Zoning Verification - 2008CITY OF CAMPBELL
Community Development Department
June 17, 2008
Howard Rice Nemerovski Canady Falk & Rabkin
Dawn Marie Taylor
Three Embarcadero Center, Seventh Floor
San Francisco, CA 94111-4024
Re: Zoning Verification Letter
215-225 Union Avenue
Dear Dawn Marie Taylor:
In response to your request for a zoning verification letter received by this department
on June 13, 2008, please be advised of the following:
The zoning and use of the above-referenced property is governed by the laws and
regulations of the City of Campbell. Our records indicate that the property is presently
owned by Bay Apartment Communities Inc. This property is zoned P-D (Planned
Development) and the current underlying General Plan land use designation is High-
Density Residential (21-27 units per gross acre).
The P-D Zoning District is intended to provide a degree of flexibility that is not
available in other zoning districts so as to allow developments that are more consistent
with site characteristics while creating an optimum quantity and use of open space and
good design. The P-D Zoning district allows within its boundaries a use or
development, or a combination of uses or types of uses or types of developments that
are determined to be in conformance with the underlying land use designation of the
general plan. It is not the intent of the P-D zoning district to allow more residential units
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOD 408.866.1790
Zoning Ver~fication Letter - 215/225 Union Avenue
Page 2 of3
than would normally be allowed by other residential zoning districts which are deemed
consistent with the general plan.
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.
Surrounding uses: The property is currently surrounded by the following Zoning
Districts and land uses:
. North: R-3-S (Multi-Family Residential) High Density Residential
. South: R-3-S (Multi-Family Residential) High Density Residential
· East: R-3-S (Multi-Family Residential) 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 252
residential units developed at a density is 28.8 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 as the R-3 Zoning District standards conform to the High Density
Residential (21-27 units per gross acre) General Plan designation. A copy of the R-3
Zoning District development standards is enclosed.
Legal nonconforming: Our records indicate that the property was lawfully approved
and constructed in 1965, 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: An informal review of a previous site plan shows that there are approximately
387 parking spaces, 203 of which are covered. The current Parking Ordinance for multi-
family dwellings require 1V2 spaces for each one bedroom unit, 2 spaces for each two or
more bedroom units, in addition to 1 designated guest parking space for each five units.
Zoning Ver~fication Letter - 215/225 Union Avenue
Page 3 of3
The existing development consists of 212 one bedroom units and 40 two bedroom units
generating a parking demand, using current standards, of 449 parking spaces, 252 of
which must be covered. Therefore a parking deficiency of 62 spaces (49 covered and 13
uncovered) exists.
Guidelines for rebuilding: Guidelines related to rebuilding and building permits are
handled through the Building Department. You can contact the Building Department at
(408) 866-2130.
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.
;[,
Steve Pro'!;
Assistant Planner
end: Section 21.08.070 R-3 Zoning District
Section 21.12.030 P-D Zoning District
Section 21.58 Non-conforming Uses and Structures
cc: Jackie c. Young Lind, AICP, Acting Community Development Director