Zoning Ltr - Verification - 2010March 1, 2010
Dominion Due Diligence Group
Attn: Lucy Scarberry
4120 Cox Road
Glen Allen, VA 23060
Re: File No: PLN2010-28
Address: 275 Union Ave -The Commons Apartments
Application: Zoning Verification Letter
Dear Ms. Scarberry,
This letter is in response to your request for a zoning certification letter received by this
department on February 25, 2010. Please be advised of the following:
Ownership: Our records indicate that the property is presently owned by Lyons The Commons
Apartrents LLC.
Zoning /General Plan Designations: The property is zoned R-3 (Multiple Family Residential)
and the current General Plan designation is High Density Residential (21-27 units/gross acre).
Surrounding Uses: The property is currently surrounded by the following Zoning Districts and
land uses:
^ North: P-D (Planned Development) High Density Residential
^ South: P-D & R-3 (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 of High Density Residential (21-27 units per
gross acre) consists generally of apartments and condominiums, and similar types of residential
uses. There are 264 residential apartment 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 density provisions. Any voluntary redevelopment (new construction) of the site
will be required to conform to the underlying General Plan.
Zoning Verification Letter ~ 275 Union Avenue Page 2 0{2
Legal Nonconfonnin~: Our records indicate that the property was lawfully approved in 1972,
and is therefore, considered a legal "nonconforming'' use due to the developed density of the
project. However, pursuant to the Campbell Municipal Code, Section 21.58.050(E)(4), 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 or destruction
caused by earthquake, fire, flood, wind, or other calamity or act of God or the public enemy.
Parkin 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 1'/z 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.
Code Violations: As of this date, there are no active complaints regarding violation of the
zoning laws, rules, and regulations. Questions regarding building code compliance should be
directed to the City of Campbell Building Division at (408) 866-2130.
Site Approval: The subject property was developed with site plan approval. The project 572-3-5
was approved by the City of Campbell Planning Commission on August 7, 1972. The project
plans were prepared by Bishop & Goes Associates, 350 Sharon Park Drive, Suite G-22, Menlo
Park, Califorlia 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.
Sincerely,
Daniel Fama
Assistant Planner
cc: Paul Kermoyan, Planning Manager