Zoning Letter - 2007December 14, 2007
Community Development Department
Patrick Dwire
Asset Manager
Housing Authority of the County of Santa Clara
505 West Julian Street
San Jose, CA 95110
Re: Zoning Information for 'Rincon Gardens' located at 400 West Rincon
Avenue, Campbell, CA 95008
Dear Mr. Dwire,
In response to the Housing Authority's request for verification of zoning and local
approvals regarding the above referenced property, Planning Division staff has prepared
this Zoning Verification Letter. The following answers the questions noted in the
provided 'Verification of Zoning and Local Approvals' form (enclosed and signed).
1. The above referenced project, when built, complied with all applicable Jocalland
use and zoning ordinances. Zoning regulations to which the above referenced
property is subject have since been modified. The project currently exceeds
allowable residential density limits. Consequently, the project is considered a
nonconforming structure, subject to the restrictions specified in Campbell
Municipal Code 9 21.58 - Nonconforming Uses and Structures (enclosed for your
reference).
2. The above referenced property is currently zoned P-D (Planned-Development).
The Planned Development Zoning District regulations do not specifically list
allowable uses. Instead, allowable uses are determined by referencing the zoning
district which corresponds with the General Plan designation. The subject
property has a General Plan designation of Medium-Density Residential,
therefore allowable uses are those set forth in the R-2 (Multiple-Family) Zoning
District. This Zoning District provides for a variety of dwelling types, all of which
allow for age-restricted Senior Housing residential units.
Residential density is determined by General Plan designation. As specified, the
above referenced property has a Medium-Density Residential General Plan
designation. This General Plan designation stipulates a residential density of no
more than 20 units a gross acre. The project density of 46.19 units/acre exceeds
this limit.
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . roD 408.866.2790
Zoning Verification Letter ~ 400 W. Rincon Avenue
Page 2 of3
Campbell parking requirements, pursuant to Campbell Municipal Code 9 21.28 -
Parking and Loading specify a parking ratio for age-restricted Senior Housing of
one space per 3 dwelling units, or .33 spaces per unit. The project currently
provides 0.37 parking spaces per unit, satisfying the current requirement.
Conversion to non-age restricted occupancy (including low-income affordable
units) would require conformance to current parking requirements.
3. The above referenced building is existing and no improvement plans nave been
submitted to date. Any proposed interior building improvements shall. require a
Building Permit and a ministerial Zoning Clearance (verifying conformance to all
applicable zoning regulations). Alterations to the building exterior (e.g., new
windows, exterior paint, wall materials, etc.) shall require a discretionary
Administrative (staff-level) Planned Development Permit (requiring a $714
review fee) pursuant to Campbell Municipal Code ~ 21.12.030 - P-D (Planned
Development) Zoning District (enclosed for your reference). An Administrative
Planned Development Permit application is enclosed for your reference.
4. The building is existing and no improvement plans have been submitted to date. If
an Administrative Planned Development Permit is sought, as specified above, the
permit application is heard by the Community Development Director.
5. Planning Division staff is not aware of any State land-use approvals that may be
necessary for any future building improvements to this project.
Restrictions on Nonconforming Structures
Campbell Municipal Code ~ 21.58 - Nonconforming Uses and Structures, to which the
above referenced property is subject to, specifies the following restrictions for
nonconforming structures:
. A nonconforming structure may be maintained, repaired, and minor alterations
made; provided, no structural alterations shall be made except those required by
law or ordinance.
. A nonconforming structure shall not be added to or enlarged in any manner,
unless damaged or partially destroyed by a natural calamity or the public enemy.
A substantial rehabilitation of the "Rincon Gardens" project is allowable under applicable
regulations provided that the project is not structurally altered (except those required by
law or ordinance), expanded, intensified (i.e. increasing the number of residential units),
or otherwise enlarged.
Zoning Verification Letter ~ 400 W. Rincon Avenue
Page 3 of3
Please do not hesitate to contact me at (408) 866-2140 or iackieL@citvofcamobell.com,
if you should have any questions regarding this information.
end:
California Debt Limit Allocation Committee Attachment "N": Verification of Zoning and
Local Approvals, signed December 14,2007.
Campbell Municipal Code ~ 21.58 - Nonconforming Uses and Structures
Campbell Municipal Code ~ 21.12.030 - P-D (Planned Development) Zoning District
Administrative Planned Development Permit Application
CALIFORNIA DEBT LIMIT ALLOCATION COMMITTEE
ATTACHMENTN
VERIFICATION OF ZONING AND LOCAL APPROVALS
PROJECT NAME:
Rincon Gardens
PROJECT ADDRESS: 400 West Rincon Avenue, Campbell, CA
ASSESSOR PARCEL NUMBER (S): 305-29-008
PLANNING FILE NUMBER:
PROJECT CITY: City of Campbell
PROPOSED NUMBER OF UNITS: (Existing) 200 units
HOUSING TYPE: (Existing) Three-story, multi-family rental apartment complex
Currently rented to seniors (62+) only..
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The entire parcel upon which the above-described project will be located is zoned , which allows for a Qualified
;idential ~~;\ (m~r;nil~e;~) M+iM1t of)f grme;li \Wn ' ~ ~ts ~~ .
1. ~ the project currently comply with al~PPlicable local land use and zoning ordinances (If no, please explain)?
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2. Please describe the current zoning and maximum per unit density allowed for the site.
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3. Has the project sponsor (developer) obtained al1local approvals (other than a building permit) necessary to begin construction (If
no, please explain)?
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4. Are there any outstanding approvals required by the Planning Commission; City Council, Board of Supervisors or other
discretionary voting body for land use entitlements (If yes, please explail1)?
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5. are you aware of any state land use related approvals which may be required (If yes, please explain)?
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DATED: 1'-/1-+ J f)1:-
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STATEMENT COMPLETED BY:
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QRRP Revised June 2006