Admin PD Permit - 2009Community Development Department
February 12, 2009
Morgan Huynh
333 Santana Row, Unit 221
San Jose, CA 95128
Re: Administrative Planned Development Permit
File No: PLN2009-007
880 E. Campbell Avenue
Dear Ms. Huynh,
The Community Development Director has conditionally approved your Administrative Planned
Development Permit on February 9, 2009 to allow the establishment of a medical (naturopathic)
office within an existing office building on property located at 880 E. Campbell Avenue. This
approval is subject to the attached Conditions of Approval.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5:00
p.m. on February 19, 2009.
Please note that pursuant to Planning Division Condition of Approval #1, a signed copy of the
attached Conditions of Approval must be received by the Planning Division within thirty days of
the Community Development Director's decision.
If you should have any questions regarding this approval, please do not hesitate to contact me at
(408) 866-2124 or by email at StephenrC~cit, o~fcam~bell.com.
Sincerely,
~-
Stephen Rose
Planning Intern
encl: Conditions of Approval for File No. PLN2009-007
cc: Tim Haley, Acting Principal Planner
Rakesh Kamboj, 3588 Sunnymead Court, San Jose, CA
70 North First Street Campbell, California 95008-1 4 36 rE~ 408.866.2140 Fna 408.871.5140 Tun 4-08.86Fi.2790
CONDITIONS OF APPROVAL FOR FILE NO. PLN2009-007
SITE ADDRESS: 880 E. Campbell Avenue
APPLICANT: Morgan Huynh
DATE: February 9, 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 shall sign the final, approved set of Conditions of
Approval. Until said Conditions are signed, the proposed Administrative Planned Development
Permit shall not be valid for any permits sought from the City.
2. Approved Project: Approval is granted for an Administrative Planned Development Permit
(PLN2009-007) for a change in use to a medical office (naturopathic) located at 880 E.
Campbell Avenue. The project shall substantially conform to the project plans and project
description received by the Planning Division on January 9, 2009, except as maybe modified by
the conditions of approval contained herein.
Administrative Planned Development Permit Approval Expiration: The Administrative Planned
Development Permit approval shall be valid for two years from the date of final approval.
Within this two-year period, a building permit must be obtained and construction completed two
years 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.
4. 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.
5. Business Hours: The hours of business shall be restricted to Monday through Sunday from 8:00
a.m. to 9:00 p.m.
6. Operational Hours: The hours of operation shall be restricted to Monday through Sunday from
7:00 a.m. to 10:00 p.m.
7. Property Maintenance: The owner/operator of the subject property shall maintain all exterior
areas of the business free from graffiti, trash, rubbish, posters and stickers placed on the
property.
8. Si na e: 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.
9. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air
conditioning units, ventilation ducts or vents), shall be added to the existing building without
providing screening of the mechanical equipment from public view and surrounding properties.
The screening material and method shall be architecturally compatible with the building and
requires review and approval by the Community Development Director and Building Division
prior to installation of such screening.
10. 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. The project site shall maintain the 10 parking at all times. All
parking areas shall be regularly swept and cleaned to remove litter and debris from the parking
areas and driveways.
11. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the existing on-site landscaping.
12. On-Site Li hg tiny: 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 proposed exterior
lighting for the project shall be reviewed and approved by the Community Development
Director prior to installation of the lighting for compliance with all applicable Conditions of
Approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design to
be compatible with the residential development and shall incorporate energy saving features.
13. Loitering: There shall be no loitering allowed outside the business in the rear parking lot or the
side parking lot areas.
14. Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment or
materials shall be stored outside the building or within the parking lot.
15. Noise:
a. Noise Standard: Any noises, sounds and/or voices, including but not limited to amplified
sounds, loud speakers, sounds from audio sound systems, music, and/or public address
system, generated by the subject use shall not be audible to a person of normal hearing
capacity from any residential property.
b. Noise Management: In the event complaints are received by the City regarding noise, the
Community Development Director may immediately modify the hours of operation and/or
limit the extended hours of operation, subject to the project being brought back to the
Planning Commission for review.
16. Trash & Clean Up: Trash and clean up shall not be done in the late evening or early morning
hours. All trash and clean up shall be done between 6:00 a.m. and 11:00 p.m. daily.
Building Division
17. Permits RecLuired: 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.
18. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
19. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches
by 36 inches.
20. 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.
21. 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.
22. 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.
23. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, 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 C.B.C
Appendix Chapter 1, Section 106. Please obtain City of Campbell, Special Inspection forms
from the Building Inspection Division Counter.
24. 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 counter.
25. 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.
26. 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.
27. 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
28. P.G. & 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.
Fire Department
29. Required Fire Flow: The fire flow for this project is 1,500 gpm at 20 psi residual pressure. The
adjusted fire flow is available from area water mains and fire hydrant(s) which are spaced at the
required spacing.
30. Exits and Pathways: Exits and pathways much be clearly marked and maintained unobstructed
at all times.
Acknowledged & Accepted:
Morgan Huynh, Applicant
of ' cAM~e
V~• r
ADMINISTRATIVE ACTION OF THE COMMUNITY
DEVELOPMENT DIRECTOR
't'~
•~q~HAgO •` February 9, 2009
PLN2009-007 Application of Morgan Huynh for a change in use from a professional office
Huynh, M to a medical office (naturopathic) located at 880 E. Campbell Avenue, on
property owned by Rakesh Kamboj, in the P-D (Planned Development)
Zoning District.
STAFF RECOMMENDATION
That the Community Development Director take the Following Action:
1. Approve the Administrative Planned Development Permit, incorporating the attached
findings, to allow a new medical use (naturopathic), 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:
Site Utilization:
Building Coverage:
Landscaping Coverage
Paving Coverage:
Proposed Tenant Space:
Parking Provided:
Parking Required:
Proposed Business Hours:
Recomm. Business Hours:
24,895 square feet (.57 acres)
9,305 square feet (34.94%)
653 square feet (2.62%)
14,937 square feet (60%)
2,247 square feet (11 %)
42 spaces (The pro-rated share of the tenant space is
11 spaces)
12 spaces (11.2 rounded up) @ 1 parking space per
200 sq.ft.
9:00 a.m. - 6:00 p.m. Monday through Friday
8:00 a.m. - 9:00 p.m. Monday through Sunday
Recomm. Operational Hours: 7:00 a.m. - 10:00 p.m. Monday through Sunday
Staff Report - Administrati~ .fearing of February 9, 2009 Page 2
PLN2009-007 ~ 880 E. Campbell Avenue
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of an Administrative Planned
Development Permit for a change of use in an existing 2,247 square foot office tenant
space from a professional office to a medical office (naturopathic). No expansion of the
existing building is proposed and no exterior changes are proposed.
Professional Services: The proposed medical office would specialize in naturopathic medicine
(reference Attachment 3 -Applicant's Statement). The applicant would employee a staff no
greater than four employees on site at any time.
Business hours would range from 9:00 AM to 6:00 PM, Monday through Friday. The practice
would not be open on Saturday or Sunday. Staff recommends allowed business hours ranging
from 8:00 AM to 9:00 PM, seven days a week, with operational hours ranging from 7:00 a.m. to
10:00 p.m., seven days a week, to provide flexibility for the future operation of the business.
Protect Location: The project site is located on E. Campbell Avenue, east of Union Avenue and
west of Barbano Avenue (reference Attachment 4 -Location Map). The site is adjacent to
commercial development on the north, east and west with multi-family residential development
to the south.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is General
Commercial. The proposed. medical office will be consistent with this land use designation with
approval of an Administrative Planned Development Permit.
Zoning Designation: The project site is indicated as P-D (Planned Development) on the Zoning
Map; a zoning category that is consistent with the underlying General Plan designation of
General Commercial.
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 12 spaces (rounded up from 11.2). There are 42 parking spaces on site for the existing 9,305
sq. ft. retail/office building. The pro-rated share of the tenant space is 11 spaces, leaving a
parking deficit of 1 space. Staff believes that the shared parking arrangement of the center
provides an adequate amount of parking on site for the proposed change of use.
Si a e: No signage is proposed as part of the development application.
Attachments:
1. Findings for Approval of File No. PLN2009-007
2. Conditions of Approval for File No. PLN2009-007
3. Applicant's Written Statement
4. Location Map
5. Project Plans
6. Site Photographs
Staff Report - Administrati~ _learing of February 9, 2009 Page 3
PLN2009-007 ~ 880 E. Campbell Avenue
Prepared by:
en R e, Planning Intern
Approved by: ~--
Tim Haley, Acting Principal Planner