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Admin PD - 2007April 4, 2007 WiJliam and Cathilyn Fields 229 Plaza la Posada Los Gatos, CA 95030 Re: Administrative Planned Development Permit File No: PLN2007-27 - 42 W. Campbell Avenue Dear Applicant, Please be advised that at the administrative hearing held on April 2, 2007, the Community Development Director conditionally approved your Administrative Planned Development Permit for the establishment of a physical therapy clinic in the existing three-story office building on the referenced property, subject to the attached conditions of approval. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 p.m. on Thursday, April 12, 2007. The time within judicial review of this action must be sough is governed by Section 1094.6 of the California Code of Civil Procedure, unless another statute (such as the 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) 866-2144 or via em ail at timh@cityofcampbell.com. ~o/ Tim Haley Associate Planner Ene!. Findings and Conditions of Approval for File No. PLN2007-27 cc: Jackie Young Lind, Acting Community Development Director Bruce Hodgin, Forty-Two West Investments, 106 W. Campbell Avenue, Campbell, CA 95008 70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOD 408.866.2790 Attachment # 1 FINDINGS FOR APPROV At OF FILE NO. PLN2007-27 SITE ADDRESS: APPLICANT: DATE: 42 W. Campbell Avenue William & Cathilyn Fields April 2, 2007 Findings for approval of an Administrative Planned Development Permit to allow the establishment of a physical therapy use in an existing office building located at 42 W. Campbell A venue. The Community Development Director finds as follows with regard to File No. PLN2007-27: 1. The development of the proposed project will result in a use that is consistent with the General Plan land use designation of Professional Office. 2. The project will be consistent with the P-D (Planned Development) zoning district with approval of an Administrative Planned Development Permit. 3. The project site is located on the south side of West Campbell Avenue just west of its intersection with Winchester Blvd. The project site is surrounded by office uses to the west, commercial uses to the south, a mini-market and gasoline station to the east and the Campbell Community Center to the north. 4. The subject building is currently developed with three-story, multi-tenant office building constructed in approximately 1990 under a Planned Development Permit (ZC 86-05). 5. The proposed clinic would occupy a 3,300 square-foot tenant space on the second floor or 16 percent of the building area. 6. The operational hours are limited to 7:00 a.m. to 8:00 p.m. daily. 7. The proposed project generates a parking demand of 17 parking spaces and the applicant has identified a shared parking area of 81 parking spaces on the site plan. 8. The change in use from a general office to medical office generates an increase in parking demand of 2 parking spaces that is not considered significant to the total parking of 81 spaces provided on the site. Attachment;: 1 9. No exterior modifications to the building or the site layout are proposed with the project. 10. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Community Development Director 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 development will be compatible with the Zoning Code of the City. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. The parking will adequately meet the demands generated by the change in use, and will not be detrimental to the overall parking and circulation in the area. 6. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. 7. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 8. 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 CONDITIONS OF APPROVAL FOR FILE NO. PLN2007-24 SITE ADDRESS: APPLICANT: DATE: 42 W. Campbell Avenue William & Cathilyn Fields April 2, 2007 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. Where approval by the Community Development Director, 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 item under review. Additionally, the applicant is hereby notified that he/she 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 Project: Approval is granted for an Administrative Planned Development Permit (PLN2007-24) for the establishment of a physical therapy clinic of a proximately 3,300 square feet of an existing three story office building located at 42 E. Campbell A venue. The physical therapy clinic shall be limited to three therapist and administrative office staff. The project shall substantially conform to the project plans and project description stamped as received by the Community Development Department on February 28, 2007, except as may be modified by the conditions of approval herein. 2. Administrative Planned Development Permit Approval Expiration: The Administrative Planned Development Permit approval shall be valid for one year from the date of final approval. Within this one-year period a building permit must be obtained and construction completed one year thereafter or the use must be established on the property and all conditions of approval fulfilled (if no building permit is required). Failure to meet these deadlines will result in the Administrative Planned Development Permit being void. 3. Revocation of Permit: Operation of the use In violation of the Administrative Planned Development Permit or any standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of revocation of the Administrative Planned Development Permit by the Community Development Director. Attachment #2 Page 2 of 3 4. Operational Hours: The operational hours shall be limited to 7:00 a.m. to 8:00 p.m. daily. 5. Parking, Driveways, and Maintenance: All parking and driveway areas shall be developed and maintained in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. All parking areas shall be regularly swept and cleaned to remove litter and debris from the parking areas and driveways. 6. Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment, materials or business vehicles shall be parked and/or stored outside the building or within the parking lot. 7. Landscape Maintenance: The owner/operator of the property shall provide on-going maintenance of the existing on-site landscaping. 8. On-Site Lighting: Any proposed new on-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any exterior lighting shall be reviewed and approved by the Community Development Director, prior to issuance of a building permit. Lighting fixtures shall be of a decorative design to be compatible with the development and shall incorporate energy saving features. 9. Signage: No signage is approved as part of the development applications approved herein. No sign shall be installed until a Sign Permit is approved as specified in the Chapter 21.30 (Signs) of the Campbell Municipal Code. Building Division: 10. Permits Required: A building permit application shall be required for the proposed change in use in an existing commercial structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 11. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 12. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 13. 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. Attachment #2 Page 3 of 3 ] 4. Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. The site plan shall also include site drainage details, site address, and parcel numbers. Site parking and path of travel to public sidewalks shall be detailed. 15. 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. 16. 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. 17. Non-Point Source: 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 coun ter. 18. 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. 19. 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. 20. 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 21. PG&E: Applicant is advised to contact Pacific Gas and Electric Company 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. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. February 23. 2007 CHIP & ASSOCIATES City of Campbell Planning Department Campbell~ CA 95008 Attention: Tim Dear Tim: I am the managing General Partner of Forty-Two West Investments, the owners of 42 West Campbell Avenue, Campbell, California. The building is a three story office building serviced by two stairwells and a gurney sized elevator. Our present tenants consist of iD- Tech~ the administrative offices of a nation wide company providing summer school computer classes at college campuses through out the United States; Dr. Douglas K. Larson (since 1992) D.D.S.; Custom & Wire Sales, an administrative office for network services. The building is 20,090 gross square feet consisting of 16,885 square feet of rentable space and 3.200 square feet of common areas. There are 81 parking places, consisting of 43 standard, 35 compact, and 3 disabled. Proposed tenants William C. Fields and Cathelyn Fields, licensed physical therapists would like the lease space on the second floor, consisting of 3.300 square feet of space, to be used as a administrative office and physical therapy center. Minimal tenant improvements are contemplated which will include additional electrical outlets (none have been added to the building since 1993), the removal of one non-bearing waU~ the creation of two small dressing rooms and the installation of plumbing necessary to support a dishwasher and ice machine. The ph~lsical the,apy business will consist of "Delivering Physical Therapy care and services to patients/client through evaluation. treatment planning, implementation and education. It would seem that "physical therapy" is a quasi medical type of use, and because we already have a medical use in the building, it would seem unnecessary to for an "Administrative Planned Development Permit Process" and that upon receiving a building permit for the minor changes that we can proceed with the lease agreement. Th::: purpose of this, letter is to determine if we are correct and can proceed with submittal of building plans;. RespectfUlly submitted, /_/-! :.......-.-; \.~.' ,/~~' . '- " . )----" ,;-, . . I{/' j.. ~ I ~. -----" I "'i/~-'-'--- Bruce E. Hodgin // Generai Partner ~ jOh \\. l,ajNMttiv,l,.VF.~I~<lrn'WJ~ments Ims: (408 i 37(,j)'t't'f. Fa:;;: (40R) 37()-t)'t't1) .. -:::-J ~rn.I'-'-'1 Ib MI.Sc.1 G:r LJUi', HOllSINi GDPORTUNlT'