Zoning Letter - 2011CITY of CAMPBELL
Community Development Department
May 18, 2011
Dan Brodnik
Kirkorian Enterprises, LLC
1630 W. Campbell Ave.
Campbell, CA 95008
Re: File No: PLN2011-97
Address: Kirkwood Plaza ~ 1570 -1820 W. Campbell Ave. 175 S. San Tomas Aquino Rd.
Application: Zoning Certification Letter
Dear Mr. Brodnik,
This letter is in response to your April 7, 2011 request for a Zoning Certification Letter.
Please be advised of the following:
Site Conditions: The above referenced property, identified as parcels 403-02-044, 045, 049,
053, 054, 055 on the assessment maps of the Santa Clara County Assessor's Office
(referenced enclosed map) is improved with a multi-building shopping center and
associated parking areas, known as Kirkwood Plaza. These properties are located within
the City of Campbell and are subject to the laws and regulations thereof.
Ownership: Our records indicate that the property is currently owned by Kirkorian
Properties, LP.
Zoning / General Plan Designations: The property is zoned C-1 (Neighborhood
Commercial) with a General Plan Land Use designation of Neighborhood Commercial
(reference enclosed Zoning Map).
Surrounding_Land Uses: The property is surrounded by the following Zoning and Land
Use Districts:
Zoning Certification Letter - Kirkwood Plaza Page 2 of 3
^ North: C-1 (Neighborhood Commercial) /Neighborhood Commercial
R-1-6 (Single-Family Residential) /Low-Density Residential
^ South: R-2 (Multiple Family Residential) /Medium-Density Residential
P-D (Planned Development Permit) /High-Density Residential
C-1 (Neighborhood Commercial) /Neighborhood Commercial
^ East: C-1 (Neighborhood Commercial) /Neighborhood Commercial
^ West: C-1 (Neighborhood Commercial) /Neighborhood Commercial
R-2 (Multiple Family Residential) /Medium-Density Residential
Code Violations: As of the date of this letter, there are no active complaints regarding
violations of the Campbell Municipal Code.
Land Use Entitlements: The City does not possess records of the site''s original
entitlements(s). The lack of these records, as well as the date of the oldest City records
related to the property, suggest that construction of Kirkwood Plaza took place prior to the
site being annexed into the City of Campbell in 1958. The most recent entitlement
applications for the property include Site and Architectural Permit PLN2000-86, approved
by Planning Commission Resolution No. 3290 (enclosed) on August 22, 2000 for
construction of an approximately 29,000 square-foot two-story retail/office building and Site
and Architectural Permit PLN2000-158, approved by Planning Commission Resolution No.
3315 (enclosed) on November 28, 2000 for construction of an approximately 15,000 square-
foot retail pad building. Previous to these entitlements, Site and Architectural Permit S 95-
15, approved by Planning Commission Resolution No. 3013 (enclosed) on December 12,
1995, allowed construction of a 6,250 square-foot retail building. Kirkwood Plaza
underwent a comprehensive remodel in 1990-1991 pursuant to Site and Architectural
Permit S 89-13, approved by Planning Commission minute action (enclosed) of September
26, 1989.
Zoning Conformity: As stated by Section 21.10.040 of the Campbell Municipal Code, the C-
1 (Neighborhood Commercial) Zoning District is intended to:
To provide for retail sales, offices, and services serving the daily needs of nearby residents of the
city and to promote stable and attractive commercial development which will be compatible with
neighboring residential uses. This zoning district is designed to encourage the location of
commercial uses at major intersections within residential areas.
In furtherance of this intent, the C-1 Zoning District permits a variety of neighborhood
serving uses, including retail establishments, offices, restaurants, grocery stores, etc. As
such, pursuant to the aforementioned land-use entitlements, the Kirkwood Plaza site is in
compliance with the C-1 (Neighborhood Commercial) Zoning District.
Zoning Certification Letter Kirkwood Plaza Page 3 of 3
Parking Conformity: With respect to the site's parking adequacy, the entire center is
improved with approximately 680 parking spaces, representing a deficit of approximately
200 parking spaces. The aforementioned entitlement applications have permitted
construction of additional building square-footage without provision of all required
parking pursuant to Campbell Municipal Code Section 21.28.050, which allows the
Planning Commission to adjust the number of parking spaces required when circumstances
warrant such adjustment. Additionally, pursuant to Campbell Municipal Code Sec.
21.28.030(E), a building/use is not considered "non-conforming" solely because the parking
spaces provided do not meet current requirements. Therefore, the property can be
considered in compliance with all parking and loading requirements.
If there should be any questions regarding this letter, I may be contacted at (408) 866-2193
or by email at danielf@cityofcampbell.com.
Sincerely,
Daniel Fama
Assistant Planner
Encl: Assessor Parcel Map
Zoning Map
Planning Commission Resolution No. 3290 (PLN2000-86)
Planning Commission Resolution No. 3315 (PLN2000-158)
Planning Commission Resolution No. 3013 (S 95-15)
Planning Commission Minute Action Approval (S 89-13)
cc: Paul Kermoyan, Planning Manager