Use Permit-Smog Check-2003December 11, 2003
Mr. Wayne Renshaw, Architect
255 N. Market Street, #252
San Jose, CA 95110
Re:
PLN2003-127- 210 Curtner Avenue - Use Permit - Smog Check Only Station
Dear Applicant:
Please be advised that at its meeting of December 9, 2003, the Planning Commission adopted
Resolution No. 3532 approving a Conditional Use Permit to allow the establishment of a Smog
Check Only Station in an existing industrial/commercial space on the above reference property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5
p.m. on Friday, December 19, 2003. California Code of Civil Procedure, Section 1094.6,
governs the time within which judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Tim J. Haley
Associate Planner
cc:
Lynn Penoyer, Public Works
Frank Mills, Building
Chris Veargason, County Fire
Ray Matsumoto (Property Owner)
119 Capistrano Place
Los Gatos, CA 95032
70 North First Street. Campbell, California 95008-1436 . TEL 408.866-2140 . FAX 408.871.5140 . Tn\) 408.866.2790
RESOLUTION NO. 3532
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
(PLN2003-127) TO ALLOW THE ESTABLISHMENT OF AN AUTO-
REALTED USE (SMOG CHECK STATION) IN AN EXISTING
COMMERCIAUINDUCTRIAL BUILDING ON PROPERTY OWNED
BY MR RAY MATSUMOTO LOCATED AT 210 CURTNER A VENUE
IN A C-2-S (GENERAL COMMERCIAL) ZONING DISTRICT.
ZONING DISTRICT. FILE NO. PLN2003-127.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2003-127:
1. The proposed smog check station is consistent with the General Commercial land use
designation of the General Plan and the C-2-S (General Commercial) Zoning District with
approval of a Conditional Use Permit.
2. The existing 23 parking spaces will adequately address the parking needs of the subject site
and proposed use of 2,290 square feet.
3. An increase in the amount of landscaping area will improve the appearance of the project and
will bring the percentage of the site closer to the ten percent site standard established for
Commercial uses.
4. No architecturally changes are proposed with the establishment of the proposed use.
5. The proposed smog check station, as conditioned, is compatible with the adjacent land uses
and the surrounding neighborhood.
6. Business hours shall be restricted to 7 a.m. to 11 p.m. daily typical of commercial uses in this
neighborhood.
7. The establishment of a smog check only station will not create a nuisance due to noise, litter,
vandalism, traffic or other factors.
8. The establishment of a smog check station business will not significantly disturb the peace
and enjoyment of any nearby residential neighborhoods.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
Planning Commission Resolution No. 3532
PLN2003-127 -- 210 Curtner Avenue - Use Permit - Smog Check Station
Page 2
1. The establishment of a smog check service use will aid in the enhancement and the
harmonious development of the immediate area. The establishment, maintenance, or
operation of the use will not be detrimental to the public health, safety, peace, morals,
comfort or general welfare of persons residing or working in the neighborhood of such
proposed use.
2. The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping and other development features required in order
to integrate said uses with uses in the surrounding area.
3. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed establishment, as conditioned, is compatible with the adjacent land uses and
the surrounding neighborhood.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Permit (PLN2003-127) to allow the establishment of an auto-related use (Smog Check
Station) in an existing commercial/industrial building on property owned by Mr. Ray Matsumoto
located at 210 Curtner A venue in a C-2-S (General Commercial) Zoning District, subject to the
following conditions:
Where approval by the Director. of Community Development, 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
Plan nine Division
1. Approved Project: Approval is granted for a Conditional Use Permit (PLN2003-127) to
allow establishment of a smog check only use without auto repairs of approximately 2,290
square feet in an existing building located at 210 Curtner Avenue. Project approval shall
substantially comply with project plans dated October 22, 2003, except as may be modified
by the Conditions of Approval herein:
a. Applicant's Project Description: Smog Check Only Station- October 22,2003.
Planning Commission Resolution No. 3532
PLN2003-127 -- 210 Curtner Avenue - Use Permit - Smog Check Station
Page 3
b. Project plans consisting of one sheets prepared by Wayne Renshaw, Architect, dated
October 22, 2003.
c. Operational Hours to be restricted to 7 a.m. to 11 p.m. daily, unless a Conditional Use
Permit is obtained from the Planning Commission for late night operations. Current
operational hours are 7 a.m. to 7 p.m. Monday-Friday.
2. Conditional Use Permit Approval Expiration: The Conditional Use Permit approval shall be
valid for one year from the date of final approval. Within this one-year period the use must
be established on the property. Failure to meet this deadline will result in the Conditional
Use Permit being void.
3. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit or any
standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of
revocation of the Conditional Use Permit by the Planning Commission.
4. Signs: No signage is permitted as part of the development application approved herein. New
signage shall not be installed prior to approval of a sign permit as required by Chapter 21.53
of the Campbell Municipal Code.
5. On-Site Lighting: Any proposed 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 exterior lighting shall be reviewed and approved by the Community Development
Director, prior to issuance of a building permit. Lighting fixtures shall be of a decorative
design to be compatible with the development and shall incorporate energy saving features.
6. Landscaping: Prior to the issuance of building permits for the project, the applicant shall
submit four (4) sets of detailed landscaping and irrigation plans prepared by a Landscape
ArchitectlDesigner for review and approval by the Community Development Director.
Landscape and irrigation plans shall be consistent with the City's Water Efficient
Landscaping Standards (WELS).
a. All trees on-site streets shall be a minimum 24-inch box size. Shrubs shall be a minimum
of 5-gallon size.
b. All landscaping installed as required per the approved landscape plan shall be maintained
in good health. The applicant shall record a landscape maintenance agreement, prior to
the issuance of building permits.
c. Revise the site plan and landscape plan to provide a minimum 2 foot landscape strip
along the southern property line.
d. All landscaping shall be installed prior to building occupancy.
Planning Commission Resolution No. 3532
PLN2003-127 -- 210 Curtner Avenue - Use Permit - Smog Check Station
Page 4
e. All landscape areas shall be protected by 6-inch high poured in place concrete curbs or
other protective barrier.
7. Landscape Maintenance: The owner/operator of the property shall provide on-gOIng
maintenance of the required landscaping for the project.
Buildine Division
8. Permits Required: A building permit application shall be required for the proposed tenant
improvements to the existing commercial structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
9. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
10. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
11. 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.
12. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
13. 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.
14. Special Inspections: When a special inspection is required by D.B.c. Section 1701, 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 D.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
15. Non-Point Source: The City of Campbell's 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.
16. 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.
Planning Commission Resolution No. 3532
PLN2003-127 -- 210 Curtner Avenue - Use Permit - Smog Check Station
Page 5
17. 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.
18. 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
19. 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. & E. concerning utility easements, distribution pole
locations and required conductor clearances.
PASSED AND ADOPTED this 9th day of December, 2003, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley, Francois, Gibbons, Hernandez, Rocha
and Roseberry
None
None
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
APPROVED:
Joseph Hernandez, Chair
ATTEST:
Sharon Fierro, Secretary
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ITEM NO.2
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CITY OF CAMPBELL' PLANNING COMMISSION
Staff Report. December 9, 2003
PLN2003-127
Renshaw, W.
Public Hearing to consider the application of Mr. Wayne Renshaw,
Architect, for a Conditional Use Permit (PLN2003-127) to allow the
establishment of a smog check station in approximately 2,290 square feet of
an existing commerciallindustrial building on property owned by Ray
Matsumoto located at 210 Curtner Avenue in a C-2-S (General
Commercial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, approving a Conditional Use Permit to
allow the establishment of a smog check station on the project site, subject to the attached
Conditions of Approval and 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 facilities involving negligible or no expansion of use; therefore, no
environmental action is required.
PROJECT DATA
Net Lot Area:
18,000 sq. ft. (.413 acres)
Site Utilization:
Building Coverage:
Landscape Coverage:
Paving Coverage:
7,450 sq. ft. (42 %)
600 sq. ft. (3 %)
9,950 sq. ft. (55%)
Tenant space:
2,290 square feet or 31 % of building area
Parking:
Required:
23 parking spaces parking ratio: 1 :200 square feet - retail
1 :400 square feet - warehousing
1 :350 square feet - auto related
Provided:
23 parking spaces (13 standard, 9 compact and 1 disabled)
Hours of Operation:
7 a.m.- 7 p.m. Monday through Saturday
Staff Report - Planning CoÌulllission Meeting of December 9,2003
PLN2003-127 - 210 Curtner Avenue
Page 2 of 3
DISCUSSION
Background: The property is currently developed with a commercial/industrial structure built in
1971. The front portion of the building is occupied by a Hostess Bakery Outlet business and the
remaining portions are occupied by warehousing uses. The applicant is requesting approval of a
Conditional Use Permit to allow the establishment of an auto related use in a vacant portion of
the building.
The subject property is located on the south side of Curtner A venue near its intersection with
McGlincy Lane and is surrounded by the following uses:
North: Storage yard and manufacturing uses
South: Self- storage facility
East: Automotive Repair
West: Garden Equipment Supply
Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit to allow
the establishment of a Smog Check Station in two service bays of an existing
industrial/commercial building on the subject site. The proposed use is a "test only" station for
smog certification and does not involve any auto repair. The proposed auto related use would
occupy approximately 2,290 square feet or 30 percent of the existing building. The remaining
portions of the building are occupied with warehouse uses and the bakery outlet.
ANALYSIS
Zoning Designation: The zoning designation for the project site is C-2-S (General Commercial).
A Conditional Use Permit is required to allow the establishment of an auto related use within the
C-2-S (General Commercial) zoning district. The proposed project will be consistent with the
Zoning Ordinance with approval of a Conditional Use Permit.
The existing building and site comply with the development standards of the Commercial Zoning
District with the exception of the percentage of on-site landscaping.
General Plan Designation: The General Plan land use designation for the project site is General
Commercial. Prior to the 2001 General Plan Update, the site was designated as an Industrial land
use. The proposed smog check station is considered a service commercial use and therefore, is
consistent with the General Plan.
General Plan Strategies
The proposed project complies with the following General Plan Land Use Element strategies:
Strategy LUT-5.3h: Parking and Circulation: Provide adequate parking and encourage
circulation patterns to serve commercial districts so as to discourage commercial traffic into
adjacent residential zones.
Staff Report - Planning COIllillission Meeting of December 9, 2003
PLN2003-127 - 210 Curtner Avenue
Page 3 of 3
Strategy LUT-lO.le: Parking Lot Screening: Plant landscaping or build decorative walls at the
interior and perimeter of parking areas as a visual screen.
Business Activities:
The applicant has provided the attached business description that indicates that the proposed auto
related use would be a smog check station restricted to smog testing only and does not involve
auto repair. Business hours are described a 7:00 a.m. to 7:00 p.m. Monday through Saturday.
Staff believes that the proposed use is compatible with the surrounding uses and properties. A
condition of approval restricts the business activities to within the interior of the building and
limits the use to a smog certification station only without auto repairs. Therefore, staff is
supportive of the applicant's request.
Parking: The site plan indicates the provision of 23 parking spaces or a parking ratio of 1 :323
for the existing building square footage. Potentially 7 (seven) parking spaces could be allocated
to the proposed tenant space of 2,290 square feet. Staff finds that the provided parking is
adequate for the requested auto related use and remaining uses in the building.
Building Design: No exterior architectural changes to the exterior of the building are proposed.
The building was recently painted prior to submittal of this application.
Landscaping: The existing on-site landscaping accounts for approximately 3 (three) percent of
the project site area. Currently, the minimum landscaping percentage is ten percent of the site
area for general commercial uses. Staff is recommending the installation of additional planting
areas at the rear of the property and adjacent to compact parking spaces to improve the
percentage of on-site landscaping. Additionally, it is recommended that taller updated plant
materials be installed within the existing planting areas. A condition of approval requires the
submittal of a landscaping and irrigation plan for the review and approval of the Community
Development Director.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of November 25, 2003. The Committee is supportive of
the applicant's request with the provision of additional on-site landscaping, if it does not
adversely impact parking an/or circulation.
Staff Report - Planning CorlUnission Meeting of December 9,2003
PLN2003-127 - 210 Curtner Avenue
Page 4 of 3 .
Attachments:
1. Findings for Approval of PLN2003-127
2. Conditions of Approval for PLN2003-127
3. Business Description for Smog Check Only Station
4. Exhibits and Photographs
5. Location Map
~
Prepared by: \ ..:.- \y
Tim Haley, Associate Planner
Approved b .
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN2003-127
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
210 Curtner Avenue
Wayne Renshaw
December 9, 2003
Findings for Approval of a Conditional Use Permit to allow a smog inspection station in an
existing commerciallindustrial building at 210 Curtner Avenue.
The Planning Commission finds as follows with regard to File No. PLN2003-127:
1. The proposed smog check station is consistent with the General Commercial land use
designation of the General Plan and the C-2-S (General Commercial) Zoning District with
approval of a Conditional Use Permit.
2. The existing 23 parking spaces will adequately address the parking needs of the subject site
and proposed use of 2,290 square feet.
3. An increase in the amount of landscaping area will improve the appearance of the project and
will bring the percentage of the site closer to the ten percent site standard established for
Commercial uses.
4. No architecturally changes are proposed with the establishment of the proposed use.
5. The proposed smog check station, as conditioned, is compatible with the adjacent land uses
and the surrounding neighborhood.
6. Business hours shall be restricted to 7 a.m. to 11 p.m. daily typical of commercial uses in this
neighborhood.
7. The establishment of a smog check only station will not create a nuisance due to noise, litter,
vandalism, traffic or other factors.
8. The establishment of a smog check station business will not significantly disturb the peace
and enjoyment of any nearby residential neighborhoods.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The establishment of a smog check service use will aid in the enhancement and the
harmonious development of the immediate area. The establishment, maintenance, or
operation of the use will not be detrimental to the public health, safety, peace, morals,
comfort or general welfare of persons residing or working in the neighborhood of such
proposed use.
Attachment #1
Page 2 of 2
2. The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping and other development features required in order
to integrate said uses with uses in the surrounding area.
3. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed establishment, as conditioned, is compatible with the adjacent land uses and
the surrounding neighborhood.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2003-127
SITE ADDRESS:
APPLICANT:
P.c. MEETING:
210 Curtner Avenue
Wayne Renshaw
December 9, 2003
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
Plannine Division
1. Approved Project: Approval is granted for a Conditional Use Permit (PLN2003-127) to
allow establishment of a smog check only use without auto repairs of approximately 2,290
square feet in an existing building located at 210 Curtner Avenue. Project approval shall
substantially comply with project plans dated October 22, 2003, except as may be modified
by the Conditions of Approval herein:
a. Applicant's Project Description: Smog Check Only Station- October 22,2003.
b. Project plans consisting of one sheets prepared by Wayne Renshaw, Architect, dated
October 22,2003.
c. Operational Hours to be restricted to 7 a.m. to 11 p.m. daily, unless a Conditional Use
Permit is obtained from the Planning Commission for late night operations. Current
operational hours are 7 a.m. to 7 p.m. Monday-Friday.
2. Conditional Use Permit Approval Expiration: The Conditional Use Permit approval shall be
valid for one year from the date of final approval. Within this one-year period the use must
be established on the property. Failure to meet this deadline will result in the Conditional
Use Permit being void.
3. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit or any
standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of
revocation of the Conditional Use Permit by the Planning Commission.
4. Signs: No signage is permitted as part of the development application approved herein. New
signage shall not be installed prior to approval of a sign permit as required by Chapter 21.53
of the Campbell Municipal Code.
Conditions of Approval PL~ 2003-123
Attachment #2
Page 2 of 3
5. On-Site Lighting: Any proposed 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 exterior lighting shall be reviewed and approved by the Community Development
Director, prior to issuance of a building permit. Lighting fixtures shall be of a decorative
design to be compatible with the development and shall incorporate energy saving features.
6. Landscaping: Prior to the issuance of building permits for the project, the applicant shall
submit four (4) sets of detailed landscaping and irrigation plans prepared by a Landscape
ArchitectlDesigner for review and approval by the Community Development Director.
Landscape and irrigation plans shall be consistent with the City's Water Efficient
Landscaping Standards (WELS).
a. All trees on-site streets shall be a minimum 24-inch box size. Shrubs shall be a minimum
of 5-gallon size.
b. All landscaping installed as required per the approved landscape plan shall be maintained
in good health. The applicant shall record a landscape maintenance agreement, prior to
the issuance of building permits.
c. Revise the site plan and landscape plan to provide a minimum 2 foot landscape strip
along the southern property line.
d. All landscaping shall be installed prior to building occupancy.
e. All landscape areas shall be protected by 6-inch high poured in place concrete curbs or
other protective barrier.
7. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the required landscaping for the project.
Buildioe Division
9. Permits Required: A building permit application shall be required for the proposed tenant
improvements to the existing commercial structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
11. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
12. 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.
Conditions of Approval PLr~ 2003-123
Attachment #2
Page 3 of 3
13. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
14. 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.
15. Special Inspections: When a special inspection is required by UB.c. Section 1701, 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 UB.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
16. Non-Point Source: The City of Campbell's 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.
17. 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.
18. 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.
19. 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
17. 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. & E. concerning utility easements, distribution pole
locations and required conductor clearances.
.
wayne renshaw
architect
255 north market st.
suite 252
san jose. ca 95110
408 288 8033 phone
4082977908 fax
1fvCI'y'I18@M-adiIect.can
October 22. 2003
architecture
planning
computer
aided design
visualization
rendering
Attachment #4
City of Campbell Planning Department
70 N First Street
Campbell. CA 95008
RE:
Project Description and Justification for Smog Check Only Station
210 Curtner Avenue. Campbell
In an effort to control the ever growing air pollution problems that plague
our state. the state of California has implemented newer. stricter smog
check procedures for vehicles. The new test procedures place a vehicle on
a "treadmill" allowing the equipment to test the vehicle under actual
"load" conditions. Because many vehicles will fail the new tests. and an
inherent conflict of interest exists between a testing station and a
service/repair station the state is working to license a new group of
independent "test only" smog check station. The mandate of these stations
is to provide an independent impartial testing station for vehicles that have
failed previous smog tests. Test only stations. are prohibited from offering
repair services of any type. including oil changes. brake work or other
general vehicle maintenance services. This eliminates the conflict of interest
between the people that service vehicles and the ones that test them.
This project proposes to build a smog check only station in an existing
industrial building located on Curtner Avenue. The building was built in thè
1970' s as an industrial building in a light industrial portion of the city.
Hostess/Wonder Bread occupied the building for almost 40 years. using it as
a distribution and warehouse building. A small bakery Thrift Shop is located
at the front of the building. selling day-old bread and other bakery
products. Last year Hostess/Wonder Bread changed their distribution system
and decided not to renew the lease on 75% of the building. The bakery
thrift shop and a small warehouse area remains.
Several years back the zoning on the property changed from an industrial
designation to a commercial designation. Small industrial uses. such as auto
related uses are no loner permitted by right of zone and require a separate
use permit. This application seeks to obtain a use permit for a proposed
smog check only station within the existing industrial building.
The operation of the Smog Check only Business will run from 7 :00 am to 7 :00
pm on Monday through Saturday. Two test stations will be installed at the
facility. Staffing will include two test technicians. a cashier/appointment
secretary and a manager. (depending upon the time and day of the week
not all of these employees may be on duty), Customers are served by
appointment with appointments lasting approximately 15 minutes each.
Customers will not normally leave their vehicles. but will wait for the service.
For this reason the station is not expected to generate a large volume of
traffic. or overload the available parking.
Should you have any questions or comments please feel free to contact me
directly
Sincerely
Wayne Renshaw
Architect.
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City of Campbell -- Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To:
Site and Architectural Review Committee
Tim J. Haley, Associate Plann~
Date: November 17, 2003
From:
Subject:
210 Curtner A venue - Smog Check Only Station
Conditional Use Permit - PLN 2003-127
PROPOSAL
The applicant is requesting approval of a Conditional Use Permit to allow the establishment of a Smog
Check Station in two service bays of an existing industrial/commercial building on the subject site. The
proposed use is a "test only" station for smog certification and does not involve any auto repair. The
proposed auto related use would occupy approximately 2,290 square feet or 30 percent of the existing
building. The remaining portions of the building are occupied with warehouse uses and a bakery outlet.
The subject property is located on the south side of Curtner A venue near its intersection with
McGlincy Lane and is surrounded by the following uses:
North: Storage yard and manufacturing
South: Self- storage facility
East: Automoti ve Repair
West: Garden Equipment Supply
The zoning designation for the project site is C-2-S (General Commercial) and is shown as a
Commercial Land Use on the Land Use Element of the General Plan. Prior to the recent update of the
General Plan, this site was shown as an industrial land use. The existing building was approved as an
industrial building in 1971 via a Site and Architectural Application. The proposed use requires
approval of a Conditional Use Permit within the C-2-S (General Commercial) Zoning District.
PROJECT DATA
Cateeorv
Gross Lot Area:
Net Lot Area:
Proposed
21,050 sq. ft. (0.265 acres)
18,000 sq. ft. (0.217 acres)
ReQuired! Allowed
N/A
6,000 sq. ft.
Floor Area Ratio:
7,450 sq. ft. (0.42)
N/A
Building Coverage:
Landscape Coverage:
Paving Coverage:
7,450 sq. ft. (42%)
600 sq. ft. (3%)
9,950 sq. ft. (55%)
N/A
10 % Commercial Standard
N/A
SARC Memorandum PLN 2003-127 - 210 Curtner Avenue
page 2
Building Area:
Hostess Outlet: 1,355 sq. ft. retail
Hostess Warehouse: 1,280 sq. ft. warehouse
Warehouse: 2,545 sq. ft. warehouse
Proposed Auto Uses: 2,290 sq. ft. auto related
Total:
7,450 sq. ft.
Parking:
Required:
13 standard/l disabled/9 compact
23 total
Provided:
23 spaces
STAFF ANALYSIS
Staff finds that the proposed use is compatible with other uses in the building and the surrounding
neighborhood.
No exterior improvements are proposed in conjunction with the proposed use.
The existing site is significantly deficient in landscaping based upon current development standards for
commercial uses (10 percent) or industrial uses (8 percent). Consequently, staff is recommending that
the proposed compact parking spaces be distributed throughout the parking area to allow the addition
of tree wells along the westerly property line and that existing planting areas be upgraded. The
proposed tree well would increase the landscape areas by approximately 160 square feet or the site area
from 3 percent to 4.2 percent.
Attachment: Reduced Plans and Applicant's Project Description
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CITY OF CAMPBELL
Community Development Department
November 24,2003
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, December 9, 2003, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Wayne Renshaw, on behalf of Mr. Ray Matsumoto, for a Conditional Use
Permit (PLN2003-127) to allow the establishment of an auto-related use (Smog Check Station)
in an existing commerciallindustrial building located at 210 Curtner A venue in a C-2-S
(General Commercial) Zoning District. Staff is recommending that this project be deemed
Categorically Exempt under CEQA.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2003-127
Address: 210 Curtner Avenue
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TDD 408.866.2790
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CITY OF CAMPBELL
Community Development Department
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November 19, 2003
Re:
PLN2003-127 - 210 Curtner Avenue - Use Permit - Smog Check Only Station
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting(s):
Site and Architectural Review Committee Meeting
Date: Tuesday, November 25, 2003
Time: 7:00 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, December 9, 2003
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
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Associate Planner
cc:
Wayne Renshaw, Architect (Applicant)
255 N. Market Street, #252
San Jose, CA 95110
Ray Matsumoto (Property Owner)
119 Capistrano Place
Los Gatos, CA 95032
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 - FAX 408.871.5140 . T ) ) 408.866,2790
City of Campbell u Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To:
Site and Architectural Review Committee
Tim J. Haley, Associate Plann~
Date: November 17, 2003
From:
Subject:
210 Curtner Avenue - Smog Check Only Station
Conditional Use Permit - PLN 2003-127
PROPOSAL
The applicant is requesting approval of a Conditional Use Permit to allow the establishment of a Smog
Check Station in two service bays of an existing industriallcommercial building on the subject site. The
proposed use is a "test only" station for smog certification and does not involve any auto repair. The
proposed auto related use would occupy approximately 2,290 square feet or 30 percent of the existing
building. The remaining portions of the building are occupied with warehouse uses and a bakery outlet.
The subject property is located on the south side of Curtner A venue near its intersection with
McGlincy Lane and is surrounded by the following uses:
North: Storage yard and manufacturing
South: Self- storage facility
East: Automotive Repair
West: Garden Equipment Supply
The zoning designation for the project site is C-2-S (General Commercial) and is shown as a
Commercial Land Use on the Land Use Element of the General Plan. Prior to the recent update of the
General Plan, this site was shown as an industrial land use. The existing building was approved as an
industrial building in 1971 via a Site and Architectural Application. The proposed use requires
approval of a Conditional Use Permit within the C-2-S (General Commercial) Zoning District.
PROJECT DATA
Catee:orv
Gross Lot Area:
Net Lot Area:
Proposed
21,050 sq. ft. (0.265 acres)
18,000 sq. ft. (0.217 acres)
ReQuired/Allowed
N/A
6,000 sq. ft.
Floor Area Ratio:
7,450 sq. ft. (0.42)
N/A
Building Coverage:
Landscape Coverage:
Paving Coverage:
7,450 sq. ft. (42%)
600 sq. ft. (3%)
9,950 sq. ft. (55%)
N/A
10 % Commercial Standard
N/A
SARC Memorandum PLN 2003-127 - 210 Curtner Avenue
page 2
Building Area:
Hostess Outlet: 1,355 sq. ft. retail
Hostess Warehouse: 1,280 sq. ft. warehouse
Warehouse: 2,545 sq. ft. warehouse
Proposed Auto Uses: 2,290 sq. ft. auto related
Total:
7,450 sq. ft.
Parking:
Required:
13 standard/l disabled/9 compact
23 total
Provided:
23 spaces
STAFF ANALYSIS
Staff finds that the proposed use is compatible with other uses in the building and the surrounding
neighborhood.
No exterior improvements are proposed in conjunction with the proposed use.
The existing site is significantly deficient in landscaping based upon current development standards for
commercial uses (10 percent) or industrial uses (8 percent). Consequently, staff is recommending that
the proposed compact parking spaces be distributed throughout the parking area to allow the addition
of tree wells along the westerly property line and that existing planting areas be upgraded. The
proposed tree well would increase the landscape areas by approximately 160 square feet or the site area
from 3 percent to 4.2 percent.
Attachment: Reduced Plans and Applicant's Project Description