Zoning Letter - 2008
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CITY OF CAMPBELL
Community Development Department
July 2, 2008
The Planning & Zoning Resource Corporation
Kathleen Mitchell
100 N.E. 5th Street
Oklahoma City, Oklahoma, 73104
Re: Zoning Verification Letter
275 Union Avenue
Dear Kathleen Mitchell:
In response to your request for a zoning verification letter received by this department
on June 26, 2008, please be advised of the following:
This letter is to advise you that the zoning and use of the above-mentioned property is
governed by the laws and regulations of the City of Campbell. The property is zoned
R-3-S (Multiple Family Residential) and the current General Plan designation is High
Density Residential (21-27 units per gross acre). Our records indicate that the property
is presently owned by Lyons The Commons Apartments LIe.
The existing residential development was not a Planned Unit Development and is not
part of any special, restrictive or overlay district.
Surrounding Uses: The property is currently surrounded by the following Zoning
Districts and land uses:
· North: P-D (Planned Development) High Density Residential
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOO 408:866.2790
--
Zoning Ver~fication Letter - 275 Union Avenue
Page 2 of3
· South: P-D & R-3-S (Planned Development & Multi-Family Residential) High
Density Residential
· East: C-P-D (Condominium Planned Development) High Density Residential
· West: Highway 17
Density: The underlying General Plan designation for this property is High Density
Residential (21-27 units per gross acre). A development at this density consists generally
of apartments and condominiums, and similar types of residential uses. There are 264
residential units developed at a density of approximately 28.1 units per gross acre and
therefore the current residential development does not conform to the General Plan.
Any voluntary redevelopment of the site will be required to conform with the
underlying General Plan. A review of the R-3 Zoning District development standards
may be useful to determine allowable uses. A copy of the R-3 Zoning District
development standards is enclosed.
Legal Nonconforming: Our records indicate that the property was lawfully approved in
1972, and therefore, is a legal nonconforming use in compliance with the City of
Campbell's building and zoning laws, rules, and regulations. Pursuant to the Campbell
Municipal code Section 21.58.040, the same development standards that applied during
the original construction would be allowed for purpose of reconstruction or
replacement of the building resulting from damage caused by a catastrophic event.
Parking: In conjunction with the Site Approval obtained from the City in 1972, the
approving body also approved a parking reduction for the project allowing a parking
requirement of 382 parking spaces. Of the required 382 spaces, 264 where required to be
covered. The current Parking Ordinance for multi-family dwellings require 11f2 spaces
for each studio or one bedroom unit, 2 spaces for each two or more bedroom units, in
addition to 1 designated guest parking space for each five units. The previously
approved development appears to consist of 216 studio and one bedroom units and 48
two bedroom units generating a parking demand, using current standards, of 482
parking spaces, 309 of which must be covered. The current development, as long as the
originally required parking is available on site and no further intensification regarding
the size or number of units has occurred, is considered legal nonconforming in relation
to the City of Campbell Parking and Loading Ordinance. I have enclosed a copy of a
letter sent to the project architect from the City confirming the adoption of a parking
reduction for the proposed residential project. A copy of the Parking and Loading
Ordinance is included for your review.
Zoning Ver~fication Letter - 275 Union Avenue
Page 3 ~f3
Building Code Violations: As of this date, there are no active complaints regarding
violation of the zoning laws, rules, and regulations. For questions regarding building
code violations you can contact the Susan Morgado-Gray at (408) 866 - 2760.
Site Approval: The subject property was developed with site plan approval. The project
572-35 was approved by the City of Campbell Planning Commission on August 7, 1972.
I have enclosed a copy of the Site Approval including attached Conditions of Approval
for you review. The project plans were prepared by Bishop & Goes Associates, 350
Sharon Park Drive, Suite G-22, Menlo Park, California 94025 with a phone number of
(415) 854-0626. The City of Campbell maintains a microfiche copy of the site plan. You
would be required to obtain the architects permission and pay to have the site plan
copied from microfiche in order to obtain a copy. The site plan is available for viewing
at the City of Campbell Planning Department during normal business hours.
Please do not hesitate to contact the Community Development Department at (408) 866-
2140, if you should have any questions regarding this information or determination.
;J;;~
Steve L. Prosser
Assistant Planner
end: Section 21.08.070 R-3 Zoning District
Section 21.58 Non-conforming Uses and Structures
Section 21.28 Parking and Loading
Parking Reduction Confirmation Letter
S72-35 Approval with Conditions
cc: Jackie c. Young Lind, AICP, Acting Community Development Director