Admin PD - Denied - 2005February 15, 2006
Mr. Robert McTavish
PWS, Inc.
365 Swift Avenue
South San Francisco, CA 94080
Re: PLN2005-177 -- 76 E. Campbell Avenue -- Appeal of Administrative Decision
Dear Applicant:
Please be advised that at its meeting of February 14, 2006, the Planning Commission
adopted Resolution No. 3707 denying an appeal and upholding the Administrative
Planned Development Permit (PLN2005-177) denial of a request to allow the
establishment of a Laundromat within in existing commercial building on the above
referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk
by 5 p.m. on Friday, February 24, 2006. The time within which judicial review of this
action must be sought is governed by Section 1094.6 of the California Code of Civil
Procedure, unless another statute (such as California Government Code Section 65009
or some other applicable provision) sets forth a more specific time period.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
r\ .:-~y
Tim J. Haley
Associate Planner
cc: Uno Martier (Property Owner)
60 S. Market Street, Suite 1400
SanJose,CA 95113
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.838] . TO!) 401:>.866.2790
RESOLUTION NO. 3707
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL DENYING AN APPEAL AND UPHOLDING THE
ADMINISTRATIVE PLANNED DEVELOPMENT PERMIT DENIAL
(PLN2005-177) OF A REQUEST TO ALLOW THE ESTABLISHMENT
OF A LAUNDROMAT WITHIN AN EXISTING COMMERCIAL
BUILDING ON PROPERTY OWNED BY MR. L1NO MARTIER
LOCATED AT 76 E. CAMPBELL AVENUE IN A P-D (PLANNED
DEVELOPMENT/CENTRAL COMMERCIAL) ZONING DISTRICT.
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 PLN2005-177:
1. The proposed Laundromat use is not consistent with the General Plan for the
Downtown Area and the goals of the Downtown Redevelopment Plan.
2. The Downtown Development Plan Policies identify the goal to develop a mix of
economically viable commercial uses downtown creating a balance of daytime and
evening activities. Land use regulations shall encourage retail and restaurant uses.
3. The Central Commercial designation is intended to provide shopping, services and
entertainment. A Laundromat use is not considered a desirable service in the
Downtown Area.
4. The Downtown Development Plan and the Redevelopment Agency's Implementation
Plan cites the goal of maximizing the ground floor commercial space along E.
Campbell Avenue for retail and restaurant uses.
5. The propose use is incompatible with the adjacent residential use to the south and
the desired retail, restaurant and services uses in the downtown area as a whole
(21.12.030.F.4.c(3) Campbell Municipal Code (C.M.C.), and
6. Laundromat uses are specifically listed as a permitted use in the Neighborhood
Commercial and General Commercial Zoning Districts in the community.
7. The project qualifies as a Categorically Exempt project per Section 15301, Class 1
(Minor Alteration to Existing Facilities) of the California Environmental Quality Act
(CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
Planning Commission Resolution No. 3707
PLN2005-177 -- 76 E. Campbell Avenue
Denying an Appeal and Upholding the Administrative PO Permit Denial
Page 2
1. The proposed development will not result in a more desirable environment and use
of the land than would be possible under any other zoning classification.
2. The development will not be compatible with the General Plan of the City and will not
aid in the harmonious development of the immediate area.
3. The proposed development will be detrimental to the safety or welfare of the
neighborhood or the City as a whole.
4. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
THEREFORE, BE IT RESOLVED that the Planning Commission denies an appeal and
upholds the Administrative Planned Development Permit denial (PLN2005-177) of a
request to allow the establishment of a Laundromat within an existing commercial
building on property owned by Mr. Uno Martier located at 76 E. Campbell Avenue in a
P-D (Planned Development/Central Commercial) Zoning District.
PASSED AND ADOPTED this 14th day of February, 2006, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley, Ebner, Francois, Gibbons, Rocha
and Roseberry
None
None
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
ATTEST:
~~~
~haron Fierro, Secretary
VC
APPROVED: ~
Bob Alderete, Chair
-,
CITY OF CAMPBELL. PLANNING COMMISSION
Staff Report. February 14, 2006
PLN2005-177
McTavish, R.
Public Hearing to consider the appeal of Mr. Robert McTavish on behalf of
PWS, Inc. for an Administrative Planned Development Permit denial
(PLN2005-177) to allow the establishment of a laundromat within an existing
commercial building on property owned by Mr. Lino Martier located at 76
East Campbell Avenue in the P-D (Planned Development/Central
Commercial) Zoning District.
PLANNING COMMISSION ACTION
The Planning Commission may take one of the following actions:
1. Adopt a Resolution, incorporating the attached findings, upholding the administrative
decision denying the Administrative Planned Development Permit (PLN2005-177) and deny
the appeal; or
2. Adopt a Resolution, incorporating the attached findings, overturning the administrative
decision denying the Administrative Planned Development Permit (PLN2005-177) and
uphold the appeal, subject to the attached Conditions of Approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15301, Class 1 of the California Environmental Quality Act (CEQA), pertaining to
minor alterations to existing private structures.
BACKGROUND
Proiect Proposal: The project consists of an application for an Administrative Planned
Development Permit to allow the establishment of a laundromat within an existing multi-tenant
commercial building of 3,619 square feet on property located at 76 East Campbell Avenue. The
proposed tenant space would occupy approximately 2,059 square feet or 57 percent of the
existing building.
No exterior changes are proposed.
Prooerty Descriotion: The property is currently developed with a single story commercial
building that is partially occupied with a hair salon and body piercing business. The applicant is
requesting approval to occupy the remaining vacant tenant space in the westerly portion of the
building that was previously a florist business. The site plan depicts a parking lot at the rear of
the building that accommodates 11 parking spaces or a parking ratio of 1:329. The project site
has no landscaping.
Staff Report - Planning COtdmission Meeting of February 14,2006
PLN2005-177 - 76 East Campbell Avenue
Page 2 of 4
The subject property is located at the southeast comer of East Campbell Avenue and Fourth
Street adjacent to the Downtown Central Business District. The property is surrounded by the
following uses:
North: Office and Bank
South: Single-Family Residential Use
East: Veterinary Office
West: Multi-tenant Commercial Building (Ceramics schoollDance school/Fireplace
Accessories)
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Central
Commercial and is shown in the Downtown special projects area. The proposed use was found
to be incompatible with the adjacent residential use and the general land uses in the Downtown
Area. Additionally, the Downtown Development Plan and the Redevelopment Agency's
Implementation Plan cites the goal of maximizing the ground floor commercial space along E.
Campbell Avenue for retail and restaurant uses. Allowing this use would be contrary to the
goals and objectives ofthe City and the Redevelopment Agency.
Zoning Designation: The subject property is zoned P-D (Planned Development). The
establishment of a use within an existing building requires approval of an Administrative
Planned Development Permit wherein the Community Development Director must find that the
use is appropriate and compatible with adjacent uses and the area as a whole. The Planned
Development Zoning District does not list specific permitted uses or uses permitted via a
Conditional Use Permit.
Section: 21.02.020 of the Campbell Zoning Code describes allowable uses of land as follows and
if a proposed use of land is not specifically listed in Article 2 (Zoning Districts), the use shall not
be allowed, except as follows:
Similar uses allowed. The Community Development Director may determine that a proposed
use not listed in Article 2 may be allowed as a permitted or conditional use, or is not allowed. A
determination by the Community Development Director that a use is not allowed may be
appealed in compliance with Chapter 21.62 (Appeals). In making this determination, the
Community Development Director shall first find that:
a. The characteristics of, and activities associated with the proposed use are equivalent to those
of one or more of the uses listed in the zoning district as allowable, and will not involve a
greater level of activity, dust, intensity, noise, parking, population density, or traffic
generation than the uses listed in the zoning district;
b. The proposed use will meet the purpose/intent of the zoning district that is applied to the site;
and
c. The proposed use will be consistent with the goals, objectives, and policies of the General
Staff Report - Planning Cmllmission Meeting of February 14, 2006
PLN2005-177 - 76 East Campbell Avenue
Page 3 of4
Plan and any applicable specific plan.
The Community Development Director did not find that the proposed laundromat use was
similar to other allowed uses within the C-3-S (Central Business District) identified in the
remaining portions ofthe Downtown Area. Additionally, Laundromat uses are permitted in the
C-I-S (Neighborhood Commercial) and C-2-S(General Commercial) Zoning Districts.
Therefore, it was not an oversight, but an intentional listing of permitted use to preserve the
unique commercial atmosphere of the Downtown Area.
Administrative Planned Development Permit: The Community Development Director may
approve or deny an application to establish a new use within an existing building, as follows:
Section 21.12.030 Administrative Planned Development Permit required. An Administrative
Planned Development Permit approved by the Community Development Director shall be
required when a new use is established in an existing building when no development plans are
required.
In reviewing the proposed use, the Community Development Director's consideration includes
the following matters which are applicable to this application:
a. Considerations relating to site circulation, traffic congestion, and traffic safety.
b. Considerations relating to structure and site layout.
c. Consideration of the appropriateness and compatibility of the proposed uses in relation to
the adjacent uses and the area as a whole.
Decision: An Administrative decision was made on December 22, 2005 to deny the proposed
laundromat use based upon the following:
1. The Community Development Director determined that the proposed laundromat use is
not consistent with the General Plan for the Downtown Area.
2. The Downtown Development Plan Policies identify the goal to develop a mix of
economically viable commercial uses downtown creating a balance of daytime and
evening activities. Land use regulations shall encourage retail and restaurant uses.
3. The Central Commercial designation is intended to provide shopping, services and
entertainment.
4. The proposed use is incompatibility with the adjacent residential use to the south and the
desired retail, restaurant and services uses in the downtown area as a whole
(21.12.030.FA.c(3) Campbell Municipal Code (C.M.C.), and
5. Laundromat uses are specifically listed as a permitted use in the Neighborhood
Commercial and General Commercial Zoning Districts in the community.
In general, the Community Development Director found that the proposed use was not
compatible with the Downtown District and that alternative zoning districts such as C-I-S
(Neighborhood Commercial) and C-2-S (General Commercial) permit the proposed use. In
Staff Report - Planning COl1Jmission Meeting of February 14, 2006
PLN2005-177 - 76 East Campbell Avenue
Page 4 of 4
fact, during the comprehensive Zoning Code update that occurred in 2002, there was a conscious
decision to remove "laundromats" from the list of approved uses in the C-3 zone because it was
determined to be an inappropriate or undesirable use Downtown. A laundromat use is not a
service conducive to a destination shopping district and it would take away a quality retail space
from the downtown inventory.
As stated above, both the Downtown Development Plan and the Redevelopment Agency's
Implementation Plan cites the goal of maximizing the ground floor commercial space along E.
Campbell Avenue for retail and restaurant uses. Allowing this use would be contrary to the
goals and objectives of the City and the Redevelopment Agency. If this area was not zoned PD,
it would be zoned C-3 and the use would be prohibited. It is only because of the PD zoning that
the use requires further analysis.
Appeal: On December 29, 2005, the City received a letter from Robert McTavish appealing the
Community Development Director's denial of the Administrative Planned Development Permit.
A copy of the appeal letter is attached to this report as Attachment #4.
The appellant indicates that he contacted the Planning Office in June 2005 via the telephone,
wherein the Planner advised him that a laundromat could be a permitted use based upon other
service uses permitted in the Downtown Area. This contact was again confirmed in another
phone conversation in August 2005. On September 9, 2005, the Planning Office contacted the
property owner advising him that the proposed laundromat use would not be supported as
provided in Attachment # 5.
Public Comment: A letter from nearby business is attached to this report as Attachment #6
expressing their concern that a laundromat use would result in increased loitering and parking
demand in the neighborhood and would not be conducive to a positive retail environment.
Attachments:
1. Findings Upholding the Administrative Denial of PLN2005-177 (Denying the Appeal)
2. Findings Overturning the Administrative Denial ofPLN2005-177 (Upholding the Appeal)
3. Conditions of Approval for PLN2005-177
4. Letter of Appeal Submitted by Robert McTavish
5. Letter sent to Property owner on September 9,2005.
6. Letters from Neighboring Businesses
7. Memorandum from Redevelopment Manager - February 2006
8. Exhibits
9. Location Map
Reviewed by:
Prepared by:
Attachment # 1
FINDINGS UPHOLDING THE ADMINISTRATIVE DENIAL OF PLN2005-177 AND
DENYING THE APPEAL
SITE ADDRESS:
APPELLANT:
P.C. MEETING:
76 East Campbell Avenue
Robert McTavish on Behalf of PWS, Inc.
February 14,2006
Findings upholding the administrative denial of an Administrative Planned Development Permit
to allow the establishment of a Laundromat in an existing commercial building on orollertv
located at 76 East Campbell Avenue.
The Planning Commission finds as follows with regard to File No. PLN2005-177:
1. The proposed Laundromat use is not consistent with the General Plan for the Downtown
Area and the goals of the Downtown Redevelopment Plan.
2. The Downtown Development Plan Policies identify the goal to develop a mix of
economically viable commercial uses downtown creating a balance of daytime and evening
activities. Land use regulations shall encourage retail and restaurant uses.
3. The Central Commercial designation is intended to provide shopping, services and
entertainment. A Laundromat use is not considered a desirable service in the Downtown
Area.
4. The Downtown Development Plan and the Redevelopment Agency's Implementation Plan
cites the goal of maximizing the ground floor commercial space along E. Campbell Avenue
for retail and restaurant uses.
5. The propose use is incompatible with the adjacent residential use to the south and the desired
retail, restaurant and services uses in the downtown area as a whole (21.12.030.FA.c(3)
Campbell Municipal Code (C.M.C.), and
6. Laundromat uses are specifically listed as a permitted use in the Neighborhood Commercial
and General Commercial Zoning Districts in the community.
7. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Minor
Alteration to Existing Facilities) ofthe California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development will not result in a more desirable environment and use of the
land than would be possible under any other zoning classification.
2. The development will not be compatible with the General Plan of the City and will not aid in
the harmonious development of the immediate area.
Attachment # 1
Page 2 of2
3. The proposed development will be detrimental to the safety or welfare of the neighborhood
or the City as a whole.
4. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
Attachment #2
FINDINGS OVERTURNING THE ADMINISTRATIVE DENIAL OF PLN2005-177 AND
UPHOLDING THE APPEAL
SITE ADDRESS:
APPELLANT:
P.C. MEETING:
76 East Campbell Avenue
Robert McTavish
February 14,2006
Findings overturning the administrative denial of an Administrative Planned Development
Permit to allow the establishment of a Laundromat in an existing commercial building on
property located at 76 East Campbell Avenue.
The Planning Commission finds as follows with regard to File No. PLN2005-177:
1. The proposed laundromat use is consistent with the General Plan for the Downtown Area.
2. The Downtown Development Plan Policies identify the goal to develop a mix of
economically viable commercial uses downtown creating a balance of daytime and evening
activities. Land use regulations shall encourage retail, restaurant and services uses.
3. The Central Commercial designation is intended to provide shopping, services and
entertainment. The proposed laundromat use provides a necessary service to the Central
Commercial area.
4. The propose use is compatibility with the adjacent residential use to the south and the desired
retail, restaurant and services uses in the downtown area as a whole (21.12.030.FA.c(3)
Campbell Municipal Code (C.M.C.), and
5. Service commercial uses are permitted in the C-3-S (Central Commercial) Zoning District.
6. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Minor
Alteration to Existing Facilities) of the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development will result in a more desirable environment and use of the land
than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in the
harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
4. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
Attachment #2
Page 2 of2
5. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
Attachment #3
CONDITIONS OF APPROV AL FOR FILE NO. PLN2005-177
SITE ADDRESS:
APPELLANT:
P.C. MEETING:
76 East Campbell Avenue
Robert McTavish
February 14,2006
The applicant is hereby notified, as part of this application, that (s )he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the items under review.
Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted for an Administrative Planned Development Permit
to allow the establishment of a Laundromat use in an existing commercial building on
property located at 76 East Campbell Avenue. The approval shall substantially conform to
the project exhibits prepared by Colvin Construction and dated as received by the Planning
Division on December 2, 2005, except as may be modified by the conditions of approval
herein.
2. Approval Expiration: The Administrative Planned Development Permit approval is valid for
a period of one year from the date of approval, unless an extension is granted prior to the
expiration date.
3. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences.
Building Division:
4. Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include ElectricallPlumbinglMechanical fees when such
work is part of the permit.
5. Plan Preparation: This addition may require 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.
6. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
Attachment #3
Page 2 of3
7. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
8. 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.
9. Title 24 Energy Comllliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. 8% X 11 calculations shall be submitted as
well.
10. Special Inspections: When a special inspection is required by V.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
11. 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.
12. 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.
13. P.G.&E.: The applicant is advised to contact P.G.&E. as early as possible in the approval
process. Service installations, changes and/or relocations may require substantial scheduling
time and can cause significant delays in the approval process. The applicant should also
consult with P.G.&E. concerning utility easements, distribution pole locations and required
conductor clearances.
14. 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
,-
/"
.....--..,
A ttachmen t #4
Tim Haley
City of Campbell
Community Development Department
70 N. First Street
Campbell CA 95008
REceIVED
DEe 2 9 2005
CITY OF CAMPBELL
PLANNING DEPT.
RE: 76 E. Campbell Ave. File # PLN2005-177
Dear Tim,
PWS is in receipt of your letter
mentioned property.
permit to build a Coin Laundry at the before
We disagree with your decision that the development ofa Coin Laundry at the site
mentioned would not be a service to the central community.
At the beginning of our fact finding process, your office had approved the use. The
approval was again verified throughyourstaffin August 2005.
We wish to appeal the ruling deniedpythe Community Development Director. Please
provide us with the process and any other required documents needed.
SC}A
~ob McTavish
Director of Development
PWS Inc.
Cc: Lino Martier
Gary Corley
Eric Steinberg
EQUI PM ENT . B ROKERAG E · 0 EVELO PMENT . PARTS.
365 Swift Avenue. S. San Francisco, CA 94080 . Toll-Free: (800)307-1234 ·
September 9, 2005
Mr. Lino Martier
60 S. Market Street, Suite 1400
San Jose, CA 95113
RE: Laundromat Use
76 E. Campbell Avenue
Dear Mr. Martier,
This office received an inquiry about the change of use for a portion of the commercial
building located at 76 E. Campbell Avenue that was formally occupied by a retail florist. It has
been brought to the attention of staff that a lease may have been executed for a laundromat use
which is why this letter is being sent. The property is zoned Planned Development (P-D), with a
General Plan Land Use Designation of Central Commercial. The Central Commercial
Designation covers the downtown area. The property is also within the Central Campbell
Redevelopment Project Area which is regulated by the Central Campbell Redevelopment Plan.
The PD zoning designation in this area is intended to provide flexibility for
redevelopment opportunities and to provide incentives to developers. Absent the PD zoning
designation, the area would be zoned C-3, like the rest of the downtown area. The C-3 zone does
not allow laundromats. The C-1 and C-2 zone does permit laundromats. While under the
flexibility of the PD zoning, alternate uses may be approved with certain findings under an
Administrative Planned Development Permit. However, it is the position of this office that the
proposed laundromat use would be inappropriate and incompatible in relation to the adjacent uses
and the area as a whole pursuant to Section 21.12.030(c)(3) of the Zoning Ordinance, and
therefore would be denied. Additionally, a laundromat use in the downtown is inconsistent with
the goals and objectives of the Redevelopment Agency's Five Year Implementation Plan and
Downtown Development Plan.
If you should have any questions, please contact me at (408) 866-2144.
:c:~
Tim J. Ha~
Associate Planner
cc: Kirk Heinrichs, Redevelopment Manager
Sharon Fierro, Community Development Director
~,;
70 North First Street, Campbell, California 95008-1436 ' TEL 408.866.2140 . FAX 408,866,8381 . TOD 408,866.2790
5
Attachment #6
Mary Hill, Fabu Salon
98 E. Campbell Ave.
Campbell, Ca. 95008
1/24/6
Sharon Fierro
Community Development Director
City of Campbell
70 N First St
Campbell, Ca.
95008.1436
RECEIVED
JAN 2 G 2006
ellV OF CAMPBELL
PLANNING DEPT.
Dear Sharon Fierro:
My name is Mary Hill; I am the owner ofFabu Salon located at 98 E
Campbell Ave. My neighbors and I would like to express our concerns
regarding a change of use permit request for the vacant space on the 76
E. Campbell Ave. formerly a florist shop. We understand that a laundry
mat would like to move into this location and " that an appeal will be
made at the upcoming Campbell City Council meeting scheduled on
2/14/6. We believe a laundry mat would present loitering, and parking
problems for our neighboring businesses.
We are very concerned about preserving the positive retail environment
of Historic Downtown Campbell and hope a more appropriate choice of
location for a laundry mat could be found.
Respectfully Yours,
Mary Hill
Fabu Salon
98 E. Campbell Ave.
~
Heath Vaught
Sis/Bro Decorative Plumbing
~~~~
ErinTuri
Art Beats All Around Us
68 E. Campbell Ave.
ZJ~
Carlos Rodriguez
La Bamba & Hair
5:,~:_,~Pgel\ Ave.
~....4'e- ~ )
,-I
~
D~A
Tom P. Lewis, DVM
Diplomate Americon College
of Veterinary Dermatology
Helen T. Power, DVM
Diplomate American College
of Veterinary Dermatology
John C. Angus, DVM
Diplomate American College
of Veterinary Dermatology
DERMATOLOGY FOR ANIMALS
Ed Jazic, DVM
Resident in Dermatology
Planning Commission
City of Campbell
70 North First Street
Campbell, CA 95008
RECEIVED
FEB 0 'I 2006
CllY OF CAMPBELL
PLANN'NG DEPT.
Feb 06 2006
Re: File No. PLN2005-1 7
76 East Campbell Ave
Dear Planning Commissi n:
As a business and prope owner in this area of downtown Campbell I am very
concerned about the poss bility that a Laundromat could be established at this address.
In my opinion, this locati n is inappropriate for this type of business for the following
reasons:
1. Inadequate traffic flow for the high traffic volume requisite (safety)
2. Inadequate and p orty accessible parking
3. Close proximity t a residential area (noise and litter)
4. No place for peo Ie to wait while using the business (loitering)
5. Hours of business inconsistent with the other business in the area (safety issues)
I urge you to deny Mr. cTavich's appeal of the already issued denial of this use permit.
Although we look forwa to having a business move into this location a Laundromat is
not consIstent with the ty e of business aiready present in this area or the ambiance
downtown Campbell is s riving to create.
Sincerely,
~R 'y
Helen Power, DVM
"..,\,\ue, (ompbell, CA 95008. tel: 408/871
ln~~e\\ . t\\\\\(@dermotologyforonimols.com -3800 fax; 408.
~. ~~
'0)00$
Attachment #7
MEMORANDUM
~~.Ofi. CAIJt.o<s>
t: ~
u ....
. .
.. ..
'So<" ~
. (,
Ol/CH""O'
City of Campbell
City Manager's Department
From:
Chairperson Alderete and
Planning Commissioners
Kirk Heinrichs, Redevelopment Manager ~
Date: 2/14/06
To:
Subject: 76 E. Campbell Avenue
PWS Laundry Company has filed an appeal to the Community Development Director's decision
to deny an Administrative Planned Development Permit to operate a Laundromat at 76 E.
Campbell Avenue. This memo is in support of the Community Development Director's decision
and urges the Planning Commission to uphold her decision and deny the applicant's appeal.
The goals and objectives established in the General Plan. Downtown Development Plan and
the Redevelopment Agency's Implementation Plan share a common thread of promoting and
facilitating a destination retail and restaurant downtown experience. The City and Agency have
very clear policies about retaining ground floor space for retail and restaurant use. It is for
these reasons I urge the Planning Commission to deny the appeal:
)P> In 2002. when a comprehensive update of the Zoning Ordinance was completed, a
conscious decision was made to delete Laundromats from the list of approved uses in
the C-3 zone because it was determined it was not a desirable use downtown and did
not contribute to the revitalization goals and objectives for the area. If the property was
zoned C-3, this application could not be considered. It is only because of the PD
overlay zoning that PWS could apply. Laundromats are a permitted use in the C-1 and
C-2 zones because it was determined those areas were more appropriate.
)p> A Laundromat is an inappropriate use and not compatible with the existing uses in the
area and the kinds of retail uses encouraged along Campbell Avenue. Tenants in the
area have made substantial investment in leases and improvements based on the City's
goal of facilitating a retail experience. A Laundromat use would not be consistent with
what existing tenants understand the Agency is trying to accomplish
)p> When perspective businesses are considering downtown, a significant factor is the mix
of businesses in the area and within the block. A Laundromat will be considered a
negative influence on the retail synergy because of the nature of its operation and will
actually deter new retail business from entering the area.
A Laundromat is not a compatible use nor is it a contributing component to downtown
revitalization efforts. To continue to reinforce the pedestrian experience we need to make every
effort to keep ground floor space retail.
cc: Community Development Director
City Manager
J :\EcoDevUpdt.DOC