Pre App - Denied - 2001 CITY OF CAMPBELL
Community Development Department - Current Planning
August 8, 2001
Kristina Burling
103 Verde Court
Los Gatos, CA 95032
PRE2001-00037
1570 La Pradera Dr.
Use Permit Request
Dear Ms. Burling:
Thank you for your submittal of a preliminary application of a Use Permit for a
veterinary clinic within an existing structure at the above referenced address. The
subject property is zoned P-O (Professional Office) and is designated as Professional
Office on the city's General Plan Land Use Map.
The pre-application was reviewed by the Planning Division, Building Division, Public
Works Department, and the Santa Clara County Fire Department. Comments from the
Planning Division are detailed below and comments and preliminary conditions of
approval from the Public Works Department are enclosed. The Fire Department and
Building Division did not have any comments at this time.
After a detailed analysis of the proposed project, staff determined that a veterinary
clinic within the P-O Zoning District is not an allowed use.
Section 21.20.030 (Uses Permitted With Use Permit) of the Campbell Zoning Code
allows medical and dental laboratories, not including the manufacture of pharmaceutical
or other products for general sale or distribution, within the P-O Zoning District subject
to the approval of a Use Permit. The Planning Director has made the determination that
a veterinary clinic does not fall under the definition of a medical laboratory or medical
office. Although veterinary clinics are allowed within the Commercial Zoning Districts
subject to the approval of a Use Permit, veterinary clinics are not specifically included
as an allowed use within the P-O District. Staff has made the interpretation that
veterinary clinics were not codified as an allowed use in the P-O District because they
were found to be incompatible with the purpose of the district and were better located
within a Commercial Zoning District.
70 North First Street - Campbell, California 95008-1436 · TEL 408.866.2140 · F.&X 408.866.8381 · TDD 408.866.2790
If you have any questions about the comments contained herein, please feel free to give
me a call at (408) 866-2143 or via Email at stephaniew~ci.campbell.ca, us.
Sincerely,
Stephanie Willsey
Planner I
encl:
CCi
Public Works Department Memorandum
Sharon Fierro, Community Development Director
Geoff Bradley, Senior Planner
Joan & Thomas Townsend, 655 Browns Valley Rd., Corralitos, CA 95076
CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC: August 22, 2001
ADDRESS: 1570 La Pradera Dr.
Project Application: PRE-2001-00037
RECOMMENDATION:
Note: No building code issue has been reviewed at Development Review Committee; it will be reviewed in the
Building Permit process. Please be aware that building codes are changing constantly; plans submitted for
building permit shall comply with the code in effect at that time. Submit permit application together with
required documents to the Building Inspection Division to obtain a building permit. No construction can be
commenced without an appropriate building permit.
It is recommended that this item be forwarded to the Planning Commission for review, with the following
conditions.
TO THE SATISFACTION OF THE BUILDING DIVISION MANAGER/BUILDING OFFICIAL:
PERMITS REQUIRED: A building permit application shall be required for the proposed
conversion of the (E) structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
o
SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall
be 24 in. × 36 in.
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.
o
SITE PLAN: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan shall
also include site drainage details. Site address and parcel numbers shall also be clearly called
out. Site parking and path of travel to public sidewalks shall be detailed.
o
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.
JSBuilding DRC Comments\15701apraderadr. doc
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.
o
The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program
specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is
available at the Building Division service counter.
o
TITLE 24 ACCESSIBILITY - COMMERCIAL: On site general path of travel shall comply
with the latest California Title 24 Accessibility Standards. Work shall include but not be limited
to accessibility to building entrances from parking facilities and sidewalks.
10.
TITLE 24 ACCESSIBILITY - COMMERCIAL: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
11.
APPROVALS REQUIRED: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. Santa Clara County Department of Environmental Health
J:~Building DRC Comments\15701apraderadr.doc
MEMORANDUM CITY OF CAMPBELL
TO:
FROM:
Stephanie Willsey, Project Planner
-~Lynn Penoyer, Land Development Manager
Harold Housley, Land Development Enginee~
SUBJECT: DRC APPLICATION
DATE: 7/30/01
Site Address: 1570 La Pradera Drive
For File No(s): PRE2001-000037
Project Description: Use Permit for New Vet Clinic
Applicant: Kristina Burling
COMMENTS
It is understood that there will be a change of use but no significant exterior improvements. The
street pavement is in poor condition and scheduled to receive an AC overlay in FY 02/03. The
curb, gutter, and driveway have been badly damaged by a large street tree. Derek Gade said the
repair of these improvements, except for the driveway approach, is included in the City's annual
sidewalk repair program that is currently out to bid.
PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS OF APPROVAL
Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment permit
for construction of the standard public street improvements, as required by the City
Engineer. The fee for a non-utility encroachment permit application is currently $255.00.
The plans shall include the following:
a. Removal of the existing non-compliant driveway approach and installation of a new
ADA- compliant approach.
b. Construction of conforms to existing public and private improvements, as necessary.
Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private prope.rty behind the public right-of-way line.
Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
Page 1 of 2
o
o
Site Address: 1570 La Pradera Drive
For File No(s): PRE2001-000037
Project Description: Use Permit for New Vet Clinic
Applicant: Kristina Burling
PUBLIC WORKS DEPARTMENT PRELIMINARY CONDITIONS OF
APPROVAL
Utility Installation Plan: Prior to issuance of building permits for the site, the applicant
shall submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets
which have been resurfaced within the previous 5 years will require boring and jacking for
all new utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel, and
reconstruct the on-site Drainage System, as necessary, to demonstrate that the facilities are
functioning normally in accordance with the requirements of the City.
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.
Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
j:\landdev\15701apradera
Page 2 of 2
7/20/01
City of Campbell Planning Division
701 North 1sx Street
Campbell, CA 95008
Dear City of Campbell Planning Division;
I am an interested party in the potential purchase of a property in Campbell.
The property is 1570 La Pradera Ave, currently used as a Beauty Salon. The
property is zoned C-58.
I would like to use the property as a Veterinary Specialty Clinic for
Ophthalmology. I am currently in practice in San Jose, and my business has been
established for 6 years.
I believe that my use is similar and would fall into the professional offices,
medical and dental lab category allowed by the C-58 zoning.
Operational hours would be 8-6pm M-F, Sat 9-2pm, and I have 3 full time
employees. There will be no boarding of animals
Our use would require no structural changes to the exterior of the building, and
minimal changes to 2 internal walls of this building if we were to purchase it. Parking
appears to be ample on the site - (greater than 6 spots for a single doctor practice).
I do not have access to the site plan for this property - but it is an approximately
2000 square foot, single story, semi-rectangular building. Properties adjacent are multi-
story professional offices.
I have diagrammed the building on the assessors map, and enclosed 6 copies of
this and the floor plan of the building.
The owner of the property is being asked for their signature on the pre-application
form and you will receive it within the week.
Thank you for your evaluation of this pre-application
Sincerely;
Kristina Buffing