Mod of Use Permit - 2000 CITY OF CAMPBELL
Community DeveJop~ncnt Department
December 4, 2001
Wayne Johnson
Owner, Trellis Car Wash
13877 Upper Hill Court
Saratoga, CA 95070-5332
VIA CERTIFIED MAIL
Re-'
Notice of Non-compliance for Failure to Comply with
Conditional Use Permit No. UP 70-3
Trellis Car Wash
125 S. San Tomas Aquino Road
Dear Mr. Johnson:
The Planning Division is issuing you a Notice of Non-Compliance for the failure to comply with
Conditional Use Permit No. UP 70-3 that approved the use and architectural design of a single-stall car
wash at 125 South San Tomas Aquino Road. The Conditional Use Permit requires that all structures
and the exterior appearance of the car wash comply with the approved plans and conditions of approval
for the project. A Modification No. M 91-7 was approved in 1991 to allow the modification of the car
wash, including construction of an office/restroom building and a minor trellis over the vacuum area.
Modification No. PLN 2000-07 to a previously approved Use Permit (LIP 70-3) to allow the remodel
of an existing car wash operation expired on March 28, 2001. No construction or activities associated
with this Modification, including modifications to the exterior, including the painting of the building,
installation of outdoor equipment, construction of trellis', has been approved through the Planning or
Building Division.
Description of Non-compliance:
2.
3.
4.
5.
6.
7.
8.
Modification to approved exterior colors;
Installation of promotional devices (streamers, flags, etc.) on the property;
Installation of signs that do not comply with the City's Sign Ordinance;
Use of temporary A-frame and freestanding signs;
Installation of a temporary carport for drying/detailing;
Installation of vending machines and miscellaneous equipment along the eastern building wall;
Installation of vacuums along San Tomas Aquino Road; and,
Painting of "Car Wash" on roll-up doors leading to car wash equipment.
Per section 21.72.110 of the Campbell Municipal Code, you are being given fourteen (14) days to
bring the above items into compliance. You may achieve compliance by the following actions:
70 North First 5grr-:ct · Cawpbeli California 9qOO8-1436 · :'Ft 408.866 214G !:XX 4Og.,q66 $38! 1I;, 405 3~36.2790
~)ecember 4,2001
Notice of Non-compliance for Failure to Comply with Conditional Use Permit No. UP 70-3
1. Repainting the building to approved exterior colors (grey/ light grey that matches
center);
2. Removal of promotional devices (streamers, flags, etc.) on the property;
3. Removal of signs that do not comply with the City's Sign Ordinance;
4. Removal of temporary A-flame and freestanding signs;
5. Removal of a temporary carport;
6. Removal of vending machines and miscellaneous equipment along the building wall;
7. Removal of vacuums along San Tomas Aquino Road; and,
8. Removal of "Car Wash" painting on roll-up doors leading to car wash equipment.
rest of
Failure to bring the site into compliance by Wednesda¥~ December 19~ 2001 will result in additional
enforcement that may include the revocation of the Conditional Use Permit by the Planning
Commission, fines, issuance of a citation, notice to appear, and/or a recorded notice of non-
compliance, which may be placed on the title of the above-referenced property.
Please be aware that this is your second notice letter regarding code enforcement of this site. The first
notice was sent to you on March 6, 2001, notifying you of several violations on the site, including
signage, the carport, and portable equipment.
Thank you in advance for your cooperation in resolving this matter. If you should have any questions,
please contact me at (408) 866-2193.
Sincerely,
Darcy Smith
Planner II
CC:
John Kirkorian, Kirkorian Developments, 1630 W. Campbell Avenue, Campbell, CA 95008
Bill Seligmann, City Attorney
Sharon Fierro, Community Development Director
GeoffBradley, Senior Planner
Ben Mendoza, Code Enforcement Officer
CITY oF CAMPBELL
Community Development Department - Current Planning
March 6, 2001
Wayne Johnson
13877 Upper Hill Court
Saratoga, CA 95070-5332
Re:
PLN2000-7 Modification to Existing Conditional User Permit
BLD 2000-456 Building Permit Submittal
Trellis Car Wash
125 South San Tomas Aquino Road
Dear Mr. Johnson:
Your approval for a Modification (PLN 2000-07) to a previously approved Use Permit (UP 70-3)
to allow the remodel of an existing car wash operation will expire on March 28, 2001. Under
Section 21.72.080 Expiration--Extension--Reinstatement of the Campbell Municipal Code, this
approval is valid for one year from the date such approval was granted. Within this one year
period, a building permit must be obtained, and construction completed one year thereafter.
Failure to obtain a building permit during this one year period will result in the use permit being
void.
Upon written application, the Planning Commission may extend the expiration date or reinstate
an expired approval. An application is enclosed.
A recent site visit has revealed that there are a number of promotional devices (i.e. temporary
items used to attract attention to a business, such as streamers, flags, etc.) on the property that are
not allowed. These must be all removed before building permits will be issued.
The site visit also revealed that you have installed permanent signs on the subject property
without obtaining the required sign permit. Furthermore, the signage does not comply with the
City's Sign Ordinance. The Sign Ordinance permits one wall sign mounted parallel to the
building. The size of the sign can be no greater than one square foot of sign area for each linear
foot of business frontage, on which the sign is proposed to be located. The sign cannot be greater
than fifty square feet. You are not permitted any additional signing, including A-frame signs or
freestanding signs.
It also appears that you have free-standing carports and outdoor equipment. The Condition of
Approval No. 6 requires all portable equipment used by the car wash, including the vacuums, to
be stored inside when the facility is closed.
70 North First Street · Campbell, California 95008-1436 - TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790
Wayne Johnson
BLD 2000-456 Building Permit Submittal for Trellis Car Wash
125 South San Tomas Aquino Road
Page 2 of 2
March 6, 2001
The plans submitted for a building permit to allow the remodel of an existing car wash at 125 S.
San Tomas Aquino Road under the Site and Architectural Review Permit No. PLN2000-7 have
not been approved by the Planning Division because the Conditions of Approval of the permit
have not been met. These include:
o
Signs: No signing is permitted as part of the development applications approved herein.
Any new signage shall require approval of a sign permit as required by Chapter 21.53 of
the Campbell Municipal Code. No new signing shall be installed until a sign permit has
been approved and granted. Sandwichboard or A-flame signs are specifically prohibited
by the ordinance.
Landscaping: The applicant shall submit four (4)sets of detailed landscaping and
irrigation plans for review and approval by the Community Development Director prior
to the issuance of building permits for the project or installation of any landscaping. The
plans shall comply with the City's Water Efficient Landscape Standards. The minimum
size of the trees, shrubs, and vines shall be as follows:
a. Trees shall be a minimum of 15 gallon in size.
b. Shrubs shall be a minimum of five (5) gallon in size with the exception of accent
shrubs that shall be a minimum one (1) gallon in size.
c. All vines shall be ten (10) gallon in size.
On-site Lighting: Details of project lighting shall be approved by the Planning
Department prior to the issuance of building permits. Lighting shall be directed to prevent
glare on adjacent properties or on the public right-of-way.
Please do not hesitate to contact me at 408 866-2193, if you wish to discuss these items or need
any clarification regarding the requested information.
Sincerely,
Darcy Smith
Planner I
CC.
Sharon Fierro, Community Development Director
Bill Bruckart, Building Official
James Chao, Architect, 1136 Keith Avenue, Berkeley, CA
John Kirkorian, Property Owner
94708
CITY OF CAMPBELL
Community Development Department · Current Planning
May 10, 2000
WayneJohnson
13877Upper Hill Cou~
Saratoga, CA 95070-5332
Re:
BLD 2000-456 Building Permit Submittal for Trellis Car Wash
125 South San Tomas Aquino Road
Dear Mr. Johnson:
The Planning Division has reviewed your plan submittal of May 1, 2000 for the remodel of an
existing car wash on the referenced property. The plans cannot be approved because they do not
satisfy all the Conditions of Approval in the Planning Commission Resolution No. 3264.
Please note that you will need to satisfy Conditions No. 3, 4, 8, and 11 before building permits
can be issued for this project.
Signs: No signing is permitted as part of the development applications approved herein.
Any new signage shall require approval of a sign permit as required by Chapter 21.53 of
the Campbell Municipal Code. No new signing shall be installed until a sign permit has
been approved and ~anted. Sandwichboard or A-frame signs are specifically prohibited
by the ordinance.
Landscaping: The applicant shall submit four (4) sets of detailed landscaping and
irrigation plans for review and approval by the Community Development Director prior
to the issuance of building permits for the project or installation of any landscaping. The
plans shall comply with the City's Water Efficient Landscape Standards. The minimum
size of the trees, shrubs, and vines shall be as follows:
a. Trees shall be a minimum of 15 gallon in size.
b. Shrubs shall be a minimum of five (5) gallon in size with the exception of accent
shrubs that shall be a minimum one (1) gallon in size.
c. All vines shall be ten (10) gallon in size.
On-site Lighting: Details of project lighting shall be approved by the Planning
Department prior to the issuance of building permits. Lighting shall be directed to prevent
glare on adjacent properties or on the public right-of-way.
70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2140 · FA)[ 408.866.8381 · mD 408.866.2790
Planning Commission Minutes of March 28, 2000
Page 4
Mr. Tim J. Haley advised that this is a standard reqUirement from the Public Works Department.
If the property owner can demonstrate that they have 'already paid into the Storm Drain Fee
account, the Public Works Department would be satisfied that this Condition has been met.
Commissioner Lowe expressed his appreciation in seeing a site with more parking than required,
something that does not occur often.
Chairperson Gibbons closed the Public Hearing for Agenda Item No. 1.
Motion:
Upon motion of Commissioner Lindstr0m, seconded by Commissioner
Hernandez, the Planning Commission Adopted Resolution No. 3263
approving a Conditional Use Permit (PLN2000-15) to allow the establishment
of an activity center providing jobs and job training for developmentally
disabled adults and allowing an on-site caretaker's living unit on property
located at 195 E. Sunnyoaks Avenue, by the following roll call vote:
AYES: Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom,
Lowe
NOES: None
ABSENT: None
ABSTAIN: None
Chairperson Gibbons advised that this item is final in 10 days unless appealed in writing to the
City Clerk.
Chairperson Gibbons read Agenda Item No. 2 into the record.
2 PLN2000-07
Johnson, W.
Public Hearing to consider the application of Mr. Wayne Johnson for
a Modification (PLN2000-07) to a previously-approved Conditional
Use Permit (UP 70-03) to allow the remodel of an existing car wash
on property located at 125 S. San Tomas Aquino Road in a C-2-S
(General Commemial) Zoning District. This project is Categorically
Exempt. Planning Commission decision final, unless appealed in
writing to the City Clerk within 10 days.
Ms. Darcy Smith, Planner I, presented the staff report as follows:
Advised that the applicant is seeking approval of a Modification to a previously-approved
Conditional Use Permit to allow the remodel of an existing car wash located at 125 S. San
Tomas Aquino Road within the Kirkwood Auto Center.
· The proposed use is consistent with the General Plan Land Use and with the C-2-S (General
Commercial) Zoning District where this use is permitted with a Use Permit.
· The proposed remodel includes a 42 square foot drive through cashier building; 2,000 square
feet of trellis across the driveway and attached to the buildings; new planting islands; and a
new fence and arbor.
Planning Commission Minutes of March 28, 2000
Page 5
· Staff finds that this will be an attractive upgrade.
· The proposed paint will match the adjacent Kirkwood Shopping Center.
· SARC reviewed this project on March 14 and was supportive.
· Staff recommends adoption of a Resolution approving a Modification to the previously
approved Conditional Use Permit.
Commissioner Lowe expressed concem that it appears that the work has already begun on this
project prior to this evening's meeting and a formal approval by the Commission.
Ms. Darcy Smith, Planner I, advised that any work on site is without any staff authorization with
the exception of added equipment within the building.
Commissioner Lindstrom presented the Site and Architectural Review Committee meeting as
follows:
· This project was reviewed on March 14, 2000.
· SARC is supportive and finds that this project will result in a total upgrade of the area.
Chairperson Gibbons opened the Public Hearing for Agenda Item No. 2.
Commissioner Lowe asked the applicant to come forward and explain why work has begun prior
to approvals.
Mr. Wayne Johnson, Applicant, 125 S. San Tomas Aquino Road:
· Advised that he needed to re-slope the concrete on the site to prevent water from the car wash
area from entering into the storm drains.
· Said that additionally, they have had rodent-infested ivy removed, dead bushes removed and
a new lawn installed in its place.
Chairperson Gibbons closed the Public Hearing for Agenda Item No. 2.
Motion:
Upon motion of Commissioner Lindstrom, seconded by Commissioner
Kearns, the Planning Commission Adopted Resolution No. 3264 approving a
Modification (PLN2000-07) to a previously-approved Conditional Use Permit
(UP 70-03) to allow the remodel of an existing car wash on property located
at 125 S. San Tomas Aquino Road, by the following roll call vote:
AYES: Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom,
Lowe
NOES: None
ABSENT: None
ABSTAIN: None
Chairperson Gibbons advised that this item is final in 10 days unless appealed in writing to the
City Clerk.
CITY OF CAMPBELL
Community Development Department · Current Planning
March 30, 2000
Wayne Johnson
13877 Upper Hill Court
Saratoga, CA 95070-5332
Re: PLN2000-07 -- 125 S. San Tomas Aquino Road
Dear Applicant:
Please be advised that at its meeting of March 28, 2000, the Planning Commission
adopted Resolution No. 3264 approving a Modification to a previously-approved'
Conditional Use Permit to allow the remodel of an existing car wash on the above-
referenced property. ~
This approval is effective in ten days, unless appealed in writing to the City Clerk. The
time within which judicial review of' this decision must be sought is governed by
California Code of Civil Procedure, Secfi6n 1094.6.
If you have any questions, please do not hesitate to contact me at (408) 866-2193.
Sincerely,
Darcy Smith
Planner I
CCl
Kirkorian Enterprises (Property Owners)
1630 W. Campbell Avenue
Campbell, CA 95008
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · Fa( 408.866.8381 · TDD 408.866.2790
RESOLUTION NO. 3264
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MODIFICATION TO
A PREVIOUSLY-APPROVED CONDITIONAL USE PERM1T TO
ALLOW THE REMODEL OF AN EXISTING CAR WASH ON
PROPERTY LOCATED AT 125 S. SAN TOMAS AQUINO
ROAD IN A C-2-S (GENERAL COMMERCIAL) ZONING
DISTRICT. APPLICATION OF MR. WAYNE JOHNSON. FILE
NO. PLN2000-07 (M):
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 PLN2000-07 (M):
The proposed building design and site layout are consistent with the commercial land use
designation of the General Plan Diagram and the (C-2-S) General Commercial zoning
designation for the site. The proposed project achieves the following objectives:
A. Meets the parking requirement for the increased building area consistent with the
parking standards for nonconforming buildings.
B. Creates an architecturally pleasing project reflective of the other approved
commercial buildings along this portion of South San Tomas Aquino Road.
C. Provides an attractive architectural elevation of the building towards the street
frontage.
4. The proposed circulation accommodates the parking and access needs of the propose uses.
5. The project as conditioned will not create a nuisance due to noise, litter, vandalism, traffic or
other factors.
6. The project will not significantly disturb the peace and enjoyment of the nearby residential
neighborhood.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The development is consistent with the City's General Plan and Zoning Ordinance.
2. The proposed project provides a desirable site layout for a commercial use along this portion
of South San Tomas Aquino Road.
Planning Commission Rest. ~don No. 3264
PLN2000-07 - 125 S. San Tomas Aquino Road - Modification to Use Permit for Car Wash
Page 2
3. The proposed project will aid in the enhancement and the harmonious development of the
immediate area.
The establishment, maintenance, or operation of the uses 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.
5. The project is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
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
Approved Project: Approval is granted for a modification (PLN 2000-07) to the previously
approved Use Permit (UP 70-3) to allow the remodel of an existing car wash operation on
property located at 125 South San Tomas Aquino Road. Project approval shall substantially
comply with the project plans prepared by James Chou, date stamped as received by the
Planning Division on March 6, 2000 except as modified by the Conditions of Approval
herein.
Hours of operation: The permitted hours of operation are from 7 a.m. to 10 p.m. daily. If the
Community Development Director receives substantiated complaints regarding noise or
impacts associated with early or late hour operations, the Director may limit the operational
hours of the business within 10 days written notice.
Signs: No signing is permitted as part of the development applications approved herein. Any
new signage shall require approval of a sign permit as required by Chapter 21.53 of the
Campbell Municipal Code. No new signing shall be installed until a sign permit has been
approved and granted. Sandwichboard or A-frame signs are specifically prohibited by the
ordinance.
Landscaping: The applicant shall submit four (4) sets of detailed landscaping and irrigation
plans for review and approval by the Community Development Director prior to the issuance
of building permits for the project or installation of any landscaping. The plans shall comply
with the City's Water Efficient Landscape Standards. The minimum size of the trees, shrubs,
and vines shall be as follows:
A. Trees shall be a minimum of 15 gallon in size.
Planning Commission Resc.,,,tion No. 3264
PLN2000-07 - 125 S. San Tomas Aquino Road - Modification to Use Permit for Car Wash
Page 3
B. Shrubs shall be a minimum of five (5) gallon in size with the exception of accent shrubs
that shall be a minimum one (1) gallon in size.
C. All vines shall be ten (10) gallon in size.
Property Maintenance: The property is to be maintained free of any trash associated with the
use. All structures shall also be required to be maintained free of graffiti. Should graffiti
appear on the building, fence, or trellis, the applicant shall take measures to immediately
remove the graffiti.
6. Storage of Car Wash Equipment: All portable equipment used by the car wash, including the
vacuums, shall be stored inside when the facility is closed.
Landscape Maintenance: The landscaping shall be maintained in good condition at all times,
and the applicant shall be responsible for replacing damaged, dead, or decaying landscaping.
Amendments or modifications to the approved landscape plans and landscape materials shall
be submitted for review and approval by the Community Development Director.
On-site Lighting: Details of project lighting shall be approved by the Planning Department
prior to the issuance of building permits. Lighting shall be directed to prevent glare on
adjacent properties or on the public right-of-way.
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.
10. Compliance with Best Management Practices: The Car Wash facility shall comply with the
Santa Clara County Urban Runoff Pollution Prevention Program Best Management Practices
for Cars Washes.
BUILDING DIVISION
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for the building permit.
12. Permits required: A building permit application shall be required for the proposed addition
and trellis. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit.
13. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24-inches by 36-inches.
14. Special Inspections: When a special inspection is required by U.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
Planning Commission Rest .don No. 3264
PLN2000-07 - 125 S. San Tomas Aquino Road - Modification to Use Permit for Car Wash
Page 4
15.
16.
17.
18.
19.
20.
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
Non-point Source Pollution Control Program: 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" X 36") is available at the Building Division
service counter.
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.
Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption
clause shall be blue-line completed, City of Campbell "20%" exemption form on submitted
construction plans. Form is available at the Building Division service counter.
Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
i. West Valley Sanitation District
ii. Santa Clara County Fire Department
New Beams: All beams described as new shall be demonstrated as appropriate for exterior
use and loads by a California Licensed Engineer.
Construction Mitigation Measures: The applicant shall implement measures to mitigate
construction impacts including the following:
A. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m.
weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays
and Holidays unless an exception is granted by the Building Official.
B. No pile driving is allowed for construction of the project.
C. All internal combustion engines for construction equipment used on the site will be
properly muffled and maintained.
D. All stationary noise generating construction equipment, such as air compressors and
portable power generator, will be located as far as practical from the existing businesses.
E. All active construction areas shall be watered at least twice daily.
F. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the
site.
G. Pave, apply water, or apply non-toxic soil stabilizers on ail unpaved surfaces, and
staging areas at the construction site.
H. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public
streets as directed by the City Engineer.
I. Enclose, cover, water or apply soil binders to exposed stockpiles.
J. Install sandbags or other erosion control measures to prevent runoff to all roadways,
waterways or pubic walkways accessed by the public.
Planning Commission Res¢ .ion No. 3264
PLN2000o07 - 125 S. San Tomas Aquino Road- Modification to Use Permit for Car Wash
Page 5
SANTA CLARA COUNTY FIRE DEPARTMENT:
21. Plans submitted for building permits shall comply with applicable provisions of the Fire
Code.
PUBLIC WORKS DEPARTMENT
22. No Public Works Department requirements.
PASSED AND ADOPTED this 28th day of March, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Hernandez, Jones, Keams, Lindstrom,
Lowe
None
None
None
APPROVED:
Elizabeth Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary
ITEM NO. 2
STAFF REPORT - PLANNING COMMISSION MEETING OF
March 28, 2000
PLN 2000-07
(UP 70-3)
Johnson, W.
Public Hearing to consider the application of Mr. Wayne Johnson for
approval of a Modification (PLN 2000-07) to a previously approved Use
Permit (UP 70-3) to allow the remodel of an existing ear wash operation on
property located at 125 South San Tomas Aquino Road 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 modification of a
previously approved Use Permit to allow the remodel of an existing ear wash operation,
subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15301 class 1 (existing facilities) of CEQA;
therefore, no environmental action is required.
PROJECT DATA
Kirkwood Auto Center Data:
Net Lot Area:
86,700 sq. ft.
Existing Building Area:
Proposed Building Area Change:
Total Building Area:
27,990 sq. ft.
42 sq. ft.
28,032 sq. ft.
Building Coverage:
Landscape Coverage:
Paving Coverage:
Car Wash Building Area:
32%
10%
58%
100%
Existing Office/Restrooms: 270 sq. ft.
Proposed Office/Restrooms: 312 sq. ft.
Net Change: 42 sq. ft.
28,032 sq. ft.
8,533 sq. ft.
50,135 sq. ft.
Staff Report - Planning Commission Meeting of March 28, 2000
PLN 2000-07 - 125 South San Tomas Aquino Road
Page 2
Existing Car Wash Equipment Building: 1,440 sq. ff.
Car Wash Building Area (Percentage of Total Building Square Footage): 6.25%
Existing Trellis:
Proposed Trellis:
Total Trellis:
Linear Feet of Trellis:
610 sq. ft.
2,000 sq. ft.
2,610 sq. ft.
141 ft.
Parking:
Existing:
Additional Required:
Provided:
71 spaces (Met 1968 parking requirement)
1 space (based on addition of 42 square feet)
72 spaces
Existing Permitted Hours of Operation: 7 a.m. to 10 p.m.
Surrounding Uses (entire center):
North: Commercial
East: Commercial/Multiple-family Residential
South: School
West: Multiple-family Residential
DISCUSSION
Applicant's Proposal: The applicant, Wayne Johnson, business owner, is requesting approval of
a modification to a previously approved Conditional Use Permit to allow the remodel of an
existing car wash operation. The remodel will add:
1. A 42 square foot drive-through cashiers window to the existing office/restroom building;
2. Approximately 2,000 square feet of trellis across the driveway and attached to the office
and car wash equipment building;
3. New planting islands and landscaping;
4. A fence in the interior planting island; and
5. An arbor in the planting island adjacent to S. San Tomas Aquino Road.
Location: The Kirkwood Auto center is located on the west side of South San Tomas Aquino
Road south of its intersection with West Campbell Avenue. The two-acre auto center is
surrounded by commercial uses to the north, Harker Academy Private School to the south,
multiple-family residences to the west, and commercial uses and multiple-family residences to
the east. The project site is located in the northeastern portion of the parking lot. The car wash
equipment is located within a section of the northeastern auto center building.
Background: The Planning Commission approved a Conditional Use Permit CuP 68-20) for a
gasoline service station with two pumps at the current location of the office/restroom building. In
1970, a second Conditional Use Permit (70-3) was approved to operate a single stall car wash in
Staff Report - Planning Commission Meeting of March 28, 2000
PLN 2000-07 - 125 South San Tomas Aquino Road
Page 3
the current location. A modification (M 91-7) was approved in 1991 to allow the modification of
the car wash. This modification involved removing the existing gas tanks and pumps,
constructing the office/restroom building, constructing the existing trellis, and developing
additional parking.
ANALYSIS
General Plan Designation: The project site is designated as Commercial on the General Plan
Land Use Diagram. The use is consistent with the Commercial designation.
Zoning Designation: The zoning designation for the project site is C-2-S (General Commercial).
The use is permitted through a previously approved Conditional Use Permit (70-3).
Layout: The car wash facility will remain in the existing location within the northeastern comer
of the site. The patrons will enter the car wash through an existing driveway located on South
San Tomas Aquino Road. The office and restroom facility will remain in its present location and
a drive through cashier window will be added. This window will allow patrons to remain in their
cars during the entire car wash service. A trellis will be constructed in three locations over the
driveway, extending from the main car wash building. The first trellis, placed at the entrance to
the car wash driveway, will serve as a height detector to prevent the entrance of tracks or
automobiles that are too tall to pass through the car wash building. The second trellis will extend
from the office/bathroom facility and blend in with the existing trellis. The third trellis will be
added to the existing trellis north of the car wash office. The area to the east of the car wash
equipment building is proposed as a self-serve vacuum facility. The portable vacuums will be
screened from the road with the arbor and will be stored inside when the facility is closed.
Design: The proposed addition of the drive through window and trellis is an attractive upgrade
to the existing building and will enhance the appearance of the Auto center from the street. The
proposed trellis and new paint for the building will match the color scheme of the Kirkwood
Plaza Shopping Center to the north. The proposed fence and arbor will also increase the
attractiveness of the center and soften the appearance of the Auto center. The fence and arbor
will be painted to match the trellis.
Landscaping: Additional landscaping is proposed in the planting islands on the site. The
proposed landscaping is an improvement to the site since the existing landscaping is minimal.
The additional landscaping will include grasses, shrubs, and flowing vines that will cover the
support pillars and grow over the top of the trellis. As a condition of approval, staff recommends
that a detailed landscaping plan indicating size and species be submitted to the Planning Division
and approved by the Community Development Director prior to installation.
Parking and Circulation: The amount of existing parking met the parking standards for the City
when the Kirkwood Auto Center was approved and constructed in 1968. Although the amount of
parking provided does not meet the current parking standards, a building or structure lacking
sufficient automobile parking space in connection therewith may be altered or enlarged provided
the required additional automobile parking space is supplied under Section 21.64.040 of the
Staff Report - Planning Commission Meeting of March 28, 2000
PLN 2000-07 - 125 South San Tomas Aquino Road
Page 4
Campbell Zoning Code. The 42 square feet added with the proposed project will require the
addition of one parking space. This parking space is provided, bringing the total amount of
parking spaces at the Auto Center to 72.
The proposed project will result in improved circulation within the parking lot. Planting islands
are proposed to link the existing interior planting island with the car wash equipment building to
close off circulation across the car wash driveway. This will prevent cut-through traffic fi.om
passing through the ear wash driveway.
Operational Hours: The existing approval restricts business hours from 7 a.m. to 10 p.m.
Site and Architectural Review Committee: This application was reviewed by the Site and
Architectural Review Committee at its meeting of March 14, 2000. The Committee was
supportive of the applicant's proposal subject to the attached conditions of approval.
Attachments:
1. Findings for Approval
2. Conditions of Approval
3. Reduced Plans
4. Aerial Photo
5. Location Map
Prepared by: ~~
I~arcy ~'~ith, Planner I
Approved by:__~~,6~r~t ~
Sharon Fierro, Senior Planner
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN 2000-07
SITE ADDRESS: 125 South San Tomas Aquino Road
APPLICANT: Wayne Johnson
P.C. MEETING: March 28, 2000
Findings for approval of a Modification (PLN 2000-07) to a previously approved Use Permit
(UP 70-3) to allow the remodel of an existing ear wash operation.
The Planning Commission finds as follows with regard to File No. PLN 2000-07:
The proposed building design and site layout are consistent with the commercial land use
designation of the General Plan Diagram and the (C-2-S) General Commercial zoning
designation for the site. The proposed project achieves the following objectives:
A. Meets the parking requirement for the increased building area consistent with the
parking standards for nonconforming buildings.
B. Creates an architecturally pleasing project reflective of the other approved
commercial buildings along this portion of South San Tomas Aquino Road.
C. Provides an attractive architectural elevation of the building towards the street
frontage.
4. The proposed circulation accommodates the parking and access needs of the propose uses.
5. The project as conditioned will not create a nuisance due to noise, litter, vandalism, traffic or
other factors.
6. The project will not significantly disturb the peace and enjoyment of the nearby residential
neighborhood.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The development is consistent with the City's General Plan and Zoning Ordinance.
2. The proposed project provides a desirable site layout for a commercial use alOng this portion
of South San Tomas Aquino Road.
3. The proposed project will aid in the enhancement and the harmonious development of the
immediate area.
The establishment, maintenance, or operation of the uses 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.
Findings - Planning CommisSion Meeting of March 28, 2000
PLN 2000-07 - 125 South San Tomas Aquino Road
Page 2
5. The project is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN 2000-07
SITE ADDRESS: 125 South San Tomas Aquino Road
APPLICANT: Wayne Johnson
P.C. MEETING: March 28, 2000
The applicant is hereby notified, as part of this application, that 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 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
1. Approved Project: Approval is granted for a modification (PLN 2000-07) to the previously
approved Use Permit (UP 70-3) to allow the remodel of an existing car wash operation on
property located at 125 South San Tomas Aquino Road. Project approval shall substantially
comply with the project plans prepared by James Chou, date stamped as received by the
Planning Division on March 6, 2000 except as modified by the Conditions of Approval herein.
2. Hours of operation: The permitted hours of operation are from 7 a.m. to 10 p.m. daily. If the
Community Development Director receives substantiated complaints regarding noise or
impacts associated with early or late hour operations, the Director may limit the operational
hours of the business within 10 days written notice.
Signs: No signing is permitted as part of the development applications approved herein. Any
new signage shall require approval of a sign permit as required by Chapter 21.53 of the
Campbell Municipal Code. No new signing shall be installed until a sign permit has been
approved and granted. Sandwichboard or A-flame signs are specifically prohibited by the
ordinance.
4. Landscal~ing: The applicant shall submit four (4) sets of detailed landscaping and irrigation
plans for review and approval by the Community Development Director prior to the issuance
of building permits for the project or installation of any landscaping. The plans shall comply
with the City's Water Efficient Landscape Standards. The minimum size of the trees, shrubs,
and vines shall be as follows:
A. Trees shall be a minimum of 15 gallon in size.
B. Shrubs shall be a minimum of five (5) gallon in size with the exception of accent
shrubs that shall be a minimum one (1) gallon in size.
C. All vines shall be ten (10) gallon in size.
Property Maintenance: The property is to be maintained free of any trash associated with the
use. All structures shall also be required to be maintained free of graffiti. Should graffiti
appear on the building, fence, or trellis, the applicant shall take measures to immediately
remove the graffiti.
Conditions of Approval - Planning Commission Meeting of March 28, 2000
PLN 2000-07 - 125 South San Tomas Aquino Road
Page 2
Storage of Car Wash Equipment: All portable equipment used by the car wash, including the
vacuums, shall be stored inside when the facility is closed.
Landscape Maintenance: The landscaping shall be maintained in good condition at all times,
and the applicant shall be responsible for replacing damaged, dead, or decaying landscaping.
Amendments or modifications to the approved landscape plans and landscape materials shall
be submitted for review and approval by the Community Development Director.
On-site Lighting: Details of project lighting shall be approved by the Planning Department
prior to the issuance of building permits. Lighting shall be directed to prevent glare on
adjacent properties or on the public right-of-way.
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.
10. Compliance with Best Management Practices: The Car Wash facility shall comply with the
Santa Clara County Urban Runoff Pollution Prevention Program Best Management Practices
for Cars Washes.
BUILDING DIVISION
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for the building permit.
12. Permits required: A building permit application shall be required for the proposed addition
and trellis. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit.
13. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24-inches by 36-inches.
14. Special Inspections: When a special inspection is required by U.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 U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms fi:om
the Building Inspection Division Counter.
15. Non-point Source Pollution Control Program: 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" X 36") is available at the Building Division
service counter.
Conditions of Approval - Planning Commission Meeting of March 28, 2000
PLN 2000-07 - 125 South San Tomas Aquino Road
Page 3
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.
17. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption
clause shall be blue-line completed, City of Campbell "20%" exemption form on submitted
construction plans. Form is available at the 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. New Beams: All beams described as new shall be demonstrated as appropriate for exterior
use and loads by a California Licensed Engineer.
20. Construction Mitigation Measures: The applicant shall implement measures to mitigate
construction impacts including the following:
1. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m.
weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on
Sundays and Holidays unless an exception is granted by the Building Official.
2. No pile driving is allowed for construction of the project.
3. All internal combustion engines for construction equipment used on the site will be
properly muffled and maintained.
4. All stationary noise generating construction equipment, such as air compressors and
portable power generator, will be located as far as practical from the existing
businesses.
5. All active construction areas shall be watered at least twice daily.
6. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the
site.
7. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and
staging areas at the construction site.
8. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public
streets as directed by the City Engineer.
9. Enclose, cover, water or apply soil binders to exposed stockpiles.
10. Install sandbags or other erosion control measures to prevent runoff to all roadways,
waterways or pubic walkways accessed by the public.
SANTA CLARA COUNTY FIRE DEPARTMENT:
21. Plans submitted for building permits shall comply with applicable provisions of the Fire
Code.
PUBLIC WORKS DEPARTMENT
Conditions of Approval - Planning Commission Meeting of March 28, 2000
PLN 2000-07 - 125 South San Tomas Aquino Road
Page 4
22. No Public Works Department requirements.
March 13, 2000
Planning Commission
City of Campbell
Subject: Trellis Car Wash
Dear Commissioners:
Trellis Car Wash is an Exterior Express which means that there are no customers waiting 30 to 45
minutes for the cars to be serviced. We take pride in the fact that we can service a car in less
than 5 minutes and people can get on with their lives. The cost of the highest level wash that we
call the GOLD Service is only $8.75 and people don't need to use coupons. If they choose to
vacuum or clean their interiors, we offer facilities to do so. We have invested nearly three
quarters of a million dollars in upgrades which include all new stainless steel, computer controlled,
state of the art, time tested equipment. Competent, mature staff is always available to assist
customers. We planned this to be something beyond the normal everyday car wash.
The name Trellis was chosen because of the proposed changes to the property with a small height
detector entrance trellis, a personnel shading trellis at the cottage and trellis affixed to the main
building to break up the massive expanse of 18 foot high by 100 foot long walls and auto shop
bay doors. It is not an overwhelming amount of trellis, just enough to give a visually pleasing
appearance for the neighborhood. We are also proposing to incorporate a 3 foot high fence with
arbor to 5 ~ feet to shield the large number of cars parked on the lot awaiting servicing by the
auto center. Only the front grills and hoods will be shielded, not the windows or tops. Vans and
SUVs will be plainly seen.
We have already removed the rodent infested ivy and dead plant landscaping and replaced it with
sodded lawn. Trees have been trimmed on our property to enhance their character and growth.
The buildings have been painted per the planners request that we match the colors to the
Kirkwood Shopping Center; so we hired the Kirkwood architect as our color consultant and used
his recommendations.
We have met with the city planners and the surrounding businesses and have their completff.. ~'
support. We feel that this image will upgrade the neighborhood, make a visually pleasing a~o
center, contribute to Campbell's reputation, and be a Value to this community for Quick, Low
Priced, Quality washes.
S~nc//~ely, 2
Way, I;~ C. Johnson'
RECEIVED
CITY OF CAUP £LL
PLANNING DEPT,
CITY OF CAMPBELL
Community Development Department · Current Planning
March 10, 2000
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, March 28, 2000, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to
consider the application of Mr. Wayne Johnson for a Modification (PLN2000-07) to a
previously-approved Conditional Use Permit (UP 70-03) to allow the remodel of an
existing car wash on property located at 125 S. San Tomas Aquino Road in a C-2-S
(General Commercial) 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
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2000-07
Address: 125 S. San Tomas Aquino Road
70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790
~.0¥ ' c'4,~'X)'
CITY OF CAMPBELL
Community Development Department · Current Planning
March 9, 2000
Re: PLN2000-07 - 125 S. San Tomas Aquino Road
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, March 14, 2000
Time: 6:20 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, March 28, 2000
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,
Darcy Smith
Planner I
CCi
Wayne Johnson (Applicant)
13877 Upper Hill Court
Saratoga, CA 95070-5332
Kirkorian Enterprises (Property Owners)
1630 W. Campbell Avenue
Campbell, CA 95008
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790
February 17, 2000
Wayne Johnson
13877 Upper Hill Court
Saratoga, CA 95070-5332
CITY OF CAMPBELL
Community Development Department
Re:
PLN 99-15 Modification to Existing Conditional Use Permit (Kirkwood Car Wash)
125 San Tomas Aquino Road
Dear Mr. Johnson:
The Planning Division has reviewed your plan submittal of January 19, 2000 for a modification to a
previously approvtd conditional use permit to allow the remodel of an existing car wash on the'referenced
property. Based upon this review and the submittal requirements your application has been deemed
incomplete. Prior to placing an application on the Site and Architectural Review Committee and Planning
Commission agendas an application must be accepted as complete. The following information is
necessary to complete the application:
1. Plans
Identify the other uses on the~property on the site plan. The site plan for the proposed
project should provide the same detail as the existing site plan and include the entire
parcel like the existing site plan, or reference the existing site plan for detail.
· Include elevations of the project and trellis details from all four sides indicating the
dimensions of all buildings, and height of all buildings.
2. Circulation - Indicate the circulation for the car wash, as well as designated dry-off or detailing
areas. Identify egress/ingress.
3. Fence - the proposed fence will impede circulation through the parking lot to the south and north
of the car wash building. A decorative lattice fence may be appropriate if it is located only wi.thin
the existing planters near the car wash waiting area.
4. Parking and Loading - Indicate dimension of spaces and aisles as specified in Chapter 21.50 of
the Campbell Municipal Code. Indicate handicapped spaces, signs, and adjacent handicapped
loading area. Indicate the existing number of handicapped spaces and the amount required.
5. Landscaping - Indicate proposed landscaping as well as the existing tree trunk diameter, tree drip
line, and tree type.
6. Lighting - Indicate existing and proposed locations and types of lighting.
7. Business Description - Provide a typed summary of the hours of operation, services offered, stack
and que times, and the number of employees per shift.
Please do not hesitate to contact me at 408 866-2193, if you wish to discuss these items or need any
clarification regarding the requested information.
Sincerely,
DarK/
Darcy Smith
Planner I
CC.
Sharon Fierro, Interim Community Development Director
James Chou, Architect
70 North First Street - Campbell, California 95OO8.1423 - TEL 408.866.2130 · FAX 408.866.8381 - TDD 408.866.2790