Zoning Letter - 2011CITY of CAMPBELL
Community Development Department
To: The Lincoln National Life Insurance Company
c/o Mason-McDuffie Financial Corporation
2030 Franklin Street, 5th Floor
Oakland, CA 94612
Date: January 12 , 2 011
CERTIFICATION OF ZONING
Re: Land and improvements owned by Los Gatos Professional Building
Associates, LLC ("Owner") located in Santa Clara County, City of
Campbell at 3803 S. Bascom Avenue (the "Property"), which Property is
described as parcel 414-44-031 on the maps of the Santa
Clara County Assessor, ^^ ~""`"`} ^ attached hereto
Dear Sir or Madam:
I am the duly appointed and incumbent Assistant Planner of tree city
of Campbell, Santa Clara County, State of California (the
"Jurisdiction"), and I am responsible for the enforcement of the zoning ordinance of the
Jurisdiction (the "Zoning Code") and otherwise have knowledge of the facts required to
give this certification.
I am familiar with the Property described above.
Based upon my review of the Zoning Code and all other resolutions, variances,
conditions and records applicable to the Property, I hereby certify the following:
1. Zoning District. The Property is zoned Professional OfficE~ (P-o)
under the laws or ordinances of the Jurisdiction, which zoning is the proper zoning for
the improvements located on the Property. Attached hereto are true copies of the
applicable ordinances, resolutions or regulations relating to the zoning and use of the
Property and all conditions attached to such zoning and to the development of the
Property. Such documents include meeting minutes documenting
project approvals and copies of conditions of approval. The
Property is in compliance with all of the aforesaid ordinances, resolutions, regulations
and conditions as documented in this certification.
Zoning Certification Letter - 3803 S. Bascom Ave. Page 2 of 3
2. Use Restrictions. The Property is ~ a non-conforming use, f.or lack
of a Conditional Use Permit. The property is developed with a
medical office building. At the time of project approval, a
Conditional Use Permit was not required for a medical off_Lce
use. Due to the current requirement for a Conditional Use
Permit, the property is subject to the non-conforming
restrictions of Campbell Municipal Code Sec. 21.58.040(G)._
The Property is
not located in any special districts such as historical districts.
3. Dimensional Requirements. The Property is generally in compliance
with all dimensional requirements of the Zoning Code, including, but not limited to,
minimum lot area, maximum building height, ~ and setback or
buffer requirements, with the exception of the maximum floor area
ratio. The P-O Zoning district permits a .40 floor area ratio
unless the Planning Commission allows a higher ratio. The
project was developed with a .68 floor area ratio. At the time
of project approval, there was no established maximum floor area
ratio requirement.
4. Parking Requirements. The Property is in compliance with all parking and
loading requirements. At the time of project approval, parking for
medical office uses was determined at a ratio of 6 spaces per
doctor. The medical office building was approved with a
condition limiting it to a maximum of 18 doctors, requiring 108
parking spaces. The medical office was constructed with a total
of 116 parking spaces, exceeding the maximum number of parking
spaces required. However, since the time of project approval,
the City's parking requirement have been modified to now require
medical office buildings to provide 1 parking space per 200
square-feet of gross (not leasable) floor area. For this 32,632
square-foot office building, this would result in parking
requirement of 164 parking spaces. Additionally, at the time of
project approval, 40% of the 116 parking spaces were permitted
to be drawn as "compact", where the current maximum for the
percentage of compact spaces is 25a. Although the site parking
is deficient by 48 parking space and has more "compact" parking
spaces that currently permitted, pursuant to Campbell Municipal
Code Sec. 21.28.030(E), the building/use is not considered "non-
conforming" solely because the parking spaces provided do not
meet the current requirements. Therefore, the property care be
considered in compliance with all parking and loading
requirements. ;
70 North First Street • Campbell, CA 95008-] 423 • Tet (408) 866-2140 • Fax (408) 866-5140 • E-Mali planning~~cityofcampbell.com
Zoning Certification Letter - 3803 S. Bascom Ave.
Page 2 of 3
5. Screening and Landscaping Requirements. The Property is in campliance
with all screening and landscaping requirements with all standards in effect
at the time of project approval. Under current standards, the
property exceeds the minimum percentage (120 of lot area) of
project landscaping required (240), and provides the required
10-foot front landscaping strip. However, not all sides o.f the
property are landscaped with 5-foot planter strips as currently
required. The southerly side of the property appears to have
been improved with only a 2- to 3-foot landscape planter per
approved plans.
6. Sign Requirements. The Property is in compliance with all sign
requirements, including height of signs, size of signage, signage setback requirements
and any other signage restrictions.
7. Access. Access to the Property is from a publicly dedicated and accepted
right of way and all driveways from the Property onto such right of way are in
compliance with all applicable driveway ordinances and regulations and all permits, if
any, required in connection therewith have been issued.
8. Certificate of Occupancy. A final, permanent and unconditional Certificate
of Occupancy can be obtained through the Building Division a.t (408)
866-2130 ,
9. No Violations. There are no existing violations with respect to the
Property of the Zoning Code or any other applicable laws, ordinances, rules, regulations
and codes, including, but not limited to, building codes, fire codes, environmental codes
and safety codes.
10. Subdivision Requirements. The Property is in compliance with aNl
applicable subdivision requirements, and any and all plats, permits and approvals
necessary to subdivide the Property from any tract or parcel of land adjacent thereto
and now or heretofore owned in common with the owner of the Property have been
duly and properly filed, recorded and/or issued. Neither conveyance of the Property by
a mortgage instrument nor subsequent foreclosure or deed in lieu thereof will cause the
Property to violate any subdivision requirem~rtts~
Name: Daniel Fama
Tltle: Assistant Planner
Encl: Assessor Map
GIS Property Report
P-0 Zoning District (CMC Sec. 21.10)
Non-Conforming (CMC Sec. 21.58)
Conditions of Approval (M 89-13)
Meeting Minutes (M 89-13)
Meeting Minutes (S 88-20)
Conditions of Approval (S 88-20)