Site and Arch Permit - 2000 CITY OF CAMPBELL
Community Development Department - Current Planning
July 18,2001
Mr. Bob Van Etten
Design and Construction Branch
Roads and Airports Department
County of Santa Clara
101 Skyport Drive
San Jose, CA 95110
Reference:
930 Dell Avenue, Campbell
(Our File PLN2000-145)
Dear Mr. Van Etten:
On January 23, 2001 the Planning Commission approved a Site and Architectural Review Permit to allow
the establishment of a landscape maintenance yard storage facility at the subject address. The project site
borders San Tomas Expressway. A copy of our staff report is enclosed.
One of the conditions of approval includes off-site landscaping as follows (page 2 of Attachment 2 to the
staff report):
"Applicant to prepare plans and obtain an encroachment permit from the Santa Clara County
Department of Roads and Airports to allow the establishment of appropriate landscaping on the
sloped embankment of the border areas abutting the north and south sides of San Tomas
Expressway."
The applicant, John Gachina (Gachina Landscaping Management Services, Inc.) is now preparing plans
and specifications in order to apply for a permit to construct the improvements. We are hopeful that the
Roads and Airports Department will favorably consider the subject condition of approval and will work
with representatives of the applicant in order to facilitate this needed improvement along San Tomas.
Could you please advise Mr. Gachina at 650.853.0400 of a contact within your department that would
assist him in obtain appropriate approvals and permits to satisfy this condition.
Do not hesitate to call me with any questions at 408.866.2144.
Since~r~iy,
Tim J. Hal~y
Associate Planner
encl:
cc:
Staff Report January 23,2001
Jack Bonno (consultant) 200 Willow Hill Court, Los Gatos, CA 95032-1824 w/o encl.
John Gachina, applicant 1130 O'Brien Drive, Menlo Park, CA 94025 w/o encl.
70 North First Street · Campbell, California 95008-1436 · TEL 408.866.2140 . F^X 408.866.8381 - TDD 408.866.2790
January25,2001
Gachina
LANDSCAPE
MANAGEMENT
State Lic. # 473815
Chairman Mel Lindstrom and
Members of the Planning Commission
City of Campbell
70 N. First Street
Campbell, CA 95008
Dear Chairman Lindstrom and Members of the Planning Commission:
I am writing to express my thanks to the Planning Commission for your approval of my project at
your meeting of January 23. It is very difficult, even now, tO find suitable locations for service
companies such as my own. Your action makes it possible for the owner of the property, Mr.
Clodfelter, and I to complete an agreement that works well for both of us. It works for him since
he has received no rent from the property in 33 years and it works for Gachina Landscaping
because the site is convenient to our South Bay accounts. And I believe the agreement works well
for Campbell because of the extensive landscaping we have agreed to add, both on-site and off-
site, to screen the appearance of the property. It is your staff that made the constructive
suggestions on how to accomplish this objective.
The second reason I am writing to you is to let you know that I heard clearly the comments made
'by some of you regarding the appearance of an operation such as ours. So I want to take this
opportunity to make it clear thatI will maintain the site at a very high standard: Mine. We take
great pride at Gachina Landscaping not only in the manner in which we work with our
employees, but also in the way we maintain our vehicles, our equipment and our locations.
If at any time you observe a condition that is not satisfactory to you, I ask that you please contact
me, or ask your staff to contact me, at 650.853.0400 and I will take care of the problem without
delay.
All of us at Gachina are excited about our new Campbell site and look forward to its completion
at an early date. Once again, thank you for your support,, the assistance of your staff and do not
hesitate to call me with any questions.
Sincerely,
ohn P. Gachina
Cc: Sharon Fierro
Norman Clodfolter
Jack Bonno
Lindstrorn 1
1130 O'Brien Drive, Menlo Park, CA 94025 e650-853-0400 .408-996-0900 eFax: 650-853-0430
CITY OF CAMPBELL
Community Development Department - Current Planning
January 24, 2001
John Gachina, Owner
Gachina Landscape Maintenance
1130 O'Brien Drive
Menlo Park, CA 94025
Re: PLN2000-145 - 930 Dell Avenue - Landscape Storage Yard
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of January 23, 2001, adopted
Resolution No. 3323 granting a Site and Architectural Approval to allow the establishment of a
storage yard for a landscape maintenance business on the above-referenced property.
This decision is effective in ten days, unless appealed in writing to the City Clerk. 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, do not hesitate to contact me at (408) 866-2140.
Sins 7
Tim I. Haley<2~''
Associate Planner
Cc:
Jack Bonno (Agent for Owner/Applicant)
200 Willow Hill Court
Los Gatos, CA 95032-1824
Norman Clodfelter (Property Owner)
1280 Madrona Avenue
San Jose, CA 95125
Frank Mills, Building
Harold Housley, Public Works
Chris Veargason, County Fire
70 North First Street · Campbell, California 95008-1436 - TEL 408.866.2140 - FAX 408.866.838 I · TDD 408.866.2790
RESOLUTION NO. 3323
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (PLN2000-145) TO ALLOW
THE ESTABLISHMENT OF A STORAGE YARD FOR A
LANDSCAPE MAINTENANCE BUSINESS ON PROPERTY
LOCATED AT 930 DELL AVENUE IN AN M-1-S (LIGHT
INDUSTRIAL) ZONING DISTRICT. APPLICATION OF MR
JOHN GACHINA, ON BEHALF OF GACHINA LANDSCAPE
MANAGEMENT. FILE NO. PLN2000-145.
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 PLN2000-145:
1. The proposed project is consistent with the Industrial land use designation of the General
Plan and the M-1-S (Light Industrial) Zoning District.
The proposed storage yard use, as conditioned, is well designed and compatible with other
developments in the surrounding area and is consistent with the development standards for
industrial uses.
3. The proposed project is compatible with the adjacent industrial uses.
4. The proposed project will install landscaping improvements along Dell Avenue, San Tomas
Expressway, and the project site providing an effective screening buffer for the proposed use.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed project 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, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
Planning Commission Reso..ion No. 3323
PLN2000-145 - 930 Dell Avenue - John Gachina/Storage Yard
Page 2
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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
1. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the establishment of a new 30,155 square-foot maintenance storage yard at 930 Dell Avenue.
The site shall consist of a 5,500 square foot nursery area, a 20,000 square foot paved storage
area and associated landscaping and screened walls. Project approval shall substantially
comply with project description provided by the applicant's letter prepared by Charles
Bonno, dated December 12, 2000, and the applicant's proposed use of the site, not dated,
except as modified by the Conditions of Approval herein.
2. Limitation of Storage Use: The project site shall be limited to the following:
a) 10 Full size pickups
b) 4 Utility trucks
c) 8 Flatbed trucks
d) 4 Equipment trailers (6'x16' -open)
e) 4 Equipment trailers (6 x 16'- closed)
f) Storage Bins: Four or Five 10' x 10'
g) Tuff sheds: Three tuff sheds for storage of fertilizers, pesticides, irrigation fittings
h) Trash Container: 30 yard trash container
i) Nursery area for storage of plant materials
j) Limited to 15 employees
k) The property shall be retained in a clean and sanitary condition consistent with the
approved site plan
o
Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards. Landscaping plans shall
include the following:
a) Revisions to planting area adjacent to driveway to provide a sliding gate
b) Increase landscape buffer to a 30' depth at the driveway.
c) Increasing the number of redwoods from 19 to 24 redwood trees.
d) Provide for planting of vines along all perimeter fences.
Planning Commission Resoi,,~on No. 3323
PLN2000-145 - 930 Dell Avenue - John Gachina/Storage Yard
Page 3
e) Provide irrigation facilities to all on-site landscaping areas.
Off-Site Landscaping: Applicant to prepare plans and obtain an encroachment permit from
the Santa Clara County Department of Roads and Airports to allow the establishment of
appropriate landscaping on the sloped embankment of the border areas abutting the north and
south side of San Tomas Expressway.
Applicant to prepare plans and obtain an encroachment permit from the City of Campbell for
the installation of twenty 24" box redwood trees ~ 25' on center along the west side of Dell
Avenue from San Tomas Expressway on ramp along the north side to the Sunnyoaks Avenue
intersection.
Landscaping plan to be approved by the Community Development Director prior to submittal
Santa Clara County and the Public Works Department for encroachment permits. Applicant
to provide for a two-year maintenance period for establishment of off-site landscaping.
On-Site Lighting: The applicant shall submit a lighting plan, light fixture details and
illustrated brochures indicating the location and design of light fixtures and parking lot
lighting to the Planning Division, pr/or to the issuance of building permits, for review and
approval by the Community Development Director. All lighting shall be arranged and
shielded so that light is reflected away from adjacent roadways and so that there is no glare
that will cause unreasonable annoyance or interfere with the public health, safety or welfare.
Garbage Collection: Trash Container of a size and quantity necessary to serve the new
storage yard use shall be located in an area approved by the Fire Department and Community
Development Director. The trash container shall be maintained in clean and sanitary
condition and screened by a sigh obscuring fence. The enclosure to be installed at grade level
and have a level area adjacent to the trash enclosure area to service the containers and to be
architecturally compatible with the site.
6. Operational Hours: Operational hours shall be limited to 6 a.m. to 7 p.m. daily, unless a
conditional Use Permit is obtained from the Planning Commission for late night operations.
Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign application indicating all new signs for the site. No
sign shall be installed until such application is approved and a sign permit approved and a
permit issued by the Community Development Director as specified in Chapter 21.53 (Sign
Ordinance) of the Campbell Municipal Code.
8. Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
145) for this project is valid for a period of one (1) year from the Planning Commission
Planning Commission Resin .... on No. 3323
PLN2000-145 - 930 Dell Avenue - John Gachina~Storage Yard
Page 4
approval. All conditions of approval specified herein must be completed within one year
from the date of approval, or the permit shall be void.
Permits Required: A building permit application shall be required for the proposed screen
walls. 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 maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
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.
13. Site Plan: Application for building permit shall include an accurate site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. The site
plan shall also include site drainage details. The site address and parcel numbers shall be
clearly called out.
14. Non-Point Source Pollution Control: 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" by 36") is available at the Building Division
service counter.
15. 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.
16. 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.
17. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School Districts:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
Planning Commission Resoi,..,on No. 3323
PLN2000-145 - 930 Dell Avenue - John GachinaJStorage Yard
Page 5
iii)
iv)
Moreland School District (379-1370)
Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the School
District payment form from the City Building Division, after the Division has approved the
building permit application.
18. Masonry Wall/Fencing: A masonry wall at least eight-foot high is required along the west
frontage. A wall/fencing plan depicting wall/fencing type and height shall be submitted to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director.
19. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant existing structures
shall be secured, by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
20. Parking and Driveways: Ail parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
PUBLIC WORKS DEPARTMENT
21. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
22. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause additional Right-of-Way to be granted for
Public Street Purposes along the Dell Avenue frontage to accommodate a 30 foot half street.
The applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
23. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay fees, post security and
provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements, as required by the City Engineer. The fee for a non-
utility encroachment permit is $245.00. The plans shall include the following:
· Installation of surface treatment or reconstruction of one-half street pavement.
· Construction of ADA compliant driveway approach and curb, gutter, and sidewalk, as
necessary.
· Construction of sidewalk, tree wells, and irrigation system.
· Installation of streetlight in accordance with the City of Campbell Street Lighting
Policies.
Planning Commission Resok _on No. 3323
PLN2000-145 - 930 Dell Avenue - John Gachina/Storage Yard
Page 6
· Installation and relocation of traffic control signs and stripes, as necessary.
· Construction of conforms to existing public and private improvements as necessary.
24. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
25. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
26. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets,
which have been resurfaced within the previous 5 years, will require boring and jacking for
all new utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
27. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
28. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee, which is $2,500/acre.
29. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
30. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
FIRE DEPARTMENT
31. Hazardous Chemicals Inventory Statement(s): Prior to occupancy, the applicant must
complete and return the Hazardous Chemicals Inventory Statement(s) to the Santa Clara
County Central Fire Protection District.
Planning Commission Reso, .on No. 3323
PLN2000-145 - 930 Dell Avenue - John Gachina/Storage Yard
Page 7
PASSED AND ADOPTED this 23ra day January, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Gibbons, Jones, Lindstrom, Lowe
None
Francois, Hemandez
None
APPROVED:
Mel Lindstrom, Chair
ATTEST:
Sharon Fierro, Secretary
PLN2000-145
Gachina, J.
ITEM NO. 2
STAFF REPORT - PLANNING COMMISSION MEETING OF
January 23, 2001
Public Hearing to consider the application of Mr. John Gachina, on behalf
of Gachina Landscape Management, for a Site and Architectural Review
Permit (PLN2000-145) to allow the establishment of a storage yard for a
landscape maintenance business on property located at 930 Dell Avenue in
a M-1-S (Light Industrial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1)
Adopt a Resolution, incorporating the attached findings, approving a Site and
Architectural Review Permit to allow the establishment of a landscape maintenance
storage yard, subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 Class 3 (c) of CEQA pertaining to New
Construction of Small Structures; therefore, no environmental action is required.
PROJECT DATA
Category
Gross Lot Area
Net Lot Area:
Proposed Project
.75 acre (32,855 sq. ft.)
.69 acres (30,155 sq. ft.)
Required/Allowed
Floor Area Ratio:
n/a
Site Utilization
Paving Coverage:
Landscaping:
Plant Nursery Area:
21,255 sq. ft. 70.4%
3,395 sq. ft. 11.3%
5,505 sq. ft. 18.3%
100.0%
Parking Provided:
6 employee spaces (designated)
22 pickups/trucks
8 trailers
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the establishment of a landscape maintenance storage yard on a vacant parcel at
960 Dell Avenue. The applicant has leased an existing office space on East Sunnyoaks Avenue
approximately one block south of the project site and is seeking approval to establish a
maintenance storage yard at this location. The project site is located on the east side of Dell
Avenue just south of and adjacent to San Tomas Expressway.
Staff Report - Planning Com,nission Meeting of January 23, 2001
PLN2000-145 - 930 Dell Avenue
Page 2 of 4
Background: The project site is currently vacant with 16 existing trees including, California
Peppers, Oaks and flowering Plum trees that would be retained with the project. The triangular
shaped parcel is a remnant parcel resulting from the construction of San Tomas Expressway in
the late 1960's and is generally flat. The triangular shaped site is surrounded by San Tomas
Expressway to the north, Dell Avenue, the Union Pacific Railroad and Winchester Boulevard to
the west, and mini-storage facility to the south. The northern boundary of the project site abuts
the sloped embankment of San Tomas Expressway.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Industrial.
The proposed storage yard use is consistent with the General Plan land use designation, if it can
be adequately screened and improved.
Zoning Designation: The zoning designation for the project site is M-1-S (Light Industrial).
The proposed storage use is a permitted use within the M-1-S Zoning District, subject to
approval of a site and architectural permit. Equipment and storage yards must be screened by a
sight obscuring fence or wall with a minimum height of 6 feet.
General Plan Update:
The General Plan Task Force Committee has recommended land use changes in conjunction with
the update of the General Plan. This industrial area along Dell Avenue was recommended to be
changed from Industrial to Research and Development uses. The Committee's recommendation
was based upon the proximity of this area to major thoroughfares and the visual prominence of
this area to image streets in the community. The proposed storage yard use would not be
consistent with the recommended land use change. However, the project is being considered
under the existing General Plan designation.
Site Plan: The proposed site plan indicates the installation of the following:
A. A new sidewalk with street trees and a driveway along the Dell Avenue frontage
B. A 12 foot landscape area behind the new sidewalk and landscaping strip along the Dell
Avenue frontage.
C. An eight foot high split faced screen wall to the rear of the landscape area and a wrought
iron fence/gate at the driveway.
D. Paved storage areas of approximately 21,000 square feet or 70 percent of the site.
This area would accommodate 1. 22 pickup/utility trucks
2. Four 10'x 10' storage bins for compost, soil, and gravel
3. An irrigation pipe rack
4. Three tuffsheds
5. A 30 yard dumpster
6. Six employee parking spaces
E. A nursery storage area of approximately 5,500 square feet for plant materials.
F. Security lighting with a series of standard parking area lights along the south property
line.
Staff Report - Planning Commission Meeting of January 23, 2001
PLN2000-145 - 930 Dell Avenue
Page 3 of 4
Landscaping and screening: The site plan indicates the provision of a 12 foot landscaping buffer
along the Dell Avenue frontage with an 8 foot concrete split faced wall to the rear of the planting.
A row of trees is shown along the street frontage and along the northerly property line adjacent
San Tomas Expressway and an existing grouping of Pepper trees currently is established along
the southerly property line. The proposed landscaping comprises approximately 11 percent of the
site.
Staff expressed a concern regarding the location of this site adjacent to two elevated roadways.
The project site is situated to the east of the Winchester on ramp to southbound San Tomas
Expressway and to the south of San Tomas Expressway. The elevated nature of these roadways
results in a view of this site from the higher elevation and an inability to effective screen the
equipment and materials stored on the site. In that both of these streets are significant roadways
in the community, a concern is expressed regarding the potential storage yard image that may be
presented to the general public for this neighborhood.
The applicant has indicated a willingness to mitigate this visual impact by providing additional
landscaping as follows:
1. Providing a larger landscape area along the Dell Avenue frontage by increasing the depth
at the project driveway from 12' to 30'. This depth of planting area could accommodate a
grouping of redwoods that would effectively screen the storage yard from an elevated
roadway after maturity of the trees;
2. Working with the County Roads and Airports Department to provide effective
landscaping buffers along the border areas of San Tomas Expressway on both the north
and south sides;
3. Installing a row of 20 redwood trees on the west side of Dell Avenue for approximately
500'; and
4. Planting climbing vines along the perimeter fencing of the project.
If the additional landscaping is provided on site, approximately 13 percent of the project site will
be landscaped. Staff believes that the provision of off-site landscaping, over a period of 5 to 10
years, will mitigate the visual appearance of this site from adjacent elevated roadways. If the
Planning Commission finds that this is not sufficient mitigation, staff has prepared findings for
denial.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of January 9, 2001, and was supportive of the applicant's
proposal provided that the applicant work with staff in providing additional landscaping to
mitigate aesthetic concerns.
Attachments:
1. Finding for approval of File No. PLN2000-145
2. Conditions of Approval for File No. PLN2000-145
Staff Report - Planning Commission Meeting of January 23, 2001
PLN2000-145 - 930 Dell Avenue
Page 4 of 4
3. Exhibits (Site Plan and Elevations)
4. Applicant's Project Description
5. Finding for denial of File No. PLN2000-145
6. Location Map
Prepared by: ~'~---~(~ ~
Tim J. Haley,,_~ssocia~ Planner
b y~~ {~,(~5~/4~-~
Approved ~eeo[f I. Br]l~iley, Senior Planner /
/
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN2000-145
SITE ADDRESS: 930 Dell Avenue
APPLICANT: John Gachina
DATE: January 23, 2001
Findings for Approval of a Site and Architectural Review Permit to allow the establishment of a
landscape maintenance storage facility
The Planning Commission finds as follows with regard to File No. PLN2000-145:
1. The proposed project is consistent with the Industrial land use designation of the General
Plan and the M-1-S (Light Industrial) Zoning District.
The proposed storage yard use, as conditioned, is well designed and compatible with other
developments in the surrounding area and is consistent with the development standards for
industrial uses.
3. The proposed project is compatible with the adjacent industrial uses.
4. The proposed project will install landscaping improvements along Dell Avenue, San Tomas
Expressway, and the project site providing an effective screening buffer for the proposed use.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed project 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, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2000-145
SITE ADDRESS: 930 Dell Avenue
APPLICANT: John Gachina
DATE: January 23, 2001
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Additionally, the applicant is hereby notified that (s)he 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
Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the establishment of a new 30,155 square-foot maintenance storage yard at 930 Dell Avenue.
The site shall consist of a 5,500 square foot nursery area, a 20,000 square foot paved storage
area and associated landscaping and screened walls. Project approval shall substantially
comply with project description provided by the applicant's letter prepared by Charles
Bonno, dated December 12, 2000, and the applicant's proposed use of the site, not dated,
except as modified by the Conditions of Approval herein.
Limitation of Storage Use: The project site shall be limited to the following:
a) 10 Full size pickups
b) 4 Utility trucks
c) 8 Flatbed trucks
d) 4 Equipment trailers (6'x16' - open)
e) 4 Equipment trailers (6 x 16'- closed)
f) Storage Bins: Four or Five 10' x 10'
g) Tuff sheds: Three tuff sheds for storage of fertilizers, pesticides, irrigation fittings
h) Trash Container: 30 yard trash container
i) Nursery area for storage of plant materials
j) Limited to 15 employees
o
Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards. Landscaping plans shall
include the following:
a) Revisions to planting area adjacent to driveway to provide a sliding gate
b) Increase landscape buffer to a 30' depth at the driveway.
c) Increasing the number of redwoods from 19 to 24 redwood trees.
d) Provide for planting of vines along all perimeter fences.
e) Provide irrigation facilities to all on-site landscaping areas.
Attachment//2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2000-145
SITE ADDRESS: 930 Dell Avenue
APPLICANT: John Gachina
DATE: January 23, 2001
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Additionally, the applicant is hereby notified that (s)he 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
Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the establishment of a new 30,155 square-foot maintenance storage yard at 930 Dell Avenue.
The site shall consist of a 5,500 square foot nursery area, a 20,000 square foot paved storage
area and associated landscaping and screened walls. Project approval shall substantially
comply with project description provided by the applicant's letter prepared by Charles
Bonno, dated December 12, 2000, and the applicant's proposed use of the site, not dated,
except as modified by the Conditions of Approval herein.
Limitation
of Storage Use: The project site shall be limited to the following:
a) 10 Full size pickups
b) 4 Utility trucks
c) 8 Flatbed trucks
d) 4 Equipment trailers (6'x16' - open)
e) 4 Equipment trailers (6 x 16'- closed)
f) Storage Bins: Four or Five 10' x 10'
g) Tuff sheds: Three tuff sheds for storage of fertilizers, pesticides, irrigation fittings
h) Trash Container: 30 yard trash container
i) Nursery area for storage of plant materials
j) Limited to 15 employees
o
Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards. Landscaping plans shall
include the following:
a) Revisions to planting area adjacent to driveway to provide a sliding gate
b) Increase landscape buffer to a 30' depth at the driveway.
c) Increasing the number of redwoods from 19 to 24 redwood trees.
d) Provide for planting of vines along all perimeter fences.
e) Provide irrigation facilities to all on-site landscaping areas.
Conditions of Approval
PLN2000-145 - 930 Dell Avenue
Page 2 of 5
Off-site landscaping:
Applicant to prepare plans and obtain an encroachment permit from the Santa Clara County
Department of Roads and Airports to allow the establishment of appropriate landscaping on
the sloped embankment of the border areas abutting the north and south side of San Tomas
Expressway.
Applicant to prepare plans and obtain an encroachment permit from the City of Campbell for
the installation of twenty 24" box redwood trees ~ 25' on center along the west side of Dell
Avenue from San Tomas Expressway on ramp along the north side to the Sunnyoaks Avenue
intersection.
o
Landscaping plan to be approved by the Community Development Director prior to submittal
Santa Clara County and the Public Works Department for encroachment permits. Applicant
to provide for a 2 year maintenance period for establishment of off-site landscaping.
On-site lighting: The applicant shall submit a lighting plan, light fixture details and illustrated
brochures indicating the location and design of light fixtures and parking lot lighting to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director. All lighting shall be arranged and shielded so that light is
reflected away from adjacent roadways and so that there is no glare that will cause
unreasonable annoyance or interfere with the public health, safety or welfare.
Garbage Collection: Trash Container of a size and quantity necessary to serve the new
storage yard use shall be located in an area approved by the Fire Department and Community
Development Director. The trash container shall be maintained in clean and sanitary
condition and screened by a sigh obscuring fence. The enclosure to be installed at grade level
and have a level area adjacent to the trash enclosure area to service the containers and to be
architecturally compatible with the site.
Operational Hours: Operational hours shall be limited to 6 a.m. to 7 p.m. daily, unless a
conditional Use Permit is obtained from the Planning Commission for late night operations.
Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign application indicating all new signs for the site. No
sign shall be installed until such application is approved and a sign permit approved and a
permit issued by the Community Development Director as specified in Chapter 21.53 (Sign
Ordinance) of the Campbell Municipal Code.
Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
145) for this project is valid for a period of one (1) year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year
from the date of approval, or the permit shall be void.
Conditions of Approval
PLN2000-145 - 930 Dell Avenue
Page 3 of 5
Permits Required: A building permit application shall be required for the proposed screen
walls. 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 maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
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.
13. Site Plan: Application for building permit shall include an accurate site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. The site
plan shall also include site drainage details. The site address and parcel numbers shall be
clearly called out.
14. Non-Point Source Pollution Control: 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" by 36") is available at the Building Division
service counter.
15. 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.
16. 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.
17. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School Districts:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the School
District payment form from the City Building Division, after the Division has approved the
building permit application.
Conditions of Approval
PLN2000-145 - 930 Dell Avenue
Page 4 of 5
18. Masonry Wall/Fencing: A masonry wall at least eight-foot high is required along the west
frontage. A wall/fencing plan depicting wall/fencing type and height shall be submitted to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director.
19. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant existing structures
shall be secured, by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
20. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
PUBLIC WORKS DEPARTMENT
21. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
22. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause additional Right-of-Way to be granted for
Public Street Purposes along the Dell Avenue frontage to accommodate a 30 foot half street.
The applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
23. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay fees, post security and
provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements, as required by the City Engineer. The fee for a non-
utility encroachment permit is $245.00. The plans shall include the following:
· Installation of surface treatment or reconstruction of one-half street pavement.
· Construction of ADA compliant driveway approach and curb, gutter, and sidewalk, as
necessary.
· Construction of sidewalk, tree wells, and irrigation system.
· Installation of streetlight in accordance with the City of Campbell Street Lighting
Policies.
· Installation and relocation of traffic control signs and stripes, as necessary.
· Construction of conforms to existing public and private improvements as necessary.
24. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
25. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
Conditions of Approval
PLN2000-145 - 930 Dell Avenue
Page 5 of 5
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
26. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets
which have been resurfaced within the previous 5 years will require boring and jacking for all
new utility installations. Applicant shall also prepare pavement restoration plans for approval
by the City Engineer prior to any utility installation or abandonment.
27. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
28. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee which is $2,500/acre.
29. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
30. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
FIRE DEPARTMENT
31. Hazardous Chemicals Inventop? Statement(s):
complete and return the Hazardous Chemicals
County Central Fire Protection District.
Prior to occupancy, the applicant must
Inventory Statement(s) to the Santa Clara
Attachment #5
FINDINGS FOR DENIAL OF FILE NO. PLN2000-145
SITE ADDRESS: 930 Dell Avenue
APPLICANT: John Gachina
DATE: January 23, 2001
Findings for denial of a Site and Architectural Review Permit to allow the establishment of a
landscape maintenance storage facility
The Planning Commission finds as follows with regard to File No. PLN2000-145:
The proposed project is not consistent with the Industrial land use designation of the General
Plan and the M-1-S (Light Industrial) Zoning District in that it is not adequately screened
from adjacent roadways.
o
The proposed storage yard use, as conditioned, is well designed but is not compatible with
other developments in the surrounding area and is consistent with the development standards
for industrial uses.
3. The proposed project allows the establishment of a storage yard use adjacent and visible from
major image streets in the community.
o
The proposed project with the proposed landscaping improvements and wall along Dell
Avenue, San Tomas Expressway, and the project site that does not effectively screen the
proposed use.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed project will not aid in the enhancement and the harmonious development of
the immediate area. The establishment, maintenance, or operation of the use will 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, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
CITY OF CAMPBELL
Community Development Department - Current Planning
January l2,2001
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 thereaRer, on Tuesday, January 23, 2001, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. John Gachina, on behalf of Gachina Landscape Management, for a Site and
Architectural Approval (PLN2000-145) to allow the establishment of a storage yard for a
landscape maintenance business on property located at 930 Dell Avenue in an M-1-S (Light
Industrial) Zoning District. This project is Categorically Exempt.
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
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2000-145
Address: 930 Dell Avenue
SHARON FIERRO
SECRETARY
70 North First Street · Campbell, California 95008-1436 · TEL 408.866.2140 · FAX 408.866.8381 . TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department - Current Planning
January 4, 2001
Re: PLN2000-1,5'7 -930 Dell Avenue - Gachina Landscape Management
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, January 9, 2001
Time: 6:00 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, January 23, 2001
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,
Tim J. Haley
Associate Planner
cc:
John Gachina (Applicant)
Gachina Landscape Management
1130 O'Brien Drive
Menlo Park, CA 94025
Norman Clodfelter (Property Owner)
1280 Madrona Avenue
San Jose, CA 95125
70 North First Street · Campbell, California 95008-1436 - TEL 408.866.2140 - F^X 408.866.8381 · TDD 408.866.2790
City of Campbell -- Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To:
From:
Subject:
Site and Architectural Review Committee
Tim Haley, Associate Planner
930 Dell Avenue PLN 2000-145
Landscape Maintenance Storage Facility
Date: January 2, 2001
This application proposed the establishment of a landscape maintenance facility on a triangular shaped parcel adjacent to
San Tomas Expressway and the on ramp from Winchester Blvd. The project site encompasses approximately .68 acres and
is currently unimproved and vacant.
Current Zoning:
The project site is currently zoned M-I-S (Light Industrial) and is shown as an Industrial land use on the Land Use Element
of the General Plan. A contractor's storage yard use is a permitted use within the light industrial district, subject to a site
and architectural approval. Storage yard uses are required to be screened by sight obscuring fences or walls.
General Plan Update:
The General Plan Update Committee is recommending a change in the land use designation for this neighborhood from
Industrial to Research and Development.
The site is surrounded by the following uses:
South - Mini storage facilities
North - San Tomas Expressway
West - Dell Avenue
East - San Tomas Expressway
Proposed Improvements:
The applicant is proposing the following improvements:
1) To install a sidewalk along the Dell Avenue frontage.
2) To install an eight foot split face block wall with climbing vines along the street frontage.
3) Provide a 12 ' planting area between the sidewalk and the screen wall.
4) Pave approximately 70 percent of the project site.
5) Accommodate a parking area for 22 tracks and 8 equipment trailers.
6) Provide three tuff sheds and storage bins for soil, landscaping materials and irrigation supplies.
7) A 30 yard dumpster
8) Lighting
9) Perimeter landscaping along the San Tomas Expressway and Dell Avenue frontages and
10) Provision of screening shrubs in the Santa Clara County right-of-way adjacent to the expressway.
11) A nursery holding area at the easterly end of the site.
Recommendation
Staff is not supportive of the proposed use at this location due to the proximity of the site to major image streets such as
Winchester Blvd. and San Tomas Expressway and the inability to effectively screen the outdoor storage use. Due to the
elevated nature of the Expressway and the on ramp from Winchester Blvd. an open storage yard use can not be effectively
screened to the traveling public.
An open storage yard use at this location will present an industrial image to the traveling public and the community
contrary to the direction and image desired in developing attractive business districts.
Charles H. Bonno
Corporate Real Estate
200 Willow Hill Court
Los Gatos, California 95032.1824
Telephone 408.871.1882
Facsimile 831.401.2715
E-Mail jb~bonno.com
December 12, 2000
Mr. Tim J. Haley
Associate Planner
Planning Division
Community Development Department
City of Campbell
70 North First Street
Campbell, CA 85008.1423
Re;
PLN 2000-145 Landscape Maintenance Facility
Cloddfelter-Gachina Project
930 Dell Avenue
Dear Tim:
This is in response to your letter of October 12, 2000, requesting additional information
concerning the subject project. As we understand it, the use itself continues to be
permitted under current zoning regulations. It is the prominence of the site towards the
expressway and the potential image issue it may present that is of concern to Community
Development staff. It is that concern we address in detail in the materials enclosed with
this letter.
Site Plan
o
Submit a scaled and detailed site plan depicting the location of buildings on
adjacent properties.
Please refer to the aerial photograph for the location of buildings on adjacent
properties (Exhibit 1).
Provide a vicinity map.
The Preliminary Grading and Drainage Plan dated October 2, 2000 and
prepared by TS Civil Engineering (Exhibit 2) includes a vicinity map.
Existing fencing types as well as heights should be called out on the plans.
Refer to the site plan dated November 30, 2000 for the description and height
of the existing fences (basically 6' chain link) (Exhibit 3).
Mr. Tim J. Haley
City of Campbell
December 12, 2000
Page 2
Elevations
Details of the lighting standards need to be provided.
Four 20' black galvanized standards are proposed in the locations shown on
Exhibit 3. The fixture type is also described in this exhibit.
Please indicate the type and size of trees to be retained.
All will be retained except for one dead tree. The site plan at Exhibit 3 lists
each existing tree by type and size (there are 16) currently on the site.
In addition, 18 trees (24" box) will be added on the expressway side of the site
(at grade level, adjacent to the fence). The selected specimen is a Bradford
Callery Pear. The tree grows rapidly to a 50' height. A photograph of the
Bradford Callery Pear is attached (Exhibit 4).
In order to provide for additional screening at the Dell Avenue frontage,
19 Coast Redwood trees (24" box) are proposed at the entry and will wrap
around to the expressway side of site as indicated on Exhibit 3. A photograph
of the proposed tree is attached (Exhibit 5).
Also attached is a rendering of the proposed tree screen as seen from the Dell
Avenue side of the site (Exhibit 6).
As previously indicated, John Gachina is prepared to add landscaping along
the edge of the Expressway as it passes by the site. Please refer to Exhibit 3
for the proposed location of the 37 Oleanders. Gachina is also willing to
replicate such landscaping on the opposite side of the Expressway. Obviously
both installations would be subject to the approvals of the public and private
owners involved.
Provide elevations and details of the storage bin area. Elevations shah
illustrate the height, materials and design details.
Refer to the site plan at Exhibit 3 for the requested information regarding
the storage bins. There will be seven 10'xl 0'x4' units made of concrete
block and painted. A photograph of a similar storage bin area is attached
(Exhibit 7).
Mr. Tim J. Haley
City of Campbell
December 12, 2000
Page 3
2. Provide elevations or indicate the height of the Tuff storage facilities.
Refer to the attached cut sheet and photograph of this 10'xl0' unit at
Exhibit 7.
3. Provide elevations of the project sign..
Refer to the site plan at Exhibit 3 for the sign elevation.
Describe how the proposed fencing will create an effective screened wall
or fencing for obscuring views of the storage use.
The site plan shows the location of the proposed wall and gates. The 8'
wall will be a split face block (Exhibit 8) will be faced with an evergreen
planting (Creeping Fig) (Exhibit 9). As indicated above, John Gachina
agrees to:
Retention of all existing trees on the site (except for 1 dead tree)
· Addition of 18 Bradford Pear trees on the expressway side of the site
· Addition of 3 Bradford Pear trees and 19 Redwood trees at the Dell
frontage and the expressway
· Addition of 37 Oleanders & irrigation adjacent to the expressway
· Addition of Oleanders & irrigation on the other side of San Tomas
· An 8' wall fronted by landscaping as indicated on the site plan
· Additional plantings between the sidewalk and the wall
Operational Description
Please provide a more detailed description of the type, size and number of
vehicles to be stored at the site.
At full operation, approximately 3 years from now, the vehicle count will
not exceed:
10 Ford Fl50 pickups
4 Ford F250 utility tracks
8 Ford F250 flatbeds
4 Equipment trailers (6'xl 6' - open)
4 Equipment trailers (6'x 16' - closed)
See Exhibit 7 for vehicle photos.
Mr. Tim J. Haley
City of Campbell
December 12, 2000
Page 4
Please provide a description of the quantities and types of materials to be
stored at the site.
Storage Bins:
Topsoil, Compost/Planter Mix, Bark, Irrigation Pipe, Lumber
Storage Shed:
Fertilizer (seasonal products in 50lb bags)
Misc. qty. Low-toxicity seasonal pesticide products *
Misc. qty. irrigation fittings
* Gachina Landscape Management is licensed to store, transport and apply
pesticides in five Bay Area Counties. The firm has an impeccable
reputation for safe use of these materials. The firm has never been cited or
fined for any infraction in 12 years in business. A photograph of pesticide
storage is at Exhibit 7.
5. Please provide a description of plant materials to be stored at the site.
1-100
0-200
0-200
0-30
0-10
flats (annual color and groundcover)
1 gal shrubs and perennials
5 gal shrubs
15 gal trees
24" box trees
Photographs
1. Photos of the site from San Tomas Expressway and of surrounding properties
wouM be helpful.
Refer to the aerial photograph at Exhibit 1 and to the attached photographs
(Exhibit 10).
Mr. and Mrs. Cloddfelter acquired the property in 1968 [the pizza slice shaped lot
appears to be a byproduct of various condemnation actions related to right of way work
for the San Tomas Expressway, during which the Cloddfelters lost valuable Winchester
frontage on another property and acquired the subject site] and have received no income
from it in 32 years. John Gachina, whose company is well known to Campbell, proposes
a use that is consistent with the applicable zoning, compatible with the adjacent uses and
provides Campbell with several desirable improvements to the landscaping environment
around the site and on both sides of the expressway.
Mr. Tim J. Haley
City of Campbell
December 12, 2000
Page 5
Mr. Gachina submitted his initial application on August 24 and received comments from
your department, together with comments from the Department of Public Works and
Central Fire on September 12. John then leased office space at 186 Sunnyoaks, thinking
that while approval was not guaranteed, he had no reason to believe the zoning was an
issue or that staff would not, under any circumstances, endorse the project. He obviously
would not have done that if he had been informed that his application was for a use
prohibited under the applicable zoning and that the department would recommend a
denial to the Planning Commission and City Council. As late as October 4, Gachina still
had no idea there was a problem because he paid Planning Department Fees of $1,692, as
requested by the city, on that date.
It is unfortunate that subsequent discussions, around October 12, regarding proposed land
use changes caused some confusion. But the sequence of events shows that Cloddfelter
and Gachina acted in good faith. Norman and his wife received your informational
hearing notice on September 25, two weeks after the September 12 letter and two weeks
before the first hearings. Gachina submitted the project to you in late August. It is clear
this application was submitted to your department, reviewed by your department with
comments back to Gachina, before any notice was distributed suggesting that the zoning
might be changed making the Gachina project problematic.
Mr. and Mrs. Cloddfelter and John Gachina very much want to address staff concerns
regarding the appearance of the project and believe they have done so as indicated by the
exhibits to this letter. Consequently, they hope that staff will recommend approval of this
application. If, however, we have not fully responded to your questions, please let me
know at 408.871.1882 or by email at jb~bonno.com.
Sincerely,
Charles H. Bonno
cc: Norman Cloddfelter
John Gachina
December 4, 2000
Mr. Tim Haley
70 North Fist Street
Campbell, CA 95008.1423
Re: Your Letter o£November 29
Dear Mr. Haley:
I know you want to rezone my property next year to convert this light industrial area to
offices. But my wife and I have not seen a dime in rent since we got the lot in 1968 from
the county. They took our Winchester frontage and gave us this left over parcel from their
condemnation of the drive-in so they could put in the San Tomas Expressway.
Now that I have a tenant who is willing to spend thousands to make the property look
good, you are saying that I should build an office building, even though the Gachina
project is a legal use under existing zoning and even though we applied, paid the fees that
the city asked for and received comments before the rezoning came up. I could lo~se
Gachina as a tenant because of this and I need you to tell me why it is either fair or right
for you to stick me with a rezoning even before the Council approves it.
Several years ago Mr. Piesecki told me the only chance I had for getting some rent was to
sell to the Public Storage people who were building right next to my site. He gave me the
name of the broker for the storage people. So it was not that long ago that your
department thought storage was OK.
Now you say an office building "may be feasible". You would not say that because of a
hopeful wish or back of the envelope calculation, so please send me the site plan and
feasibility analysis you prepared so I can look at it. And while you are at it, why not send
the name of the lender who said they would finance an office building on this site on a
reasonable basis, given the unique particularities of the parcel. Or perhaps you think I
should just pay cash to a builder to construct a speculative building?
It is so easy for you to say that I should just do something else with my property besides
what is already permitted under the existing zoning. Now I understand that the
appearance of the project is important and I agree. That is why I believe John Gachina is
the right tenant because he is willing to go way out of his way to accommodate your
concerns about how the project will look. He is even willing to add and maintain
landscaping on the county's property (between San Tomas and the site). You can tell
from the plans that his site will look better than anything around it.
Gachina and I made application and paid fees and got comments back before you sent out
any notices regarding the possible rezoning. Maybe the rezoning makes sense along Dell,
but it makes no sense for a lot that is squeezed between the expressway and the two
relatively new storage projects and they are not going anywhere. So as a practical matter,
the rezoning in this area only impacts one small lot - mine. And if you don't like storage
projects, then why don't you approve the Gachina application, since he will provide
landscape screening so that the Public Storage project cannot be seen from the
expressway?
John Gachina and I ask that you please fairly review our application under the existing
roles (the ones in place when we applied) and give fair consideration to what we agree to
do in order to make the site visually attractive. Thank you for your consideration.
Sincerely,
Norman Clodfelter
1280 Madrona Avenue
San Jose, CA 95125
CC:
John Gachina
Jack Bonno
.04. c4,~,a
CITY OF CAMPBELL
Community Development Department
November 29, 2000
Mr. Norman Clodfelter
1280 Madrona Avenue
San Jose, CA 95125-3547
Re:
PLN 2000-145 930 Dell Avenue
Landscape Maintenance Facility
Dear Mr. Clodfelter:
The Planning Division is currently reviewing a site and architectural application to allow the establishment of a
landscape storage facility on your property. The Community Development staff is not supportive of an outside
storage use on this property due to the prominence of this site towards the San Tomas Expressway and South
Winchester Boulevard and the image it presents for this neighborhood. Consequently, staff would recommend that
you pursue the construction of a permanent building on this site that could accommodate a permitted use under the
current zoning.
Campbell is currently reviewing and updating its General Plan. Recent recommendations of the General Plan Task
Force Committee would not encourage the establishment of an outdoor storage type of use at this location. The
Committee has recommended Research and Development Uses in this area versus the current Industrial designation.
This recommendation is based upon the Committee's viewpoint that this is a transitional industrial area and that the
project site is easily accessible to major circulation facilities.
Staffhas reviewed the development potential of the site and believes that a 10,000 to 12,000 square foot office
building may be feasible. The City would encourage you to pursue a more permanent development solution for you
property than the current proposal of an outdoor storage facility.
Please do not hesitate to contact me at (408) 866-2144, if you have any questions regarding the staff position.
Tim J. Haley
Associate Planner
CCl
Sharon Fierro, Community Development Director
Geoff Bradley, Senior Planner
Jack Bonno, 200 Willow Hill Court, Los Gatos, CA 95032
70 North First Street - Campbell, California 95008. 1423 · TEL 408.866.2140 . FaX 408.866.8381 ' TDD 408.866.2790
November 16, 2000
Charles H. Bonno
Corporate Real Estate
200 Willow Hill Court
Los Gatos, California 95032.1824
Telephone 408.871.1882
Facsimile 831.401.2715
E-Mail jb~bonno.com
D2AFT
Mr. Tim J. Haley
Associate Planner
Planning Division
Community Development Department
City of Campbell
70 North First Street
Campbell, CA 85008.1423
Re~
PLN 2000-145 Landscape Maintenance Facility
Cloddfelter-Gachina Project
930 Dell Avenue
Dear Tim:
This is in response to your letter of October 12, 2000, requesting additional information
concerning the subject project. As we now understand it, the use itself continues to be
permitted under current zoning regulations. It is the prominence of the site towards the
Expressway and the potential image issue it may present that is of concern to Community
Development staff. It is that concern we address in detail in the materials enclosed with
this letter.
Site Plan
Submit a scaled and detailed site plan depicting the location of buildings on
adjacent properties.
Please refer to the aerial photograph for the location of buildings on adjacent
properties (Exhibit 1).
2. Provide a vicinity map.
The Preliminary Grading and Drainage Plan dated October 2, 2000 and
prepared by TS Civil Engineering includes a vicinity map (Exhibit 2).
3. Existing fencing types as well as heights should be called out on the plans.
Refer to the blue line site plan dated October 2, 2000 for the description and
height of the existing fences (basically 6' chain link) (Exhibit 3).
Mr. Tim J. Haley
City of Campbell
November 16, 2000
Page 2
4. Details of the lighting standards need to be provided.
Four 20' black galvanized standards are proposed in the locations shown on
the site plan (Exhibit 3). The style of standard and type of lamp will be jointly
decided with the city.
5. Please indicate the type and size of trees to be retained.
The site plan (Exhibit 3) lists each tree by type and size (there are 16)
currently on the site. All will be retained except for one dead tree.
In addition, 19 trees will be added on the Expressway side of the site (at grade
level, adjacent to the fence). The selected specimen is a Bradford Callery
Pear. The tree grows rapidly to a 50' height. Three identical trees are
suggested for the Dell Avenue frontage between the fence and the street. A
photograph of the Bradford Callery Pear is attached (Exhibit 4).
In order to provide for additional screening on the Dell Avenue of the site,
6 more trees (Lombardy Poplar) are proposed at the entry. This tree reaches an
80' height. A photograph of the Lombardy Poplar is attached (Exhibit 5).
Also attached is a rendering of the proposed tree screen as seen from the Dell
Avenue side of the site (Exhibit 6).
As previously indicated, John Gachina is prepared to add landscaping along
the edge of the Expressway as it passes by the site. He is also willing to
replicate such landscaping on the other side of the Expressway. Obviously
both installations would be subject to the approvals of the public and private
owners involved.
Elevations
Provide elevations and details of the storage bin area. Elevations shall
illustrate the height, materials and design details.
Refer to the blue line site plan for the requested information regarding the
storage bins. There will be seven 10'xl 0'x4' units made of concrete block
and painted. A photograph of a similar storage bin area is attached
(Exhibit 7).
Provide elevations or indicate the height of the Tuff storage facilities.
Refer to the attached cut sheet and photograph of this 10'xl0' unit
(Exhibit 7).
Mr. Tim J. Haley
City of Campbell
November 16, 2000
Page 3
3. Provide elevations of the project sign..
Refer to the blue line site plan for the sign information (Exhibit 3).
Describe how the proposed fencing will create an effective screened wall
or fencing for obscuring views of the storage use.
The site plan indicates that the proposed fence type is identical to the
fencing in place at Storage USA. As indicated above, John Gachina is
willing to agree to the following measures:
· Retention of all existing trees on the site (except for 1 dead tree)
· Addition of 19 trees on the Expressway side of the site
· Addition of 9 trees on the Dell Avenue frontage
· Addition of landscaping on each side of the Expressway
· Fencing backed by landscaping as indicated on the site plan
Operational Description
Please provide a more detailed description of the type, size and number of
vehicles to be stored at the site.
8 Ford F150 pickups
2 Ford F250 utility trucks
6 Ford F250 flatbeds
3 Equipment trailers (6'xl 6' - open)
3 Equipment trailers (6'x 16' - closed)
Photos of vehicle type are attached (Exhibit 8).
Please provide a description of the quantities and types of materials to be
stored at the site.
Storage Bins:
Topsoil, Compost/Planter Mix, Bark, Irrigation Pipe, Lumber
Storage Shed:
Fertilizer (seasonal products in 50lb bags)
Misc. qty. Low-toxicity seasonal pesticide products*
Misc. qty. irrigation fittings
* Gachina Landscape Management is licensed to store, transport and apply
pesticides in five Bay Area Counties. The firm has an impeccable
reputation for safe use of these materials. The firm has never been cited or
Mr. Tim J. Haley
City of Campbell
November 16, 2000
Page 4
fined for any infraction in 12 years in business. A photograph of pesticide
storage is attached (Exhibit 7).
5. Please provide a description of plant materials to be stored at the site.
1-100
0-200
0-200
0-30
0-10
fiats (annual color and groundcover)
1 gal shrubs and perennials
5 gal shrubs
15 gal trees
24" box trees
Photographs
1. Photos of the site from San Tomas Expressway and of surrounding properties
would be helpful.
Refer to the aerial photograph and to the attached photographs (Exhibit 9).
Mr. and Mrs. Cloddfelter acquired the property in 1968 [the pizza slice shaped lot
appears to be a byproduct of various condemnation actions related to right of way work
for the San Tomas Expressway, during which the Cloddfelters lost valuable Winchester
frontage on another property and acquired the subject site] and have received no income
from it in 32 years. John Gachina, whose company is well known to Campbell, proposes
a use that is consistent with the applicable zoning, compatible with the adjacent uses and
provides Campbell with several desirable improvements to the landscaping environment
around the site and on both sides of the expressway.
Mr. Gachina submitted his initial application on August 24 and received comments from
your department, together with comments from the Department of Public Works and
Central Fire on September 12. John then leased office space at 186 Sunnyoaks, thinking
that while approval was not guaranteed, he had no reason to believe the zoning was an
issue or that staff would not, under any circumstances, endorse the project. So he leased
the office and started to improve it. He obviously would not have done that if he had been
informed that his application was for a use not permitted under applicable zoning and that
the department would recommend to the Planning Commission and City Council that
approval of the Gachina project should be denied. As late as October 4, Gachina still had
no idea there was a problem because he paid Planning Department Fees of $1,692, as
requested by the city, on that date. Presumably staffhad no idea there was a problem
either, otherwise they would not have asked for the fees.
It is unfortunate that subsequent discussions, around October 12, regarding proposed land
use changes caused some confusion. But the sequence of events shows that Cloddfelter
and Gachina acted in good faith (as did city staff). Norman and his wife received your
Mr. Tim J. Haley
City of Campbell
November 16, 2000
Page 5
informational heating notice on September 25, two weeks after the September 12 letter
and two weeks before the hearings. Gachina submitted the project to you in late August.
It is clear this application was submitted to your department and reviewed by your
department, both sides acting in good faith, before any notice was distributed suggesting
that the zoning might be changed making the Gachina project very problematic.
Mr. and Mrs. Cloddfelter and John Gachina very much want to address staff concerns
regarding the appearance of the project and believe they have done so as indicated by the
exhibits to this letter. Consequently, they hope that staff will now be able to recommend
approval of this application. If, however, we have not fully responded to your questions,
please let me know at 408.871.1882 or by email at jb~bonno.com.
Sincerely,
Charles H. Bonno
cc: Norman Cloddfelter
John Gachina
CITY OF CAMPBELL
Community Development Department · Current Planning
October 12, 2000
John Gachina
Gachina Landscape Management
1130 O'Brien Drive
Menlo Park, CA 94025
Re: PLN 2000-145 Landscape Maintenance Facility
Dear Mr. Gachina:
The Planning Division has reviewed your application for a site and architectural approval to allow the establishment
of a landscape storage facility. Based upon this review additional information needs to be submitted to complete this
application. The following information is necessary to complete the application:
Site Plan
1. Submittal a scaled and detailed site plan depicting the location of buildings on adjacent properties.
2. Provide a vicinity map.
3. Existing fencing types as well as heights should be called out on the plans.
4. Details of the lighting standards need to be provided.
5. Please indicate the type and size of existing trees to be retained.
Elevations 1. Provide elevations and details of the storage bin area. Elevations shall illustrate the height, materials and
design details.
2. Provide elevations or indicate the height of the Tuff storage facilities
3. Provide elevations of the project sign.
4. Describe how the proposed fencing will create an effective screened wall or fencing for obscuring views of
the storage use.
Operational description 1. Please provide a more details description of the type, size and numbers of vehicles to be stored at the site.
2. Please provide a description of quantities and types of materials to be stored at the site.
3. Please provide a description of plant materials to be stored on the site.
Photographs
I. Photos of the site from San Tomas Expressway and of the surrounding properties would be helpful.
As we have previously discussed, the Community Development staff is not supportive of an outside storage use on
this property due to recent recommendations of the General Plan Task Force Committee. The Committee has
recommended Research and Development Uses in this area versus the current Industrial designation. This
recommendation is based upon the Committee's viewpoint that this is a transitional industrial area and that the
project site is easily accessible to major circulation facilities. Additionally, a concern has been expressed regarding
the prominence of this site towards the Expressway and a potential image issue it may present.
70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 · F^X 408.866.8381 · TOD 408.866.2790
Completeness Comments - PLN 2000-145
Page 2
Please do r~ot hesitate to contact me at (408).866-2144, if you have any questions regarding the requested
reformation or the staff position.
Tim J. Haley
Associate Planner
CC'
Sharon Fierro, Community Development Director
GeoffBradley, Senior Planner
Page 2 of 2
Gachina
LANDSCAPE
MANAGEMENT
State Lic. Ct 473815
October 4, 2000
City of Campbell
Planning Department
70 North First Street
Campbell, CA 95008
Re: Proposed Site at 930 Deli Ave, Campbell, CA
Dear Sir/Madam:
After submission of our application and approval of same by the city of Campbell, we plan to begin
construction on the above referenced' lot as per the attached schedule. Scheduled opening is January, 2001.
Respectfully submitted,
/~;hn P. Gachina Landscape Management, President
1130 O'Brien Drive, Menlo Park, CA 94025 · 650-853-0400 · 408-996-0900 · Fax: 650-853-0430
Gachina
LANDSCAPE
MANAGEMENT
State Lic.# 473815
Proposed Use of Campbell Property
0 Dell Avenue
· Proposed Use
Contractor equipment storage yard for landscape ~ervice company
· Square footage
Total square footage of lot: approximately 30,000 square feet
· Number of employees
Approximately 15 employees will report to this property, with seasonal staffing adjustments.
· Hours of operation
6:00 AM to 4:00 PM, Monday through Friday
· Adjacent Use
Storage facilities
Mini Storage
Gachina Landscape Management of Menlo Par'k, California, services commercial and residential
communities in the Bay Area including the Campbell, Los Gatos area. Examples of these properties are the
Pruneyard, Vizcaya Homeowners' Association, and Rinconada Hills Homeowners' Association. We have
had a 10ng-standing working relationship for the Parks Department of the City of Campbell, under the
direction of Mr. Vince Huppie. In 1995, during our tenure as a service contractor for the city, we received
a first place statewide landscape award from the California Landscape Contractors' Association for
excellent landscape service at the Ansiley House. Later in 1997 we received a community beautification
award from the City of Campbell in recognition of our contract services at Woodleaf Apartments.
This yard area will be used for contractor equipment and supplies. It is meant to match employees
and customers in the local area, reducing long commutes and traffic problems. The narrow lot
(approximately 90fi x 600fi) is located adjacent to two mini storage facilities and sits below the expressway
overpass.
Our operating hours are from 6:00 AM to 4:00 PM Monday through Friday, so that service trucks
can beat the morning commute, and return about 2:30 in the afternoon. Gachina Landscape Management is
a landscape service company with a reputation for quality work and personnel. Our equipment, facilities,
and vehicles are well maintained and always kept neat and clean, thus continuing to project our image of
professionalism.
Improvement to the property includes - water and electrical service, paving for vehicle and
equipment storage, and iron fence with landscape to match neighboring storage facilities, along Dell
avenue.
1r130 Q',Brien Drive, Menlo Park, CA 94025 · 650-853-0400 · 408-996-0900 · Fax: 650-853-0430
oposeo use
CITY OF CAMPBELL
Community Development Department · Current Planning
September 12, 2000
John Gachina
Gachina Landscape Management
1130 O'Brien Drive
Menlo Park, CA 94025
Re: PREAPPLICATION (PRE 2000-63) - 930 Dell Avenue
Dear Mr. Gachina:
Thank you for your submittal of a preliminary application for the establishment of a landscape maintenance yard on the
referenced property. The project site is zoned M-I-S (Light Industrial) and is shown as an industrial land use on the
City's General Plan. The establishment of a contractors' yard will require approval of a site and architectural application.
The processing time for a site permit application is approximately 45 to 60 days and is considered by the Planning
Commission at a public hearing.
The following comments are offered:
A) The zoning ordinance requires that storage yards be screened by solid walls or fencing with a minimum height
of 6 feet.
B) The type and quantity of materials and equipment to be stored need to be def'med.
C) A minimum of 8 percent of the net site needs to be landscaped. It is recommended that a perimeter landscape
area be considered. Additionally, it is recommended that you investigate the possibility of landscaping the
border areas along San Tomas Expressway.
D) Any proposed lighting for security purposes needs to be illustrated.
E) Need for storage of pesticides and herbicides
F) Need for disposal and recycling facilities
G) It is anticipated a that a sidewalk area will be required along Dell Avenue thus warranting a larger landscape
buffer.
H) Parking needs of employees and the arrangement of parking should be illustrated on the site plan
I) Operational hours of the use should be provided.
Public Works Department
Enclosed you will find comments from the Public Works and Fire Departments
It would be helpful to schedule a meeting to go over the application submittal. Please do not hesitate to contact me at
408-866-2144 or via Email at timh(a~ci.campbell.ca.us.
70 North First Street . Campbell, California 95OO8.1423 - TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790
Gachina Pre-application
September 13, 2000
Page 2 of 2
Tim J. Haley
Associate Planner
enclosures: Public Works Memorandum
cc: Harold Housley, Land Development Engineer
Sharon Fierro, Community Development Director