 24, 2001
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely, __
Tim J. Haley
Associate Planner
CC:
Edward Nazaradeh (Applicant)
Legacy Partners CDS Inc.
101 Lincoln Center Drive, 4th Floor
Foster City, CA 94404
St. Mary's Assyrian Chaldean Catholic Church (Property Owners)
109 N. First Street
Campbell, CA 95008
70 North First Street · Campbell, California 95008-1436 · TEL 408.866.2140 . F^X 408.866.8381 . TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department - Current Planning
July 13, 2001
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, July 24, 2001, in the City Hall Council Chambers,
70 North First Street, Campbell, California, for a Public Hearing to consider the application of
Edward Nazaradeh, on behalf of St. Mary's Assyrian Chaldean Catholic Church, for a
Modification (PLN2001-71) to a previously approved Use Permit to allow the construction of a
mezzanine addition to an existing church on property located at 109 N. First Street in a PD
(Planned Development) Zoning District. This project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2001-71
Address: 109 N. First Street
70 North First Street - Campbell, California 95008-1436 . TEL 408.866.2140 . VAX 408.866.8381 - TDD 408.866.2790
.o~' ca4~.
PLN2001-71
Nazaradeh, E.
ITEM NO. 3
STAFF REPORT - PLANNING COMMISSION MEETING OF
JULY 10, 2001
Public Hearing to consider the application of Mr. Edward Nazaradeh, on
behalf of St. Mary's Assyrian Chaldean Catholic Church, for approval of a
Modification (PLN2001-71) to a previously-approved Conditional Use
Permit (UP 95-07) to allow the construction of a 153 square foot mezzanine
to an existing church on property located at 109 N. First Street in a P-D
(Planned Development) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission takes the following action:
1. Grant a Continuance of PLN2001-71 to the Planning Commission meeting of July 24, 2001,
to allow the applicant additional time to provide additional information.
BACKGROUND
The applicant, Mr. Edward Nazaradeh, is requesting approval of a modification to a previous Use
Permit approval to allow the construction of a mezzanine to accommodate an organ and choir
area for the existing church on the project site. The Planning Commission's approved a
conditional use permit in 1995 allowing the remodel of an existing church on the project site.
At the Site and Architectural Review Committee meeting of June 26, 2001, the Committee
recommended continuance of this application so that additional information could be provided
regarding the square footage for the proposed project and the use of the adjacent residence for
church purposes.
Therefore, the staff is recommending that the application be continued to Planning Commission
meeting of July 24, 2001 to allow the applicant an opportunity to provide additional information
regarding the proposed addition.
Attachment
1. Location Map
Prepared by: ! ~".-~ ~~'2~
Tim J. I-~y, ~sso~iate Planner
Approved by.~~/~ L.~?~
Ge~ff B~adley, Senior Plan~er
/
CITY OF CAMPBELL
Community Development Department · Current Planning
July 3, 2001
Re: PLN 2001-71 - 109 N. First Street - Modification to Use Permit for Mezzanine Addition
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, July 10, 2001
Time: 6:45 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, July 24, 2001
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
Tim J. Haley
Associate Planner
CC:
Edward Nazaradeh (Applicant)
101 Lincoln Center Drive, 4th Floor
Foster City, CA 94404
St. Mary's Assyrian Chaldean Catholic Church (Property Owners)
109 N. First Street
Campbell, CA 95008
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 . F^X 408.866.8381 · TDD 408.866.2790
.o~'C,%,~
June 19, 2001
CITY OF CAMPBELL
Community Development Department · Current Planning
Re: PLN2001-71 - 109 N. First Street - Modification to Use Permit
Dear Applicant:
Please be advised that the above-referenced application has been deemed complete and has been
scheduled for the following meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, June 26, 2001
Time: 7:00 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, July 10, 2001
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
Tim J. Haley
Associate Planner
CC:
Edward Nazaradeh (Applicant)
101 Lincoln Center Drive, 4th Floor
San Jose, CA 95120
St. Mary's Assyrian Chaldean Catholic Church (Property Owners)
109 N. First Street
Campbell, CA 95008
70 North First Street - Campbell, California 95008.1423 . TEL 408.866.2140 . FaX 408.866.8381 - TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department
March 14, 2001
Edward Nazaradeh
101 Lincoln Center Dr. 4th Floor
Foster City, CA 94404
Re:
PRE 2001-14 Church Mezzanine
109 N. First St.
Dear Mr. Nazaradeh,
The Planning Division has reviewed your proposal to construct a mezzanine for a music loft
in the existing church. The construction of a mezzanine is considered acceptable from a
Planning Division standpoint, if all the improvements are accommodated within the interior
of the church. Such a modification would be considered a minor modification to the
previous use permit approval.
The placement of a stairway and modification to the roof line to accommodate the
mezzanine is not supported in that it compromises the architectural appearance of the
building.
Please do not hesitate to contact me, if you have any questions regarding this determination.
Sincerely,
Tim
Associate Planner
cc: GeoffBradley, Senior Planner
70 North First Street · Campbell, California 95008-1436 · TEL 408.866.2140 · F;,X 408.866.8381 . TDD 408.866.2790
Planning Commission Minutes of June 13, 1995
Page 3
MOTION:
On motion of Commissioner Perrine, seconded by Commissioner
Lowe, the Planning Commission moved to dose the Public Hearing
(6-0-1; Commissioner Kearns was absent).
MOTION:
On motion of Commissioner Lindstrom, seconded by
Commissioner Perrine, the Planning Commission adopted
Resolution No. 2980 approving a Conditional Use Permit to allow a
secondary living unit on property located at 1605 Van Dusen Lane,
by the following roll-call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Alne, Higgins, Lindstrom, Lowe, Meyer-Kennedy, Perrine
None
Kearns
None
This approval is effective in 10 days unless appealed in writing to the City Clerk.
Chairwoman Meyer-Kennedy read Agenda Item No. 2 into the record.
2. UP 95-07
Public Hearing to consider the application of Mr. Edward
Nazaradeh, on behalf of St. Mary's Assyrian Chaldean Catholic
Church, for approval of a Conditional Use Permit (UP 95-07) to
allow a new vestibule entry to the front of an existing
church/public assembly facility, to construct a handicapped
accessible ramp, to restripe the parking area and add
landscaping in front of the new building addition, for property
located at 109 N. First Street in a PD (Planned Development)
Zoning District.
Mr. Darryl Jones, Senior Planner, presented the staff report as follows:
· Applicant is seeking approval of a Conditional Use Permit for the former
Grange Hall.
· Site is zoned for PD (Planned Development).
· While property was on the market the main concern was parking and limits '
on seating-were identified by staff.
· Parking for the site without fixed seating is established at one space for every
forty square feet (1:40) for a total of 65 required spaces.
· Parking for the site with fixed seating the ratio becomes one space for every
four fixed seats (1:4) for a total requirement of 53 seats.
· Site currently has 24 functional parking spaces. With the proposed
renovations the parking would include 23 spaces. One space is lost to the
trash enclosure.
Planning Commission Minutes of June 13,1995
Page 4
Applicant's proposal includes a new vestibule, landscaping, a restriped
parking area and handicapped accessibility features.
Staff is supportive of this proposal.
Commissioner Alne inquired whether signs were a factor in this proposal or
whether they would be handled as a separate issue.
Mr. Darryl Jones responded that there was no signage proposed at the present
time.
Chairwoman Meyer-Kennedy asked how staff proposed to deal with a 30-40
parking space deficit.
Mr. Darryl Jones replied that there was available on-street parking. In addition,
Council policy allows the use of City Hall parking facilities (located directly across
the street from the project site) after 5:30 p.m. during the week and all day on
Saturday, Sunday and Holidays.
Commissioner Lindstrom presented the Site and Architectural Review
Committee report as follows:
· Applicant wanted to include 240 fixed seats but agreed to a reduction to 210
fixed seats.
· SARC is supportive.
· Applicant is required to install parkway landscaping at the curb. SARC is
proposing that the applicant be given two years to install this parkway
landscaping while staff's Conditions of Approval requires the immediate
installation of this parkway landscaping.
Commissioner Alne asked whether 210 was less than what the applicants wanted.
Commissioner Lindstrom replied that the applicant's original request was for 240
seats.
Commissioner Alne inquired why the applicant could not be granted leeway for
240 seats considering the available parking across the street to accommodate the
use.
Mr. Steve Piasecki, Community Development Director, responded that 210 seats
more than serves the Church's current congregation. The use could be expanded
in the future.
Commissioner Higgins inquired whether the Historic Preservation Board had
reviewed this proposal.
Planning Commission Minutes of June 13,1995 Page 5
Mr. Darryl Jones replied that the Historic Preservation Board had not yet reviewed
the project but that it would be forward to the Board. The Board wants to ensure
photographic documentation of the site prior to any renovations.
Commissioner Alne asked staff whether the Historic Preservation Board had veto
power over decisions of the Planning Commission.
Mr. Darryl Jones responded that HPB did not have veto power. Additionally, the
structure in question is not included in the City's Historic Resources Inventory.
Chairwoman Meyer-Kennedy opened the Public Hearing for Agenda Item No. 2.
Mr. Edward Nazaradeh, Applicant, addressed the Commission as follows:
· The congregation has been utilizing space at St. Lucy's.
· Current membership is 120-150.
· Services are planned for Sundays from 11 a.m. to 12 noon. Additionally,
there would be occasional uses for Christmas and Easter, etc.
· There will be 210 fixed seats.
· Noted that usually, families arrive in one vehicle, four or so to a vehicle. He
does not anticipate more than approximately 40 to 50 cars.
· Their proposed improvements will enhance the architectural appearance of
the site.
· In response to the Commission's questions regarding signage, they plan to
utilize the existing sign by simply changing the text.
Commissioner Alne ask Mr. Nazaradeh whether settling for 210 fixed seats
instead of their desired 240 was difficult for the church to accommodate.
Mr. Nazaradeh responded that they would prefer 240 seats, utilizing 16 rows of
benches.
Commissioner Alne asked whether 210 seats was acceptable for the time being.
Mr. Nazaradeh replied that it was.
Commissioner Lindstrom asked about the parkway installation.
Mr. Nazaradeh advised the Commission that they would appreciate the two-year
deadline due to financial constraints.
Commissioner Alne asked whether the Commission had an informal policy
against approvals for more than one year.
Planning Commission Minutes of June 13, 1995
Page 6
Mr. Steve Piasecki, Community Development Director, responded that the
Council policy did not apply in this case and added that it costs the City to monitor
that the condition be met. Suggested that the applicant either be required to
install the parkway now or remove the condition completely.
Commissioner Alne asked whether a trade could be made. More seats for
immediate installation of the parkway.
Mr. Steve Piasecki replied that that was not an acceptable alternative.
Commissioner Lindstrom advised that he wanted to leave the requirement for
the parkway installation in the Conditions of Approval and allow the applicants
two years to comply.
Mr. Nazaradeh added that while they would prefer to have the two-year time
frame for compliance with the Condition of installing the parkway, they would
install it immediately if the Commission mandated it.
Commissioner Alne asked if this would pose a financial burden.
Mr. Nazaradeh responded that the project was funded by a small congregation.
MOTION:
On motion of Commissioner Alne, seconded by Commissioner
Perrine, the Planning Commission moved to close the Public
Hearing (6-0-1; Commissioner Kearns was absent).
MOTION:
On motion of Commissioner Lindstrom seconded by
Commissioner Alne, the Planning Commission adopted
Resolution No. 2981 approving a Conditional Use Permit to allow a
new vestibule entry to the front of an existing church/public
assembly facility, to construct a handicapped accessible ramp, to
restripe the parking area and to add landscaping in front of the new
building addition (with a two-year time frame for the installation of
the parkway landscaping), for property located at 109 N. First Street
in a PD (Planned Development) Zoning District, by the following
roll-call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Alne, Higgins, Lindstrom, Lowe, Meyer-Kennedy, Perrine
None
Kearns
None
This approval is effective in 10 days, unless appealed in writing to the City Clerk.