Admin PD - Medical - 2009June 3, 2009
Carla Snyder
51 E. Campbell Ave., Ste. 170
Campbell, CA 95008
Re: Administrative Planned Development Permit
File No: PLN2009-53~
51 E. Campbell Ave.., Ste. 170
Dear Ms. Snyder,
The Community Development Director has conditionally approved your Administrative Planned
Development Permit to allow the establishment of amulti-practitioner medical office (psychiatric
counseling) within an existing office building on property located at the above referenced address.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5:00
p.m. on June 12, 2009.
Please note that pursuant to Planning Division Condition of Approval No. 1, a single signed copy of
the attached Conditions of Approval must be returned to the Planning Division prior to clearance of
any business licenses. This document may be returned electronically, by mail, or in person. Also
note, a copy of the staff report for this application is included for your reference.
If you should have any questions regarding this approval, please do not hesitate to contact me at
(408) 866-2142 or by email at danielf7a~cityofcampbelLcom.
Sincerely,
_~
~~~~~>
Daniel Fama
Assistant Planner
encl: Conditions of Approval for File No. PLN2009-053
Staff Report for File No. 1?LN2009-53
cc: Kirk Heinrichs, Community Development Director
Ciddy Wordell, Interim Principal Planner
Judy Shelton, City Clerk's Office
Heritage Village Offices, 51 E. Campbell Ave., Campbell, CA 95008
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ADMINISTRATIVE ACTION OF THE COMMUNITY
° DEVELOPMENT DIRECTOR
f L~
•~RC'HA0.~• June 3, 2009
PLN2009-53 Application of Ms. Carla Snyder on behalf of Drs. Betsy Cregger, Anthony
Snyder, C. Atwell, Rebecca Powers, and Veronica Saleh, for a change in use from a
professional office to a multi-practitioner medical office (psychiatric
counseling) on property owned by Heritage Village Offices, located at 51 E.
Campbell Avenue, Suite 170, in the P-D-H (Planned Development -
Historic Overlay) Zoning District.
STAFF RECOMMENDA'CION
That the Community Development Director take the following action:
1. Approve the Administrative Planned Development Permit, incorporating the attached
findings, to allow a new multi-practitioner medical office (psychiatric counseling), subject to
the attached Conditions of Approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Community Development Director 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.
PROJECT DATA
Net Lot Area:
Building Floor Area:
Proposed Office Space:
Parking Provided:
Parking Required:
Business Hours:
158,123 square feet (3.6 acres)
43,023 square feet
805 square feet
188 shared spaces / 1:225 sq. ft. (approximate)
4 spaces @ 1:200 square feet
8:00 a.m. - 8:00 p.m. Monday -Sunday
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of an Administrative Planned
Development Permit for a change of use from professional office to medical office to allow four
offices in an existing office; suite to be utilized for psychiatric counseling. No expansion of the
existing building or other exterior changes are proposed.
Project Location: The project site is the Heritage Village Offices Building, located at the
northeast corner of E. Campbell Avenue and Winchester Boulevard (reference Attachment 3 -
Location Map). The site is adjacent to commercial development to the south and east, multi-
family residential to the north, and the Campbell Community Center to the west.
Staff Report - Administrati~ action of June 3, 2009 Page 2
PLN2009-53 ~ 51 E. Campbell Avenue
Professional Services: This application was submitted following requests for business licenses
for eleven psychologists and psychiatrists who wish to share an office suite in the Heritage
Village Offices Building (reference Attachment 4 -Project Plans). The office suite has 11
professional offices and single reception area. The doctors, while each maintaining their own
practices, would share a receptionist and the common reception area. The applicant's written
statement (reference Attachment 5) indicates that each doctor would conduct psychotherapy in a
private office. The offices would be furnished with typical office furniture, and would not be
utilized as medical examination rooms. Although the doctors may prescribe medications, no
pharmaceuticals would be dispensed on-site. As indicated on the business license applications,
business hours would be from 8 AM to 8 PM.
ANALYSIS
General Plan Desi ng ation: The General Plan land use designation for the project site is
Professional Office. The proposed medical office use is consistent with this land use designation.
Zoning_Desi ng ation: The project site is zoned P-D-H -Planned Development with the Historic
Landmark "H" zoning overlay. The subject building is a City of Campbell Landmark property
and is therefore designated with the Historic "H" overlay.
The Campbell Municipal Code defines psychiatrists and psychologist differently. Whereas
psychologists are considered a professional office use, psychiatrists are defined as medical
practitioners whose practices are considered medical offices. Therefore, because the existing use
of this building is professional office, the establishment of a medical office is considered a
change of use, requiring an Administrative Planned Development Permit. With approval of this
permit, the proposed use would be consistent with the P-D-H zoning designation.
Parkin: Pursuant to the Campbell Parking and Loading Ordinance, one parking space per every
200 square feet of gross floor area is required for a medical use, yielding a parking requirement
of 4 spaces for the four subject offices (totaling 805 square-feet) within the office suite. As the
pro-rated share of on-site parking for the offices is four spaces (3.5 parking spaces rounded up),
the proposed use satisfies its; parking requirement.
Attachments:
1. Findings for Approval of File No. PLN2009-53
2. Conditions of Approval for File No. PLN2009-53
3. Location Map
4. Project Plans
5. Applicant's Written Statement
Prepared by:
Daniea Fama, Assistant Planner
~~~ ' ~~~ ~
Approved by: iL~
Ciddy Wordell, I erim Principal Planner
Attachment # 1
FINDINGS FOR APPROVAL OF FILE NO. PLN2009-53
SITE ADDRESS: 51 E. Campbell Avenue, Suite 170
APPLICANT: Ms. Carla Snyder on behalf of Drs. Betsy Cregger, Anthony Atwell,
Reber;ca Powers, and Veronica Saleh
DATE: June 3, 2009
Findings for Approval of an Administrative Planned Development Permit for a change in use to a
medical use (psychiatric counseling) on property located at 51 E. Campbell Avenue
The Community Development Director finds as follows with regard to file number PLN2009-53:
1. The subject property is iindicated as P-D-H (Planned Development -Historic Overlay) on the
City of Campbell Zoning Map.
2. The subject property is City of Campbell Landmark as indicated by the "H" Historic Zoning
Overlay.
3. Office Suite 170 is composed eleven professional offices and a single shared reception area.
4. The project site has 188 shared parking spaces at an approximate ratio of 1 space per 225
square feet.
5. The General Plan designation of the subject property is Professional Office.
6. The P-D-H zoning district is consistent with the General Plan designation of Professional
Office.
7. The project site is 3.6 acres and is located at the northeast corner of E. Campbell Avenue and
Winchester Boulevard
8. The site is adjacent to commercial development on the south and east, multi-family residential
to the north, and the Campbell Community Center to the west.
9. The subject property is currently developed with amulti-tenant office building.
10. The hours of business shall be restricted to Monday through Sunday from 8:00 a.m. to 8:00
p.m.
11. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing
Facilities) 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 project will be consistent with the P-D-H (Planned Development -Historic Overlay)
zoning district with appY•oval of an Administrative Planned Development Permit.
Attachment # 1
Page 2 of 2
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 developn--ent will result in a more desirable envirorunent and use of the land
than would be possible under any other zoning classification.
5. The establishment will not create a nuisance due to litter, noise, traffic, vandalism, or other
factors.
6. The establishment will not significantly disturb the peace and enjoyment of the nearby
residential neighborhood.
7. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
8. 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.
9. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
10. There is a reasonable relationship between the use of the fees imposed upon the project and the
type of development project.
11. No substantial evidence; has been presented from which a reasonable argument could be made
that shows that the prc-ject, as currently presented and subject to the required conditions of
approval, will have a significant adverse impact on the environment.
PL~f~1C~lx\f~ ~EP~~TC~~~`dT
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CONDITIONS OF APPROVAL FOR FILE NO. PLN2009-53 `~ `' ~' ~ "~ ~~~ ~~~
C~~~~Bfi~ ~.~ CA ~50~8
SITE ADDRESS: 51 E. Campbell Avenue, Suite 170
APPLICANT: Ms. Carla Snyder on behalf of Drs. Betsy Cregger, Anthony Atwell, Rebecca
Powers, and Veronica Saleh
DATE: June 3, 2009
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
Declaration of Acceptance of All Conditions: Within thirty (30) days of Community
Development Director Approval, the applicant and all parties in interest shall sign one (1) copy
of the final, approved seat of Conditions of Approval. Until said Conditions are signed, the
approved Administrative Planned Development Permit shall not be valid for any permits sought
from the City.
Acknowledged & Accepted:
~// d9
Carla Snyder Date
" ~ ~ 6 i v
Betsy Creg er, MD ,~ Date
~~ if , ~ ~~-~5
Anthony At , MD Date
`~'~.~~.~...~%~?Q'L-tip ~~ ~ ~ ~
Rebecca Powers, MD Date
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Veronica Saleh, MD Da e
RECEIVED
JUN 262009
CITY OF CAMPBELL
PLANNING DEPT.
Conditions of Approval - PL1~~009-53 Pg. 2
2. Approved Project: Approval is granted for an Administrative Planned Development Permit
(PLN2009-53) for a change in use to a medical office (psychiatric counseling) located at 51 E.
Campbell Avenue, Suite 170. The project shall substantially conform to the project plans dated
as received by the Planning Division on April 28, 2009 and operational description dated as
received by the Planning ]Division on May 7, 2009, except as may be modified by the conditions
of approval contained herein.
3. Restrictions of Use: In <;onformance with the Operational Description described above, the
Administrative Planned Development Permit approved herein shall not permit the construction
of medical examination rooms, nor shall it permit medical procedures to be performed or
medications to be dispensed.
4. Business License Required: The use approved herein shall not be established until issuance of a
Business License has been granted.
Transferability: Prior to issuance of a business license pursuant to this Administrative Planned
Development Permit, applicants shall be required to a sign the final approved set of Conditions
of Approval.
6. 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 business license(s) must be obtained and the use established on
the property and all conditions of approval fulfilled. Failure to meet this deadline will result in
the Administrative Planned Development Permit being void.
7. Revocation of Permit: Operation of the use in violation of the Administrative Planned
Development Permit or a.ny 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.
Business Hours: The hours of business shall be restricted to Monday through Sunday from 8:00
a.m. to 8:00 p.m.
9. Property Maintenance: The owner/operator of the subject property shall maintain all exterior
areas of the business frf;e from graffiti, trash, rubbish, posters and stickers placed on the
property.
10. Si~nage: No signage is approved as part of the development application approved herein. All
signage shall be installed and maintained consistent with the provision of the Sign Ordinance,
Chapter 21.30 of the Campbell Municipal Code.
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