Reinstatement of Site App-1999W. JEFFREY HElD
LIC. NO. 2235
LANDSCAPE ARCHITECT
IRRIGATION CONSULTANT
(408) 867-8859
Fax (408) 867-3750
January 24, 2000
To: City of Campbell
Re: DemPro Project
2205 Winchester Blvd.
Change in Proposed Tree Variety
The currem plan calls for (4) Sequoia or Redwood trees along the rear property line.
These trees are to be changed to Tristania conferta, or Brisbane Box.
In addition begining from the back of the property, the last (2) trees along the south
property line are to be changed from a tree form Oleandar to also the Tristania conferta.
The remaining proposed Oleandar are to remain unchanged.
Tree size to be 15 gallon.
~e,~e I-~eid directed to this office at 408 867-8859.
14630 BIG BASIN WAY · SARATOGA, CALIFORNIA 95070
2828 AielloAve. Suite B
San Jose, CA 95111
CA Lic. 713872
408.360-8500
FAX: 408-360-8512
October 27, 1999
Re: New fence to be constructed between you and futura Dent pro building
The City of Campbell is requiring us to have your signature, indicating that you have approved the
fence that you picked out in June of this year. I have attached a copy of the letter sent to you on June
16~, restating the decisions you agreed upon. Also, attached is a picture of the fence you picked out. If
you could please sign below and return to us at the above address ASAP, it would be greatly
appreciated.
I agree to the selection of the Slumpstone sound and screen wall, made by Sierra Precast, Inc. It
v~ll be 8 feet above our ~isting grade.
',~,v' , ~- ? / ~.;~ ~ date
Sincerely,
Robert Poulin
Project Manager
10-29-1999 ll:44AM FROM Rusciano Construction Co. TO 917172258003 P.03
~Jo#. C~ e6111
F~(: 4oe.3eo.4612
I~: New fence to be qOni~'ucted between you and future Dent pro building
appreciated.
I agree to the selection ~ the $1umpstone sound and ~creen wall, made by Sierra Precast, Inc. It
will be 8 feet abo ~v~. our existing grade..
Sincerely,
Robot Pou~
Project Manager
July 22, 1999
CITY OF CAMPBELL
City Clerk's Office
Mr. Roger Scala
6570 Pfeiffer Ranch Road
San Jose, CA 95120
Dear Mr. Scala:
At the regular meeting of July 20, 1999, the City Council held a Public Hearing to consider an
Appeal, filed by Monique Ernst, of the Planning Commission approval of a Reinstatement
(R99-02) of a previous approval of a Site and Architectural Review Permit (S96-12) to allow
the construction of a commercial building, and of a Use Permit (U96-13) for the operation of a
specialty autobody repair business on property located at 2205 Winchester Boulevard.
· After due consideration and discussion, the City Council adopted Resolution No. 9562 denying
the appeal and upholding the Planning Commission approval. Please find a certified copy of
this Resolution attached for your records.
Please do not hesitate to cOntact this office (866-2117) or Barbara Ryan, Planner I, should you
have any questions in regard to the City Council's action.
Sincerely,
City Clerk
cc. Barbara Ryan, Planner I
70 North First Street · Campbell, California 95008.1423 · T~L 408.866.2117 · r^x 408.374.6889 · TDD 408.866.2790
July 22, 1999
CITY OF CAMPBELL
City Clerk's Office
Ms. Monique Ernst
1009 Mallard Ridge Cour~
San Jose, CA 95120
Dear Ms. Ernst:
At the regular meeting of
your Appeal of the Planni
approval of a Site and ArC
commercial building, and,
repair business on prope~
Uly 20, 1999, the City Council held a Public Hearing to consider
g Commission approval of a Reinstatement (R99-02) of a previous
xitectural Review Permit (S96-12) to allow the construction of a
if a Use Permit (U96-13) for the operation of a specialty autobody
located at 2205 Winchester Boulevard.
-After due consideration an
the appeal and upholding fi
this Resolution attached fo:
Please do not hesitate to c~ntact this office (866-2117) or Barbara Ryan, Planner I, should you
have any questions in regard to the City Council's action.
discussion, the City Council adopted Resolution No. 9562 denying
e Planning Commission approval. Please fred a certified copy of
your records.
Sincerely,
Anne Bybee
City Clerk
cc. Barbara Ryan, Plannez I
70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2117 - F^X 408.374.6889 · TDD 408.866.2790
To:
From:
Date:
Subject:
Ju~ 21
Appeal
approvl
constru
the ope
Winche
At the regular meetint
consider an Appeal,
Reinstatemem (R99-0:
Permit (S96-12) to all,
(UP96-13) for the ope
at 2205 Winchester
After due consideratic
denying the appeal of
approval.
Please find a certified
copy of the letters wri
MEMORANDUM
· Ryan, Planner I
~sley
City Clerk
1999
PC approval of a Reinstatement (R99-02) of a previous
tl of a Site and Architectural Review Permit (S96-12) to allow
:tion of a commercial building and a Use Permit (UP96-13) for
ration of a specialty autobody repair business located at 2205
stet Blvd.
of July 20, 1999, the City Council held a Public Hearing to
.ed by Monique Ernst, of the Planning Commission approval of a
'.) of a previous approval of a Site and Architectural Review
)w the construction of a commercial building and of a Use Permit
ration of a specialty autobody repair business on property located
~ulevard.
n and discussion, the City Council adopted Resolution No. 9562
Reinstatemem (R99-02) and upholding the Planning Commission
copy of this Resolution attached for your records, together with a
tten to the applicant and appellant.
BEING A RES
CAMPBELL
PLANNING
REINSTATEM
AND ARCHIT]
CONSTRUCTI~
CONDITIONAl
BODY REPAI
RESOLUTION NO. 9562
3LUTION OF THE CITY COUNCIL OF THE CITY OF
)ENYING THE APPEAL AND UPHOLDING THE
COMMISSION DECISION APPROVING A
~NT (R 99-02) OF A PREVIOUSLY-APPROVED SITE
',CTURAL REVIEW PERMIT (S 96-12) TO ALLOW THE
)N OF A COMMERCIAL BUILDING AND FOR A
USE PERMIT (UP 96-13) TO OPERATE AN AUTO
BUSINESS ON PROPERTY LOCATED AT 2205
WINCHESTER BOULEVARD IN A C-2-S (GENERAL COMMERCIAL)
ZONING DISTRICT._ APPLICATION OF MR. ROGER SCALA. FILE NO.
R 99-02 (S 96-12/UP 96-13).
/
After notification and pt~blic heating, as specified by law, and after presentation by the
Community Development )irector, proponents and opponents, the heating was closed.
After due consideration o!all evidence presented, the City Council did find as follows with
respect to application R 99.02 (S 96-12/UP 96-13):
There have been no ~:hanges in the General Plan and the zoning of the property since the
previous approval of'Jae project.
There have been no changes in the development standards or regulations which would
wan'ant change to th~~, conditions of approval, other than the request for a reinstatement of
the previously-approx ed permits.
/
The applicant is requesting the reinstatement to facilitate the completion of the
project.
/
Auto repair facilities ;tre permitted in the C-2-S Zoning District subject to the approval of a
conditional use permit
'1.
o
5. The particular type o
engage in work which
6. The business is not op~
7. The block wall and
attenuation and priva~
8. Vehicle doorways are
byway. Tree landscap
from adjacent building
Based upon the foregoing fi
vehicle repair business for which this permit is approved does not
noisy or which produces odors, i.e. no pounding, sanding or painting.
m during evenings, nor on Sundays.
:ecs adjacent to the residentially zoned properties will provide noise
I.
located so there is no view into the auto repair area from the public
lng and building orientation will also prevent view of the auto repair
$.
ndings of fact, the City Council further finds and concludes that:
City Council Resolution
R 99-02 (S 96-12/UP 96-13) - 2205 S. Winchester Boulevard -- DentPro
Page 2
1. The proposed project is consistent with the General Plan and the local zoning ordinance.
The proposed project as conditioned will aid in the harmonious development of the
immediate area.
o
The establishment, maintenance or operation of the use applied for will not be detrimental
to the 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.
The proposed site is of adequate shape and size to accommodate the yards, walls, fences,
screening, landscaping and other development features required in order to integrate said use
with uses in the surrounding area.
5. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate;
6. The proposed use is cOmpatible with the uses in the area.
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:
Conditions of Approval for the Reinstatement of S 96-12:
Approved Project
allowing for the
Winchester Boule
prepared by Ger~r
Conditions of Apt
Development Ap
Architectural App
the Planning Corn
approval for cons
one year from the
Approval is granted for a Site and Architectural Review Permit
',onstmction of a commercial building on property located at 2205
yard. Project approval shall substantially comply with project plans
· d Patrick McGee, copyright 1999, except as modified herein in the
roval.
3roval Expiration: The Reinstatement (R99-02) of the Site and
roval (S 96-12) for this project is valid for a period of one year from
xfission approval and shall expire on June 22, 2000. All conditions of
~.ruction and landscaping specified herein must be completed within
:late of approval or the Approval shall be void.
City Council Resolution
R 99-02 (S 96-12/UP 96-1~) - 2205 S. Winchester Boulevard -- DentPro
Page 3
o
Rooftop Utilities Screened: No utilities shall be placed on the roof which are not
screened from vie'~ from the public right-of-way, or from adjacent properties by the roof
parapet, or by oth~..r architectural means approved by the Planning Department.
Signage: Sign per,nits are required for all signs proposed. Approval of a Sign Exception
is required by thl Planning Commission for more than one wall sign and one
standing sign.
Standard Street In ~rovements: Prior to issuance of any building permits for the site,
the applicant shal prepare plans, pay fees, post securities, and provide insurance as
required to obtain' an encroachment permit to construct public street improvements as
required by the City Engineer. Public street improvement plans shall be prepared by a
registered Civil l~ngineer licensed in the State of California, and shall include the
following:
Bo
Co
Removal of e:qisting
property fronta ge.
Installation of
irrigation syste
Relocation of'0
Collection of a
Winchester Bo~
Prior to issuan,
by the encroa¢
and the applic~
curb, gutter, two driveways, and sidewalk across the complete
new curb, gutter 10' sidewalk, driveway, street trees, tree wells and
I1.
~ater meter and sewer cleanout to back of sidewalk (property line).
ll on-site drainage and convey underground to existing storm line in
flevard.
:e of occupancy for the site, all public street improvements required
unent permit must be completed and accepted by the City Engineer
~t must provide the one-year maintenance security.
Storm Drain Area Fee: Prior to issuance of any building permits for the site, the
applicant shall pay the required storm drain area fee of $2,500.
Grading and Drain ~ge Plan: Prior to issuance of any building permits for the site, the
applicant shall co~duct on- and off-site hydrology studies, and provide hydraulic
calculations, as nec essary, prepare grading and drainage plans, and pay fees required to
obtain necessary g]'ading permits. Structural calculations are required for all proposed
retaining walls. Stcrm drainage facilities shall be designed to accommodate the 1 O-year
design frequency ~,torm. Runoff shall be collected on-site and conveyed under the
sidewalk through t[.e curb face to the gutter. The City will provide a detail for the under
sidewalk drain. Th{ plan shall include on-site opportunities to divert surface water into
landscape planter areas to percolate into the soil rather than discharge into the street.
City Council Resolution
R 99-02 (S 96-12/UP 96-~3) - 2205 S. Winchester Boulevard -- DentPro
Page 4
o
Landscaping: A Landscape plan shall be submitted for review by the Community
Development D~:ector, under advisement by the City's Landscape Advisor. The plan
shall include eve~'green trees, of a minimum 24" box size, to ultimately form a solid row
of greenery alon~ the west and south property lines, from a point approximately 15'
from the front property line. The landscaping shall also screen any utilities which are
visible from the public fight-of-way and from adjacent properties.
Shared Access: i
Prior to issuance ~f a building permit, applicant shall record a covenant running with the
land, obligating ~he existing and future property owner to provide reciprocal driveway
access easement~to the properties immediately to the north and south.
Dedication: The ~wner shall dedicate additional right-of-way, as necessary, to create
~0~ ~ic stre~lt fight-of-way from face of curb to property line.
10.
Conditions of Approval fo
Approved Project:
auto body repair
operation shall sul
the architect staterr
Project constructim
Patrick McGee, cz
Approval.
o
Development Appr
approval (UP 96-1
Commission apprr
specified herein, or
date of approval, or
the Reinstatement of UP 96-13:
pproval is granted for a Use Permit allowing for the operation of an
hcility on property located at 2205 Winchester Boulevard. The
;tantially comply with the description of the business as outlined in
ent and the company brochure (no pounding, painting or sanding).
shall substantially comply with project plans prepared by Gerard
pyright 1999, except as modified herein in the Conditions of
vval Expiration: The Reinstatement (R 99-02) of the Use Permit
for this project is valid for a period of one year from the Planning
al. All conditions of approval for construction and landscaping
in (R 99-02) S 96-12, must be completed within one year from the
the Use permit shall be void.
Noise, Odor, Offer ~ive Nusiances: Noise generated by the business shall not exceed 65
dbA as measured feet' inside the adjacent residentially zoned properties. Pneumatic
tools, hammering, and spray painting shall not be permitted unless approved by a
modification to thi~ >ermit. Approval of such modification might include a requirement
that doors remain c~sed, except at the very time vehicles are entering or leaving the
building. No activ :s shall take place which are offensive to the adjacent neighbors by
reason of odor, fumes, dust, glare, smoke, steam, vibration or similar disturbances.
City Council Resolution
R 99-02 (S 96-12/UP 96-13) -2205 S. Winchester Boulevard -- DentPro
Page 5
Outside Uses: Permitted uses outside the building are limited to the daily parking of
employee and cust.~mer vehicles. There shall be no outside storage of vehicles overnight.
No repair of veh!cles is permitted outside of the building. No outside storage is
permitted, except fOr trash within the trash enclosure.
No Parking on Pul:.lic Streets: Vehicles serviced or waiting to be serviced shall not be
parked on public st;eets.
o
Landscaping: Land
landscaping which
Hours: Hours of op
5 p.m. Saturdays.
Hazardous Materiils Storage: The applicant shall
Hazardous Material.s and Storage requirements.
Directional Sign: ~
customers to the re~
PASSED AND ADOPTE
vote:
COUNCIL
COUNCIL
COUNCIL
COUNCIL
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST'
scaping shall be maintained in a healthy and weed free manner. Any
dies shall be replaced by the same type of landscaping.
eration shall not extend beyond 7 a.m. - 8 p.m. weekdays, and 8 a.m. -
comply with the Fire Department
tpplicant shall install a directional sign at the front driveway directing
tr parking lot.
D this 20th day of Jul,/- , 1999, by the following roll call
MEMBERS: Dougherty, Kennedy,
MEMBERS: None
MEMBERS: watson, Dean
MEMBERS: None
APPROVED:
An~ Bybee, ,Cit~ Clerk
Furtado
Daniel E. Furtado, Mayor
OBREO'I'
o~
Council
Report
TITLE
Appeal of the Planning
approval of a Site and A
commercial building and,
repair business on propert~
RECOMMENDATION
The City Council take one
1. Adopt a Resolution d
Commission approval
2. Adopt a Resolution
the Site and Architect~
BACKGROUND
On December 10, 1996, th
Site and Architectural app:
Winchester Boulevard on
which repairs small dings
once financing had been
Commission granted the re
The type of autobody rep;
which occur from the open
of vehicles are from the
pounding, grinding, or sm
specially designed for the
usually gained from the wi
off site at customers' homl
the owner.
An appeal was filed on
south. The appellant is ct
building on the lot will
southbound on Wincheste~
parking lot because the ne,
parking behind a building
ITEM NO:
CATEGORY:
MEETING DATE:
10.
Public Hearing
July 20, 1999
2ommission approval of a Reinstatement (R99-02) of a previous
:chitectural Review Permit (S96-12) to allow the construction of a
>f a Use Permit CTJ96-13) for the operation of a specialty autobody
located at 2205 Winchester Boulevard.
of the following actions in regard to the Appeal filed by the applicant:
raying the appeal of R.99-02, and upholding the Planning
pholding the appeal of R99-02, and denying the Reinstatement of
ual Review Permit (S 96-12) and the Use Permit (1.196-13)..
~ Planning Commission adopted Resolutions 3060 and 3061 granting
· oval for a one-story, 2,500 square foot commercial building at 2205
10,640 square foot lot; and for the operation of an autobody business
md dents. The applicant applied for a reinstatement of these permits,
~btained for the construction, and on June 22, 1999, the Planning
[nstatement (Resolution 3230).
fir conducted is limited to the repair of minor dents, such as those
ing of car doors in parking lots. Due to the type of repair, the majority
high-end of the vehicle market. The operation does not revolve
tding, or the use of filler or spray paint. Small hand instruments
purpose are used to push the dents out fi.om the inside, with access
ndow cavity. The majority of the work will continue to be conducted
,'s, with only one repairperson and one office person at this site, with
ae 23, 1999, by one of the owners of the commercial property to the
,ncemed about two aspects of the proposal: 1) the location of the
partially block the view of her building to customers traveling
Boulevard; and 2)that customers to the new building may use her
v parking area is not highly visible. She also stated that she believes
~ unsafe.
City Council Report - July 20, 1999
2205 Winchester Boulev~
Page 2
ANALYSIS
Location of the Building
An analysis of the locat:
between Campbell Avenu,
of the lot, while 6 are locl
will continue the predomh
The location of the buildix
with highly visible storefi
potential customers, and
buildings are highlighte~
community. Within Camp
both of which have a dit
pattern along Hamilton 3
downtown and continuing
are single destination, hig]
buildings set back fi.om t
arterials. "Main Street Art
located close to the street,
fronts.
A review of the location o
building will be visible to
common property line. Tt
the view such as landscapi
on other applications to prc
Parking Location and Size
As noted, the predominate
buildings to the front of th,
building to the foregroun(
visually designates the park
The applicant states that w~
car into the shop for exami
it would be unlikely for tl
Planning Commission din
driveway for DentPro cusl
vehicles, with up to 6 being
have 2 employees on site ~
portion of the business is c,
take their trucks home with
~d~Appeal ofR99-02
on of commercial buildings on Winchester Boulevard in the area,
and E1 Caminto Avenue indicates that 19 are located toward the front
[ted toward the rear, with parking in the front. The proposed building
rate pattern of buildings in this area of Winchester Boulevard.
tg toward the street will also offer a commercial presence on the street
ont windows. Such a location brings the business to the attention of
imits the need for pole signs. The architectural style and detail of
when located near the street, thereby providing identity to the
bell there are two areas of distinct types of commercial development,
erent identity and market. "Big box businesses" is the development
7enue, whereas "Main Street America" is the style and pattern in the
through this section of Winchester Boulevard. "Big box businesses"
l-volume retailers (such as Frys and Home Depot), which have large
he street, with large parking lots in front, located on high volume
erica" businesses are part of a shopping district in which buildings are
3roviding a flame for the street and attracting customers by their store
'the proposed new building indicates that the center of the appellant's
southbound potential customers from a point 100 feet south of the
tis analysis does not include other potential items which could block
ag, street trees, or other vehicles. The City has not made it a practice
tect any view corridor across adjacent property.
>attern of development in this area of Winchester Boulevard locates
lot, with parking behind and/or to the side. This not only brings the
but due to the parking area entry being alongside the building,
ng area as belonging to that business.
,rk is on an appointment basis, and customers are directed to drive the
ration and an estimate. As this business involves working on the car,
e customer to park offsite. To address the neighbor's concerns, the
~cted staff and the applicant to provide a directional sign at the
omers. The business is arranged to provide parking outside for 8
able to be accommodated inside the building. The applicant plans to
x~d to use the front of the building for his personal office. A larger
Inducted off site at customers' homes, and employees are directed to
them at night.
!
City Council Report - July 20, 1999
2205 Winchester Bouleva-d--Appeal of R99-02
Page 3
The safety of the parking
area will be enclosed with:
be open only during the
is not aware of any sign
located.
Other
The original project was al
main aspects which the P1
whether circumstances in
Commission found that th~
FISCAL IMPACTS
The approval of this applic
ALTERNATIVES
1. Adopt a Resolution
to the Planning Co
approval of the use,
2. Continue the item fox additional information.
Attachments:
1. Draft City Council Res
2. Draft City Council Res
3. Planning Commission
4. Draft Planning Commi:
5. Planning Commission
6. Planning Commission
7. Planning Commission
8. Planning Commission
9. Letter of Appeal
10. Location Map
Stev~ ~'~asecki, 12~mmunity Development Director
APPROVED BY:
Berrl
~rea for employees and customers is not believed to be an issue, as the
n the walls along property lines and the building, and the business will
~ytime with the parking area being visible to the employees. Als%
ificant problems associated with other businesses that are similarly
~proved by the Planning Commission in December of 1996. One of the
tuning Commission focuses upon in the review for a Reinstatement is
the area, and the aspects of the project have changed. The Planning
~'y had not.
ation presented herein will not result in fiscal impacts to the City.
pholding the appeal of R99-02, and redirecting the application back
unission for reconsideration of the design or conditions for the
ith direction provided to the applicant on the changes.
>lution Denying the Appeal
>lution Upholding the Appeal
>,esolution Nos. 3230
;sion Minutes of June 22, 1999
;taffReport dated June 22, 1999
~esolutions 3060 and 3061 for original approvals.
elinutes of December 10, 1996
;taffReport of December 10, 1996
~City Manager
Cc
June 24, 1999
Roger Scala
6570 Pfeiffer Ranch
San Jose, CA 95120
Re: R 99-02 - 22¢
Dear Applicant:
Please be advised th~
Resolution No. 3230
and Architectural Ri
building and Conditi
on the above-referen,
The Planning Comr
Clerk. Therefore, a
1999, to consider the
me at (408) 866-214
Sincerely,
Planner I
CITY OF CAMPBELL
mmunity Development Department · Current Planning
~oad
5 Winchester Boulevard -- De~:tPro
at its meeting of June 22, 1999, the Planning Commission adopted
approving a Reinstatement (R 99-02) of a previously-approved Site
~view Permit (S 96-12) to allow the construction of a commercial
onal Use Permit (UP 96-13) to operate an auto body repair business
:ed property.
~ission decision has already been appealed in writing to the City
heating before the City Council will be held on Tuesday, July 20,
appeal. If you have any questions, please do not hesitate to contact
).
Frank Mills, Building Department
Chris Vearg~son, County Fire
Harold Houlley, Public Works Department
Harold Lewis, Property Owner, P.O. Box 1599, E1 Dorado, CA 95623
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 ' FaX 408.866.8381 ' TDD 408.866.2790
BEING A RE',
CITY OF CA3
A PREVIOUS]
PERMIT (S
COMMERCIA/
(UP 96-13) T£
PROPERTY L(
2-S (GENERAl
MR. ROGER S
After notification and p~
Community Development
After due consideration o:
with respect to application
There have been no
previous approval ot
There have been nc
warrant change to t]
time.
3. The applicant is reqr
Auto repair facilitie,.
conditional use perrr
o
The particular type
engage in work whic
6. The business is not o
The block wall and
attenuation and priva
RESOLUTION NO. 3230
.OLUTION OF THE PLANNING COMMISSION OF THE
[PBELL APPROVING A REINSTATEMENT (R 99-02) OF
~Y-APPROVED SITE AND ARCHITECTURAL REVIEW
96-12) TO ALLOW THE CONSTRUCTION OF A
BUILDING AND FOR A CONDITIONAL USE PERMIT
OPERATE AN AUTO BODY REPAIR BUSINESS ON
CATED AT 2205 WINCHESTER BOULEVARD IN A C-
.COMMERCIAL) ZONING DISTRICT. APPLICATION OF
"~ALA. FILE NO. R 99-02 (S 96-12/UP 96-13).
ablic hearing, as specified by law, and after presentation by the
Director, proponents and opponents, the hearing was closed.
Jail evidence presented, the Planning Commission did find as follows
R 99-02 (S 96-12/up 96-13):
changes in the General Plan and the zoning of the property since the
'the project.
changes in the development standards or regulations which would
~e conditions of approval, other than the request for an extension of
.esting the extension of time to facilitate the completion of the project.
are permitted in the C-2-S Zoning District subject to the approval of a
t.
)f vehicle repair business for which this permit is approved does not
is noisy or which produces odors, i.e. no pounding, sanding or painting.
en during evenings, nor on Sundays.
trees adjacent to the residentially zoned properties will provide noise
:y.
8. Vehicle doorways ar~ located so there is no view into the auto repair area from the public
byway. Tree landscaping and building orientation will also prevent view of the auto repair
from adjacent buildir~gs.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
Planning Commission Re~
R 99-02 (S 96-12/UP 96-1
Page 2
The proposed project
The proposed proje,
immediate area.
The establishment, rr
to the health, safety
working in the neig
property and improve
4. The proposed site is
;olution No. 3230
3) - 2205 S. Winchester Boulevard -- DentPro
is consistent with the General Plan and the local zoning ordinance.
:t as conditioned will aid in the harmonious development of the
taintenance or operation of the use applied for will not be detrimental
peace, morals, comfort, or general welfare of persons residing or
hborhood of such proposed use, or be detrimental or injurious to
:ments in the neighborhood or to the general welfare of the City.
of adequate shape and size to accommodate the yards, walls, fences,
screening, landscaping and other development features required in order to integrate said use
with uses in the surrounding area.
!
The proposed site is ~dequately served by streets of sufficient capacity to carry the kind and
quantity of traffic sucl~ use would generate;
6. The proposed use is c~
The applicant is hereby n
following conditions in a(
California. The lead de
condition where necessar~
to comply with all appli¢
California that pertain to
Conditions of Approval
mpatible with the uses in the area.
otified, as part of this application, that he/she is required to meet the
:cordance with the ordinance of the City of Campbell and the State of
>artment with which the applicant will work is identified on each
i. Additionally, the applicant is hereby notified that he/she is required
able Codes or Ordinances of the City of Campbell and the State of
tis development and are not herein specified:
the Reinstatement of S 96-12:
Approved Projec Approval is granted for a Site and Architectural Review Permit
allowing for the construction of a commercial building on property located at 2205
Winchester Bouh~vard. Project approval shall substantially comply with project plans
prepared by Gerard Patrick McGee, copyright 1999, except as modified herein in the
Conditions of Apl >roval.
Development A >royal Expiration: The Reinstatement (R99-02) of the Site and
Architectural Ap 'oval (S 96-12) for this project is valid for a period of one year from
the Planning Con mission approval and shall expire on June 22, 2000. All conditions of
approval for com;truction and landscaping specified herein must be completed within
one year from th~ date of approval or the Approval shall be void.
Planning Commission Re
R 99-02 (S 96-12/UP 96-i
Page 3
o
o
~olution No. 3230
.3) - 2205 S. Winchester Boulevard -- DentPro
Rooftop Utilitie,, Screened: No utilities shall be placed on the roof which are not
screened from vi~,'w from the public right-of-way, or from adjacent properties by the roof
parapet, or by ot[ ~er architectural means approved by the Planning Department.
Signage: Sign p~:mits are required for all signs proposed. Approval of a Sign Exception
is required by ttte Planning Commission for more than one wall sign and one free-
standing sign.
Standard Street mprovements: Prior to issuance of any building permits for the site,
the applicant sh~Lll prepare plans, pay fees, post securities, and provide insurance as
required to obtain an encroachment permit to construct public street improvements as
required by the ;ity Engineer. Public street improvement plans shall be prepared by a
registered Civil Engineer licensed in the State of California, and shall include the
following:
:xisting curb, gutter, two driveways, and sidewalk across the complete
:age.
new curb, gutter 10' sidewalk, driveway, street trees, tree wells and
,'m.
'water meter and sewer cleanout to back of sidewalk (property line).
all on-site drainage and convey underground to existing storm line in
oulevard.
nce of occupancy for the site, all public street improvements required
~chment permit must be completed and accepted by the City Engineer
:ant must provide the one-year maintenance security.
Storm Drain Ar,,'a Fee: Prior to issuance of any building permits for the site, the
applicant shall pt y the required storm drain area fee of $2,500.
Grading and Drainage Plan: Prior to issuance of any building permits for the site, the
applicant shall :onduct on- and off-site hydrology studies, and provide hydraulic
calculations, as ~ ecessary, prepare grading and drainage plans, and pay fees required to
obtain necessary grading permits. Structural calculations are required for all proposed
retaining walls. ~}torm drainage facilities shall be designed to accommodate the 10-year
design frequenC}' storm. Runoff shall be collected on-site and conveyed under the
sidewalk throughthe curb face to the gutter. The City will provide a detail for the under
sidewalk drain. The plan shall include on-site oppommities to divert surface water into
landscape planter areas to percolate into the soil rather than discharge into the street.
A. Removal of~
property fron
B. Installation o
irrigation sys
C. Relocation ot
D. Collection of
Winchester 13
E. Prior to issua
by the encro,'
and the appli~
Planning Commission Re~olution No. 3230
R 99-02 (S 96-12/UP 96-~3) - 2205 S. Winchester Boulevard -- DentPro
Page 4 i
o
I Landscape plan shall be submitted for review by the Community
Landscaping: A~
Development Director, under advisement by the City's Landscape Advisor. The plan
shall include evergreen trees, of a minimum 24" box size, to ultimately form a solid row
of greenery along the west and south property lines, fi.om a point approximately 15'
fi.om the front property line. The landscaping shall also screen any utilities which are
visible from the public right-of-way and from adjacent properties.
9. Shared Access:
Prior to issuance )f a building permit, applicant shall record a covenant nmning with the
land, obligating he existing and future property owner to provide reciprocal driveway
access easements to the properties immediately to the north and south.
10. Dedication: The '>wner shall dedicate additional fight-of-way, as necessary, to create
10' of public stre~;t right-of-way from face of curb to property line.
Conditions of Approval fc r the Reinstatement of UP 96-13:
1. Approved Project: ~_pproval is granted for a Use Permit allowing for the operation of an
auto body repair facility on property located at 2205 Winchester Boulevard. The
operation shall sul~stantially comply with the description of the business as outlined in
the architect statement and the company brochure (no pounding, painting or sanding).
Project construction shall substantially comply with project plans prepared by Gerard
Patrick McGee, copyright 1999, except as modified herein in the Conditions of
Approval.
Development Approval Expiration: The Reinstatement (R 99-02) of the Use Permit
approval (UP 96-13) for this project is valid for a period of one year from the Planning
Commission approval. All conditions of approval for construction and landscaping
specified herein, or in (R 99-02) S 96-12, must be completed within one year from the
date of approval, Ol' the Use permit shall be void.
o
Noise, Odor, Offensive Nusiances: Noise generated by the business shall not exceed 65
dbA as measured feet' inside the adjacent residentially zoned properties. Pneumatic
tools, hammering, and spray painting shall not be permitted unless approved by a
modification to this permit. Approval of such modification might include a requirement
that doors remain Closed, except at the very time vehicles are entering or leaving the
building. No activites shall take place which are offensive to the adjacent neighbors by
reason of odor, fumes, dust, glare, smoke, steam, vibration or similar disturbances.
Planning Commission ReSolution No. 3230
R 99-02 (S 96-12/UP 96-13)- 2205 S. Winchester Boulevard--DentPro
Page 5
Outside Uses: Permitted uses outside the building are limited to the daily parking of
employee and custOmer vehicles. There shall be no outside storage of vehicles overnight.
No repair of vehicles is permitted outside of the building. No outside storage is
permitted, except fOr trash within the trash enclosure.
o
No Parking on Public Streets: Vehicles serviced or waiting to be serviced shall not be
parked on public streets.
Landscaping: Landscaping shall be maintained in a healthy and weed fi:ee manner. Any
landscaping which dies shall be replaced by the same type of landscaping.
Hours: Hours of operation shall not extend beyond 7 a.m. - 8 p.m. weekdays, and 8 a.m. -
5 p.m. Saturdays.
o
Hazardous Materials Storage: The applicant shall comply with the Fire Department
Hazardous Materials and Storage requirements.
PASSED AND ADOPTED this 22na day of June, 1999, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
CommissiOners:
Commissioners:
CommissiOners:
CommissiOners:
Francois, Gibbons, Hemandez, Keams, Lindstrom,
Lowe
Jones
None
None
APPROVED:
Brad Jones, Chair
ATTEST · ,
Steve Piasecki, Secretary
JUNE 23m), 1999
CITY OF CAMPBELL
CITY COUNCIL
(CITY CLERK)
70 N. FIRST ST.
CAMPBELL, CA 95008
C!'~Y CLERIC'S OFF!{:!~.
/o,,.,._ _
APPEALED FOR FILE NO: R-02(S 96-12/UP 96-13
2205 S. WINCHESTER BLVD
PLEASE SCHEDULE MY OPPOSITON ON YOUR NEXT CALENDAR AND
MAIL A NOTICE TO MY ADDRESS BELOW.
SINCERELY YOURS,
MONIQUE ERNST
1009 MALLARD RIDGE COURT
SAN JOSE, CA 95120
(408) 323-4966
City of Campbell
Planning Commission
70 N. First St.
Campbell, CA 95008
June 22, 1999
Dear Commissioners,
I am having a very difficult time understanding this city's policy regarding new
construction for this site. The mandate now appears to have the building nearest the
street and parking at the rear.
I am not sure of the purpose, the reason or even the common sense for such a policy, but
it presents some huge problems for my tenants and me. First, it blocks my building from
view when traveling Southbound on Winchester. My building is set back from the street
with parking in front. This, too, was a mandate from the city. Second, having parking at
the rear of a building presents some very real safety issues for patrons and employees
alike. Lastly, the two existing developed properties are both configured with the parking
near the front of the building. Providing continuity and consistency to the entire block
makes the most sense, both for business and for aesthetics.
The proposed building will have 7 parking spaces plus 1 handicapped space. With 4
employees plus the owner, where are the customers going to park? I suggest they will
find parking on my property. Because of the parking at the rear of the building, their
customers will miss the small driveway entrance and park at my location. I feel that once
they have parked, the result will be for an employee of Dent-Pro to return with the
customer to provide them an estimate, all in my parking lot. Please do not try to tell me it
won't happen, because it occurs every day at my property on Camden Ave. It is a daily
battle, with employees and customers of other businesses using our parking lot. There
are no parking spaces available, because their lots are full of automobiles needing repair.
If this becomes an issue at this location, I will employ a guard to patrol the parking area
and either charge the owner of Dent-Pro or the City of Campbell.
The owner of this Dent-Pro indicated these repairs take only 15 minutes. With two stalls
in which to work, that could mean 8 cars per hour or 64 in a day. There is not sufficient
space to handle this much traffic. Where are the remainders to park? I doubt the
feasibility of this operation.
This type of business belongs in a light industrial area, not next to retail businesses. The
Dent-Pro in San Jose ts in a more industrial area and is essentially just an office space.
Their customers are serviced by vans that come to your home or business. I believe this
particular Dent-Pro could do the same thing. Because once this building is constructed
with large roll-up garage doors, the only types of business it will attract are automotive.
If the City of Campbell were really interested in fashioning a more attractive street, it
certainly would not entertain businesses providing car and truck repair.
Having this building at the front of the lot will have a detrimental effect on my site and
my tenants. I have already had complaints from my tenants concerning the tall Italian
Cypress trees, which border the north side of my property. They were concerned that
their customers could not locate their stores. Image now, how they will react when they
learn that this oversized building will block the visibility of their businesses. In the long
mn, this will only make it more difficult for me to lease my retail space.
Monique Ernst
1009 Mallard Ridge Ct.
San Jose, CA 95120
Planning Commission Minutes of June 22, 1999 Page 5
Commissioner Lowe asked if signage is part of this proposal.
Ms. Barbara Ryan advised that signage would be addressed separately and is not a pan of this
proposal.
Commissioner Gibbons advised that the proposed wall will look much like the wall recently
installed at the Pulte Project at Hamilton and San Tomas Expressway. Asked about whether the
proposed plant material has been discussed with the neighbors.
Ms. Barbara replied that the landscaping has not been reviewed as of yet.
Commissioner Gibbons asked about site drainage.
Ms. Barbara Ryan advised that Public Works/Engineering is still considering drainage issues.
Commissioner Gibbons presented the Site and Architectural Review Committee report as
follows:
· SARC was supportive of the reinstatement. SARC wanted to ensure coordinating with
neighbors regarding issues such as the wall height and site drainage.
Chairman Jones opened the Public Hearing for Agenda Item No. 2
Ms. Monique Emst, 1009 Mallard Ridge Court, San Jose:
Advised that she owns the retail building adjacent to this proposed project.
· Questioned the City's reasoning for wanting the building to be situated at the front of the
property, near the street.
· Stated that such placement of the building would block her building from view.
· Expressed concem about safety when parking at the rear of a building rather than having the
parking visible from the street.
· Stated that the proposed parking is of concern with only seven regular spaces and one
handicapped space provided. Questioned where anyone else would park once four
employees and the owner have parked on this site.
Stated that this use belongs more in a Light Industrial area rather than within a Commercial
Zone.
· Stated that this use will have a detrimental impact on her building and tenants.
· Suggested changing the site design to include the building at the rear of the site and parking
in front. This would eliminate the need for a 20-foot wide driveway and would allow for
more parking on the site if the building is built at the front of the site.
· Stated that her proposal made common sense.
· Advised that she is faced with a daily battle on another property she owns on Camden
Avenue in San Jose. An adjacent auto use often parks in her parking lot and she has to chase
them away.
Planning Commission Minutes of June 22, 1999 Page 6
Commissioner Francois asked how she handles this problem on Camden.
Ms. Monique Ernst replied that she has had vehicles towed in the past however the towing
company with which she worked has dropped her contract because they lost money. Oftentimes,
once they arrived after being called to tow a car, the owner would have returned and removed the
car fi.om the premises.
Commissioner Francois suggested hiring a guard.
Ms. Monique Ernst stated that she did not want to pay that cost.
Ms. Linda Price, 91 Catalpa Lane:
Advised that she had a negative reaction when she received the hearing notice about this
project.
· Stated that there are already plenty of auto-related uses in the area and that the proposed use
is not a good one for this area.
· Said that most people with whom she has spoken regarding this proposal are not supportive
of this use.
Ms. Carolyn Small, Manager, Monique's Draperies, 2235 S. Winchester:
· Stated that she agrees with Ms. Ernst's concerns about the placement of the building on this
site.
· Said that they do not want to lose visibility of their location from the street.
· Advised that they have no objection to DentPro using the site but that the building should be
located to the rear of the property with parking at the front.
Commissioner Lowe stated that there are already existing sites in the vicinity with the building
placed at the front of the property and parking to the rear.
Mr. Roger Scala, Applicant:
· Stated that he has operated his business for the last nine years.
· Said that he understands the concerns expressed by the other speakers and said that he too
would be concerned about an auto-related use being installed near his home.
· Advised that his business includes about six to eight cars a day which will be worked upon
within the building. His use of this site will primarily be office use. There will be only two
employee cars.
· Said that his is a quiet and clean business. No noise will interfere with the surrounding area.
The goal traffic would be 20 to 25 cars per day and it will take time to develop that amount
of business.
Commissioner Francois asked whether the customer load is four to five cars per hour?
Planning Commission Minutes of June 22, 1999 Page 7
Mr. Roger Scala:
· Said that his San Jose location has six employees.
Each technician does a maximum of 10
cars per day. The work is performed off-site.
At his Redwood City location, which has been in operation for three years, they handle seven
to eight cars per day.
At the Las Vegas location, open for one and a half years, they serve three to four cars a day.
Commissioner Gibbons suggested that Mr. Scala describe his process, the fact that they send
technicians out to locations and that no paint is used nor components replaced.
Mr. Roger Scala advised that they take nothing apart. They go down the window to push dings
out of car doors. There are neither chemicals nor touch up paint used. Added that the vehicles
are not kept overnight. If on occasion a car is kept overnight, it would be stored within the
building for safety.
Commissioner Lowe asked where the service vans are stored.
Mr. Roger Scala advised that his employees drive the vans home each night. They may keep one
at this location but it too would be stored within his building.
Commissioner Keams asked why the project was delayed.
Mr. Roger Scala answered that getting his financing took longer and delayed the process.
Chairman Jones asked about the placement of the building on the property.
Mr. Roger Scala advised that the placement was at the suggestion of the City staff. He added
that it is his desire to be a good neighbor and that he does not intend to ruin the neighborhood.
Stated that he runs a quiet, clean business.
Mr. Steve Piasecki agreed that staff encouraged the placement of the building based upon design
standards. Advised that several buildings are already located fight at the street on Winchester
Boulevard. It is believed that storefronts are highly visible to traffic when so placed.
Chairman Jones asked when the property to the south was built.
Ms. Monique Ernst:
· Answered that the property was developed in 1976.
· Added that she cannot accommodate DentPro's customers with her parking spaces.
· Said that if he sets his building back on the site, he can include more parking spaces on his
property.
· Said that it would be aesthetically better if the building is located at the rear of the site with
parking at the front.
Planning Commission Minutes of June 22, 1999 Page 8
· Questioned why other projects in the City were recently improved and were allowed to
maintain parking at the front of the site with the building to the rear.
Commissioner Lowe asked about the brick proposed on the driveway and whether it was being
used to differentiate the driveway.
Ms. Barbara Ryan advised that there are entry pillars to highlight the driveway.
Ms. Carol Small stated that they are not opposed to DentPro but to the location of the building on
the site.
Commissioner Hemandez asked if a Condition of Approval can be added to prohibit parking on
the adjacent lot by this DentPro's customers.
Mr. Steve Piasecki advised that the applicant can be instructed to work with his customers.
Added that the proposed parking for this project meets code requirements.
Commissioner Lowe stated that he likes the proposed building and feels that it will be an
excellent addition for the City. Says that while he may have questions about the location of the
building, experts say that is the way site planning is going. Added that he would approve this
Reinstatement.
Chairman Jones asked for more information about the placement of the building on this site and
the reasoning behind the decision to place the building at the front of the property.
Mr. Steve Piasecki replied that this placement of the building, using attractive landscaping
between the new building and existing residential, also buffers the properties behind from this
use. The alternative would have a larger building pushed up against adjacent residential uses.
Added that the other shopping centers mentioned by Ms. Ernst were existing uses being
remodeled while this project is a new building on a vacant lot.
Commissioner Lowe wondered whether the building should be pushed back just far enough to
allow two consultation parking spaces in front.
Ms. Sharon Fierro, Senior Planner, suggested that one way to prevent parking on Ms. Ernst's lot
is to caution DentPro that they should not give estimates on any cars parked on his neighbor's
lot.
Commissioner Lowe sought clarification that the reason for the retail-like appearance of this
building is so that this building will lend itself to retail use should DentPro outgrow the location.
Mr. Steve Piasecki advised that this is correct.
Planning Commission Minutes of Sune 22, 1999 Page 9
Chairman Jones asked whether a traditional autobody shop could operate at this location in place
of DentPro.
Mr. Steve Piasecki replied that that was not possible in this zoning.
Mr. Roger Scala advised that customers come on an appointment basis to have the work
performed. Cars would need to be parked on his property in order to be serviced.
Chairman Jones closed the Public Heating for Agenda Item No. 2.
Chairman Jones suggested a Condition of Approval requiring that all estimates be performed on
this property.
Commissioner Lowe questioned how this could be enforced.
Mr. Steve Piasecki stated that upon receipt of complaints, which staff would have to verify, this
approval could always come back before the Planning Commission to discuss the Use Permit.
Suggested a small parking directional sign to help direct DentPro customers to the property.
Commissioner Lowe suggested a Condition stating, "Applicant shall install directional sign at
the front driveway directing customers to the rear parking lot."
Motion:
Upon motion of Commissioner Lowe, seconded by Commissioner Francois,
the Planning Commission adopted Resolution No. 3230 granting the
Reinstatement of a previously-approved Site and Architectural Approval (S
96-12) and Conditional Use Permit (UP 96-13) to allow a commercial
building and auto-related use on property located at 2205 S. Winchester
Boulevard, with the added Condition that a directional sign be installed
directing customers to the rear parking lot, by the following roll call vote:
AYES: Francois, Gibbons, Hernandez, Kearns, Lindstrom, Lowe
NOES: Jones
ABSENT: None
ABSTAIN: None
This approval is final unless appealed in writing to the City Clerk within 10 days.
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
The written report of Mr. Steve Piasecki, Community Development Director, was accepted as
presented with the following additions:
· Advised that Council has approved a Park Program for the Winchester Drive-In Site.
· Informed that the City has hired a new Building Official, Mr. Bill Bruckart, who comes to
Campbell from the Town of Los Gatos.
ITEM NO. 2
STAFF REPORT - PLANNING COMMISSION MEETING OF
JUNE 22, 1999
R 99-02
Poulin, B.
Public Hearing to consider the application of Bob Poulin of Rusciano Construction, Inc.
on behalf of Roger Scala (DentPro) for approval of a Reinstatement (R99-02) of a
previously approved Site and Architectural Review Permit (S 96-12) to allow the
construction of a commercial building; and for a Conditional Use Permit (LIP 96-13) to
operate an auto body repair business on property located at 2205 Winchester Boulevard
in a C-2-S (General Commercial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. ADOPT a Resolution APPROVING the Reinstatement of the previously-approved Site and
Architectural Review Permit to allow the construction of a commercial building, subject to the
attached conditions; and of the previously-approved Use Permit application to operate an auto
body repair business, subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION:
1. An environmental assessment was previously conducted for the project. The initial study found
there would be no significant environmental impacts and the Planning Commission adopted a
Negative Declaration. There have been no changes since that time which would affect the results
of that study. Therefore, no further environmental action is required.
PROJECT DATA
Lot Area:
Gross
Net
Site Utilization
Building Coverage:
Total Building Area:
Floor Area Ratio:
Landscape Coverage:
Paving Coverage:
Parking
Required:
Provided:
Surrounding Uses:
North:
West:
South:
East:
.32 acres (13,790 sq.ft.)
.24 acres (10,640 sq. ft.)
23%
2,519 sq. ft.
.23
16% (1,656 sq. ft.)
61% (6,465 sq. ft.)
8 (auto service garage = 1:350 sq. ft.)
9
Residential fourplex (zoned C-2-S)
Single-family residential (zoned R- 1)
Multi-tenant commercial bldg (C-2-S)
Across Winchester Blvd, commercial building (C-2-S)
Staff Report for Planning Commission Meeting of June 22, 1999
R 99-02- 2205 Winchester Boulevard - DentPro
Page 2
DISCUSSION
Applicant's Proposal: The applicant is requesting Reinstatement of the previous approval of a Site and
Architectural Review Permit to allow the construction of a commercial building; and the previous
approval of a CUP to allow the operation of an auto body repair business at 2205 Winchester Boulevard.
This business specializes in the repair of minor dents and dings, like those which occur from the opening
of car doors in parking lots. The process uses no fillers, sanding or painting. Hours of operation would
not extend beyond 7 a.m. - 8 p.m. weekdays, and 8 a.m. - 5 p.m. Saturdays. The business will be closed
on Sundays.
Site Background: The site was previously developed with a single family house, which was removed
several years ago. Several non-native species of small trees and shrubs remain. The rear portion of the
site is lower than properties to the west and south.
ANALYSIS
General Plan Consistency: The General Plan designation for the site indicates commercial land uses
according to the Land Use Element of the General Plan. The proposed use of this property is consistent
with the commercial land use designation.
Zoning Consistency: The zoning designation for the site is C-2-S (General Commercial). Under section
21.24.030 of the Zoning Code, auto repair is permitted in the C-2-S Zone subject to the approval of a
conditional use permit. The proposal is consistent with the zoning designation, subject to approval of the
use permit.
Use: The type of auto body repair proposed is limited to small repairs, and does not use methods which
create the noise and odor of conventional auto body repair shops. The applicant states that he and his
employees do these repairs now both at the vehicle owners' residences and at auto dealers in Campbell
and surrounding communities. He points out that he has never had any complaints about noise or odor,
even when the work was conducted at owners' homes, due to the nature of the methods. Staff observed
the Redwood City DentPro and noted that the operation is quiet. The applicant states that the Redwood
City business uses spray paint, and that the Campbell business will not use spray paint.
Site Design: The site slopes from the front to the back. In order to obtain proper drainage, the plan
proposes a retaining wall planter along the west and south borders. The rear portion of the site was
previously approved to drain into an underground pipe to the street, and the front portion surface drain to
a side gutter, and then to the street. Public Works policy has changed since the end of 1996, when the
project was previously approved, to utilize sheet flow drainage whenever possible so as not to tear up
City streets to put in new drainage pipes. This policy change results in a greater amount of fill being
placed on the rear of lots, and the grade difference between lots resulting in 8 foot tall walls instead of 6
foot tall walls, as viewed from the lower adjacent lots.
One of the C-2 zone conditions of approval require installation of a minimum 6 foot high tall masonry
wall between the site and adjacent residential zoned properties for noise reduction. Trees are to line this
planter for privacy. Landscaping is also proposed in the front setback, including shrubbery to screen any
utility boxes, and two street trees. Planter urns on pedestals were proposed previously on either side of
Staff Report for Planning Commission Meeting of June 22, 1999
R 99-02 - 2205 Winchester Boulevard - DentPro
Page 3
the driveway entry. The applicant proposes to keep the driveway entry pedestals, but not the planter urns,
citing the likelihood of their becoming informal trash receptacles.
The City's Strategic Plan, Objective 3.6, is to "Improve community and neighborhood shopping districts
to accommodate the access and parking needs of Campbell businesses and residents, by requiring
consolidation of driveway curbcuts, and through access between parcels." The applicant
is willing to consolidate the access drives with both adjacent commercially zoned parcels, when feasible.
The building to the north, while zoned for commercial use, has a residential fourplex on it, constructed
in 1957. The proposed site design allows for through vehicular access whenever this adjacent parcel is
redeveloped with a commercial building. Conditions of approval include recordation of an agreement to
allow joint access with adjacent parcels, should this become available in the future.
Building Design: The location and appearance of the building is designed to allow a wider range of
future uses. The proposed building is a wood frame, stucco rectangle. Visual interest is provided by the
tower feature at the entry, and by stepping back the front building face. The windows are retail style
windows, and the side vehicle door will also be of glass, with an opening sized to be able to
accommodate a retail window should the use change in the future.
Signage: The elevations indicate two wall signs. The sign ordinance permits only one wall sign per street
frontage, plus one free-standing sign, unless a Sign Exception is filed for and granted by the Planning
Commission.
Parking: The nine parking spaces to be provided exceed by one space the number of spaces required by
the zoning code for an auto repair use. Some future retail use can be supported at this site by adding a
l0th space behind the building, if the rear garage door were removed.
Compatibility: Based on the characteristics of this business, staff is supportive of the proposed use,
subject to conditions of approval to ensure that the auto use will be compatible with the adjacent
residential uses. Conditions of approval have been prepared, and are attached for your review.
SITE AND ARCHITECTURAL REVIEW
The recent Site And Architectural Review Committee (SARC) meeting was held on June 8, 1999. A
quorum was not present and the comments forwarded are those of the one Committee member present.
Minor changes proposed by the applicant included the removal of the planter bowls on the pedestals on
either side of the driveway entry, and the narrowing of the entry sidewalk and increase in the front
landscaping area. The eight foot rear wall height was discussed and the aplpicant agreed to contact the
neighbors regarding the style of the wall. The applicant has talked with the neighbors regarding their
style preference for the wall since the SARC meeting.
The applicant brought up the possibility of changing the front face of the building by removal of the right
window in order to provide shear, but did not have any drawings to illustrate the proposal. The applicant
has talked with the structural engineer and believes that the provision of the shear may be accomplished
Report for Planning Commission Meeting of June 22, 1999
R 99-02 - 2205 Winchester Boulevard - DentPro
Page 4
by interior walls without affecting the Winchester Boulevard elevation. Staff feels that the removal of
the third window would unbalance the appearance of the building, and that any such major design staff
proposal should be prepared by the licensed architect who designed the building, and reviewed by the
City's Architectural Advisor.
Attachments:
1. Findings for Approval
2. Conditions of Approval
3. Exhibits
4. Environmental Assessment, Initial Study
5. Location Map
Submitted by:
Approved by:
ara Schoetz R2~an, l~lanner I
Sharon Fierro, Senior Planner
Attachment lA
FINDINGS FOR APPROVAL OF FILE NO. R 99-02(S 96-12)
ADDRESS: 2205 Winchester Boulevard
APPLICANT: Robert Poulin for Roger Scala (DentPro)
P.C. MEETING: June 22, 1999
Findings for Approval of a Site and Architectural Review Permit application to allow the
construction of a building and site improvements in a C-2-S zone.
The Planning Commission finds as follows with regard to File No. R 99-02 (S 96-12):
1. The proposed project is consistent with the C-2-S (General Commercial) requirements of the Zoning
Ordinance.
The proposed project has been reviewed subject to the standards and criteria in Section 21.42 of the
Zoning Code (Site and Architectural Review), and is found to be well designed and architecturally
compatible with the surrounding neighborhood.
3. The development of the property will result in a commercial building and requisite accouterments
which are consistent with the General Plan commercial designation for this area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
1. The proposed project is consistent with the General Plan and the City's zoning ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area.
Attachment lB
FINDINGS FOR APPROVAL OF FILE NO. R 99-02 (UP 96-13)
SITE ADDRESS: 2205 Winchester Boulevard
APPLICANT: Robert Poulin for Roger Scala (DentPro)
P.C. MEETING: June 22, 1999
Findings for Approval of a Use Permit application to allow for the operation of an auto body
repair facility.
The Planning Commission finds as follows with regard to File No. R 99-02 (UP 96-13):
1. Auto repair facilities are permitted in the C-2-S Zoning District subject to the approval of a
conditional use permit.
2. The particular type of vehicle repair business for which this permit is approved does not engage in
work which is noisy or which produces odors, i.e. no pounding, sanding or painting.
3. The business is not open during evenings, nor on Sundays.
4. The block wall and trees adjacent to the residentially zoned properties will provide noise attenuation
and privacy.
Vehicle doorways are located so there is no view into the auto repair area from the public byway.
Tree landscaping and building orientation will also prevent view of the auto repair from adjacent
buildings.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
1. The proposed project is consistent with the General Plan and the local zoning ordinance, and;
2. The proposed project as conditioned will aid in the harmonious development of the immediate area;
The establishment, maintenance or operation of the use applied for will not be detrimental to the
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.
The proposed site is of adequate shape and size to accommodate the yards, walls, fences, screening,
landscaping and other development features required in order to integrate said use with uses in the
surrounding area.
5. The proposed site is adequately served by streets of sufficient capacity to carry the kind and quantity
of traffic such use would generate;
6. The proposed use is compatible with the uses in the area.
CONDITIONS OF APPROVAL FOR FILE NO. R 99-02 (S 96-12)
SITE ADDRESS: 2205 Winchester Boulevard
APPLICANT: Robert Poulin for Roger Scala (DentPro)
P.C. MEETING: June 22, 1999
Attachment 2A
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the Ordinances of the City of Campbell and the State of
California. 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.
Approved Project: Approval is granted for a Site and Architectural Review Permit
allowing for the construction of a commercial building on property located at 2205
Winchester Boulevard. Project approval shall substantially comply with project plans
prepared by Gerard Patrick McGee, copyright 1999, except as modified herein in the
Conditions of Approval.
Development Approval Expiration: The Reinstatement (R99-02) of the Site and
Architectural Approval (S 96-12) for this project is valid for a period of one year from
the Planning Commission approval and shall expire on June 22, 2000. All conditions of
approval for construction and landscaping specified herein must be completed within one
year from the date of approval or the Approval shall be void.
o
o
o
Rooftop Utilities Screened: No utilities shall be placed on the roof which are not
screened from view from the public right-of-way, or from adjacent properties by the roof
parapet, or by other architectural means approved by the Planning Department.
Signage: Sign permits are required for all signs proposed. Approval of a Sign Exception
is required by the Planning Commission for more than one wall sign and one free-
standing sign.
Standard Street Improvements: Prior to issuance of any building permits for the site, the
applicant shall prepare plans, pay fees, post securities, and provide insurance as required
to obtain an encroachment permit to construct public street improvements as required by
the City Engineer. Public street improvement plans shall be prepared by a registered
Civil Engineer licensed in the State of California, and shall include the following:
A. Removal of existing curb, gutter, two driveways, and sidewalk across the complete
property frontage.
B. Installation of new curb, gutter 10' sidewalk, driveway, street trees, tree wells and
irrigation system.
C. Relocation of water meter and sewer cleanout to back of sidewalk (property line).
D. Collection of all on-site drainage and convey underground to existing storm line in
Winchester Boulevard.
Conditions of Approval
R 99-02 (S96-12) -- 2205 Winchester Boulevard - DentPro
Page 2
Eo
Prior to issuance of occupancy for the site, all public street improvements required by
the encroachment permit must be completed and accepted by the City Engineer and
the applicant must provide the one-year maintenance security.
Storm Drain Area Fee: Prior to issuance of any building permits for the site, the
applicant shall pay the required storm drain area fee of $2,500.
Grading and Drainage Plan: Prior to issuance of any building permits for the site, the
applicant shall conduct on- and off-site hydrology studies, and provide hydraulic
calculations, as necessary, prepare grading and drainage plans, and pay fees required to
obtain necessary grading permits. Structural calculations are required for all proposed
retaining walls. Storm drainage facilities shall be designed to accommodate the lO-year
design frequency storm. Runoff shall be collected on-site and conveyed under the
sidewalk through the curb face to the gutter. The City will provide a detail for the under
sidewalk drain. The plan shall include on-site opportunities to divert surface water into
landscape planter areas to percolate into the soil rather than discharge into the street.
Landscaping: A Landscape plan shall be submitted for review by the Community
Development Director, under advisement by the City's Landscape Advisor. The plan
shall include evergreen trees, of a minimum 24" box size, to ultimately form a solid row
of greenery along the west and south property lines, from a point approximately 15' from
the front property line. The landscaping shall also screen any utilities which are visible
from the public right-of-way and from adjacent properties.
Shared Access:
Prior to issuance of a building permit, applicant shall record a covenant running with the
land, obligating the existing and future property owner to provide reciprocal driveway
access easements to the properties immediately to the north and south.
10.
Dedication: The owner shall dedicate additional right-of-way, as necessary, to create
10' of public street right-of-way from face of curb to property line.
CONDITIONS OF APPROVAL FOR FILE NO. R 99-02 (UP 96-13)
SITE ADDRESS: 2205 Winchester Boulevard
APPLICANT: Robert Poulin for Roger Scala (DentPro)
P.C. MEETING: June 22, 1999
Attachment 2B
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the Ordinances of the City of Campbell and the State of
California. 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.
Approved Project: Approval is granted for a Use Permit allowing for the operation of an auto
body repair facility on property located at 2205 Winchester Boulevard. The operation shall
substantially comply with the description of the business as outlined in the architect
statement and the company brochure (no pounding, painting or sanding). Project
construction shall substantially comply with project plans prepared by Gerard Patrick
McGee, copyright 1999, except as modified herein in the Conditions of Approval.
Development Approval Expiration: The Reinstatement (R 99-02) of the Use Permit approval
(UP 96-13) for this project is valid for a period of one year from the Planning Commission
approval. All conditions of approval for construction and landscaping specified herein, or in
(R 99-02) S 96-12, must be completed within one year from the date of approval, or the Use
permit shall be void.
o
Noise, Odor, Offensive Nusiances: Noise generated by the business shall not exceed 65 dbA
as measured feet' inside the adjacent residentially zoned properties. Pneumatic tools,
hammering, and spray painting shall not be permitted unless approved by a modification to
this permit. Approval of such modification might include a requirement that doors remain
closed, except at the very time vehicles are entering or leaving the building. No activites
shall take place which are offensive to the adjacent neighbors by reason of odor, fumes, dust,
glare, smoke, steam, vibration or similar disturbances.
Outside Uses: Permitted uses outside the building are limited to the daily parking of
employee and customer vehicles. There shall be no outside storage of vehicles overnight. No
repair of vehicles is permitted outside of the building. No outside storage is permitted,
except for trash within the trash enclosure.
No Parking on Public Streets: Vehicles serviced or waiting to be serviced shall not be
parked on public streets.
Landscaping: Landscaping shall be maintained in a healthy and weed free manner. Any
landscaping which dies shall be replaced by the same type of landscaping.
Hours: Hours of operation shall not extend beyond 7 a.m. - 8 p.m. weekdays, and 8 a.m. - 5
p.m. Saturdays.
Hazardous Materials Storage: The applicant shall comply with the Fire Department
Hazardous Materials and Storage requirements.
GERARD PATRICK MCGEE
ARCHITECT
176 Town¢ Terrace # 7
Los Gatos, CA 95030
(408) 395-5814
WRITTEN STATEMENT FOR 2205 WINCHESTER BOULEVARD
The applicant, Roger Scala, proposes an operation that removes minor dents from
cars. The process by which this is accomplished does not require pounding or
painting. It is done by manipulation of the dent from within the car with special tools.
This is a very clean and specialized operation. It does not generate significant noise.
It is not like an auto repair or body shop. The market for this service has more of an
"upscale" appeal. The typical customer for this service has a late model or expensive
car. This business does not attract junk cars.
The hours for this business will be normal business hours such as an office or retail
use. We anticipate approximately four or fewer employees at any time. We anticipate
the traffic generated by this project to be less than a retail use.
This site has sat vacant for many years. The site has some older fruit trees and mostly
weeds. This is a very difficult site to develop. The site is long and narrow with the
narrow end fronting the street. The site will require a substantial amount of fill to make
it drain properly.
It would be very unlikely for a developer to improve the site the way we propose. The
return would not justify the construction and development costs. In this case, the
developer is also the user and is willing to sustain the additional burden of developing
a difficult site.
This application should be granted because this is a much needed service for the
Campbell and West Valley area. In addition, this stretch of Winchester Boulevard is in
great need of development and revitalization. This project will be the first along this
stretch of Winchester Boulevard to initiate the vision of the Campbell City Planners.
2828 Aiello Ave. Suite B
San Jose, CA 95111
CA Lic. 713872
408-360-8500
FAX: 408-360-8512
June 16,1999
Jeanette M Watson
61 Catalpa Ln.
Campbell, CA 98008
Re;
Future Dent Pro Building
2205 Winchester Blvd.
Campbell, CA
Dear Mrs. Watson:
This letter is to confirm your selection of the Site Fencing for the Dent-Pm Building. At our
site meeting on Monday June 14, 1999 you selected from Sierra Precast, Inc. catalog,
Slumpstone (Page 1) as your preferred choice for the sound and screen wall shown on the
plans at the property lines. As we discussed you are aware the height of the fence
separating your property and the Dent-Pm Property will be approximately 8 feet above the
existing grade of your property.
During the construction process it will be necessary to remove the existing fencing and install
temporary chain link fencing. We will provide you with 1-week notice prior to starting this part
of the project.
Thank you for you time and help in this matter. I have also included a copy of the structural
drawing for the wall system. Please note that pier placement and depth will change due to
retention 2' of earth rather than the 1 foot shown on the drawings. If you have any questions
regarding the fencing or any other issue please call me.
Sincerely,
Robert Poulin
Project Manager
2828 Aiello Ave. Suite B
San Jose, CA 95111
CA Lic. 713872
408-360-8500
FAX: 408-360-8512
June 16,1999
Peter C. & Linda D Woglom
40 Cherry Ln.
Campbell, CA 95008
Re:
Future Dent Pro Building
2205 Winchester Blvd.
Campbell, CA
Dear Mr. Woglom:
This letter is to confirm your selection of the Site Fencing for the Dent-Pro Building. At our
site meeting on Monday June 14, 1999 you selected from Sierra Precast, Inc. catalog,
Slumpstone (Page 1) as your preferred choice for the sound and screen wall shown on the
plans at the property lines. As we discussed you are aware the height of the fence
separating your property and the Dent-Pro Property will be approximately 8 feet above the
existing grade of your property.
During the construction process it will be necessary to remove the existing fencing and install
temporary chain link fencing. We will provide you with 1-week notice pdor to starting this part
of the project.
Thank you for you time and help in this matter. If you have any questions regarding the
fencing or any other issue please call me.
Sincerely,
Robert Poulin
Project Manager
CITY OF CAMPBELL
Community Development Department · Current Planning
June 11, 1999
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, June 22, 1999, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to
consider the application of Mr. Roger Scala for approval of a Reinstatement (R 99-02) of
a previously-approved Site and Architectural Approval (S 96-12) and Conditional Use
Permit (UP 96-13) to allow a commercial building and auto-related use on property
located at 2205 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning
District. A Negative Declaration was previously approved for this project.
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:
STEVE PIASECKI
SECRETARY
When calling about this Notice,
please refer to File No. R 99-02 (S 96-12/UP 96-13)
Address: 2205 S. Winchester Boulevard
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
2828 Aiello Ave. Suite B
San Jose, CA 95111
CA Lic. 713872
408-360-8500
FAX: 408-360-8512
May 13, 1999
Barbara Ryan
City of Campbell
Community Development Department
Current Planning
70 North First Street
Campbell, CA 95008-1423
Re: Reinstatement of S 96-12/UP 96-13- 2205 Winchester Boulevard- DentPro
Dear Ms Ryan:
We are resubmitting The Site and Architectural Review and Conditional Use Permit
Application for planning department approval for the DentPro project located at 2205
Winchester Blvd., Campbell. Per our discussion on Wednesday May 12, 1999 the
project is being resubmitted as originally approved by City of Campbell Planning
Commission Resolution No. 3060 and 3061 on December 10, 1996. With the exception
the landscape area adjacent to the street sidewalk has increased in size slightly.
I hope this submittal meets with your approval.
If you have any questions or need further information, please do not hesitate to call me.
Robert Poulin
Project Manager
lAN EDDES TREE CARE, INC,
PROFESSIONAL ARBORICULTURE
P.O. Box 2962 · Saratoga, California 95070 · (408)374-8233
April 18, 1999
Mr. Bob Poulin
Rusciano Construction, Inc.
2828 Aiello Avenue, Suite B
San Jose, CA 95111
Tree Inspection
2205 Winchester Blvd.
Campbell, CA
Dear Mr. Poulin:
Following inspection of the above referenced site by myself on 4/15/99, I report the
following.
The site is derelict and somewhat overgrown with weeds and some small, woody scrub
material. Seven (7) trees in total grow on the site. These are three (3) Citrus, all Orange,
two (2) Plums, one (1) Almond and one (1) edible Fig tree. All of these specimens show
signs of neglect. They are also classified by the City of Campbell's tree protection
regulations as fruit trees, (Item 21.56.020, Definitions, Section 7), and are therefore
specifically exempt from the protection ordinance.
None of the above mentioned trees are worth retaining through the construction phase and
you are free to remove them as you see fit.
Please call if you have any further questions or concerns.
IG:lg
poulin
Society
ot
COMMERCIAL
^ ...... ~ .... ^RSOR~CULTURE National Arborist Assodafion
CONSULTING ^FI~ORIST$
CITY OF CAMPBELL
Community Development Department · Current Planning
December 12, 1996
Mr. Roger Scala
P.O. Box 18127
San Jose, CA 95158
Re: S 96-12/UP 96-13 - 2205 Winchester Boulevard - DentPro
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of De, ember 10, 1996,
adopted Resolution No. 3060 granting a Site and Architectural Approval, and Resolution
No. 3061 approving a Conditional Use Permit, to allow the establishment of an auto dent
removal facility at the above-referenced site.
This approval is effective 10 days following the Planning Commission's action, unless
appealed, and is subject to the conditions provided in the enclosed Resolution. The time
within which judicial review of this decision must be sought is governed by California
Code of Civil Procedure, Section 1094.6.
If you have any questions regarding the Commission's approval, please do not hesitate to
contact the undersigned at (408) 866-2144.
Sincerely,
Ryan
Planner I
CC:
Mr. Harold Lewis (Property Owner)
P.O. Box 1599
E1 Dorado, CA 95008
70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 · FAX 408.379.2572 · TDD 408.866.2790
RESOLUTION NO. 3060
BEING A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF CAMPBELL GRANTING
A SITE AND ARCHITECTURAL APPROVAL TO ALLOW
BUILDING AND SITE MODIFICATIONS ON PROPERTY
LOCATED AT 2205 WINCHESTER BOULEVARD IN A C-
2-S (GENERAL COMMERCIAL) ZONING DISTRICT.
APPLICATION OF MR. ROGER SCALA, ON BEHALF OF
DENTPRO. FILE NO. S 96-12
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 S 96-12:
1. The proposed project is consistent with the C-2-S (General Commercial) requirements
of the Zoning Ordinance.
The proposed project has been reviewed subject to the standards and criteria in
Section 21.42 of the Zoning Code (Site and Architectural Review), and is found to be
well designed and architecturally compatible with the surrounding neighborhood.
The development of the property will result in a commercial building and requisite
accouterments which are consistent with the General Plan commercial designation for
this area.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed project is consistent with the General Plan and the City's zoning
ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
The applicant is hereby notified, as part of this application, that he/she is required to
meet the following conditions is in accordance with the ordinance of the City of
Campbell and the State of California. 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:
Planning Commission Resolution No. 3060
S 96-12 - 2205 Winchester Boulevard - DentPro
Page 2
o
Approved Pro_iect: Approval is granted for a Use Permit allowing for the operation of
an auto body repair facility on property located at 2205 Winchester Boulevard.
Project approval shall substantially comply with project plans prepared by Gerard
Patrick McGee, stamp dated 11/11/96, except as modified herein in the Conditions of
Approval.
Development Approval Expiration: The Site and Architectural Approval (S 96-12)
for this project is valid for a period of one year from the Planning Commission
approval and shall expire on December 11, 1997. All conditions of approval for
construction and landscaping specified herein must be completed within one year
from the date of approval or the Site Approval shall be void.
Silage: Sign permits are required for all signs proposed. Approval of a Sign
Exception is required by the Planning Commission for more than one wall sign and
one free-standing sign.
Standard Street Improvements: Prior to issuance of any building permits for the site,
the applicant shall prepare plans, pay fees, post securities, and provide insurance as
required to obtain an encroachment permit to construct public street improvements as
required by the City Engineer. Public street improvement plans shall be prepared by
a registered Civil Engineer licensed in the State of California, and shall include the
following:
A. -Removal of existing curb, gutter, two driveways, and sidewalk across the
complete property frontage.
B. Installation of new curb, gutter 10' sidewalk, driveway, street trees, tree wells and
irrigation system.
C. Relocation of water meter and sewer cleanout to back of sidewalk (property line).
D. Collection of all on-site drainage and convey underground to existing storm line
in Winchester Boulevard.
Prior to issuance of occupancy for thc site, all public street improvements
required by the encroachment permit must be completed and accepted by the City
Engineer and the applicant must provide the one-year maintenance security.
Storm Drain Area Fcc: Prior to issuance of any building permits for the site, the
applicant shall pay thc required storm drain area fcc of $2,500.
Planning Commission Resolution No. 3060
S 96-12 - 2205 Winchester Boulevard - DentPro
Page 3
Grading, and Drainaee Plan: Prior to issuance of any building permits for the site, the
applicant shall conduct on- and off-site hydrology studies, and provide hydraulic
calculations, as necessary, prepare grading and drainage plans, and pay fees required
to obtain necessary grading permits. Structural calculations are required for all
proposed retaining walls. Storm drainage facilities shall be designed to accommodate
the 10-year design fi'equency storm. All runoff shall be collected on-site and
conveyed under the sidewalk through the curb face to the gutter. The City will
provide a detail for the under sidewalk drain.
o
Landscaping: A Landscape plan shall be submitted for review by the Community
Development Director, under advisement by the City's Landscape Advisor. The plan
shall include evergreen trees, of a minimum 24" box size, to ultimately form a solid
row of greenery along the west and south property lines, from a point approximately
15' from the front property line. The landscaping shall also screen any utilities which
are visible from the public right-of-way and from adjacent properties.
o
Shared Access:
Prior to issuance of a building permit, applicant shall record a covenant running with
the land, obligating the existing and future property owner to provide reciprocal
driveway access easements to the properties immediately to the north and south.
Dedication: Dedicate additional right-of-way, as necessary, to create 10' of public
street right-of-way from face of curb to property line.
PASSED AND ADOPTED this 10t~ day of December, 1996, by the following roll call
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alne, Gibbons, Jones, Keam's, Lindstrom, Lowe,
Meyer-Kennedy
None
None
None
APPROVED:
Mel Lindstrom, Chair
ATTEST:
Steve Piasecki, Secretary
RESOLUTION NO. 3061
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL APPROVING A
CONDITIONAL USE PERMIT TO THE ESTABLISHMENT
OF AN AUTO DENT REMOVAL FACILITY ON PROPERTY
LOCATED AT 2205 WINCHESTER BOULEVARD 1N A C-
2-S (GENERAL COMMERCIAL) ZONING DISTRICT.
APPLICATION OF MR. ROGER SCALA, ON BEHALF OF
DENTPRO. UP 96-13.
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 LIP 96-13:
1. Auto repair facilities are permitted in the C-2-S Zoning District subject to the
approval of a conditional use permit.
2. The block wall and trees adjacent to the residentially zoned properties will provide
noise attenuation and privacy.
o
Vehicle doorways are located so there is no view into the auto repair area from the
public byway. Tree landscaping and building orientation will also prevent view of the
auto repair from adjacent buildings.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed project is consistent with the General Plan and the local zoning
ordinance, and;
2. The proposed project as conditioned will aid in the harmonious development of the
immediate area;
The establishment, maintenance or operation of the use applied for will not be
detrimental to the 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.
The proposed site is of adequate shape and size to accommodate the yards, walls,
fences, screening, landscaping and other development features required in order to
integrate said use with uses in the surrounding area.
Planning Commission Resolution No. 3061
UP 96-13 - 2205 Winchester Boulevard - DentPro
Page 2
1. The proposed site is adequately served by streets of sufficient capacity to carry the
kind and quantity of traffic such use would generate;
2. The proposed use is compatible with the uses in the area.
Further, the applicants are notified as part of this application that they are required to
comply with all applicable Codes and Ordinances of the City of Campbell and the State
of California which pertain to this application and are not herein specified. And, that this
approval is granted subject to the following Conditions of Approval.
Approved Project: Approval is granted for a Use Permit allowing for the operation of an
auto body repair facility on property located at 2205 Winchester Boulevard. Project
approval shall substantially comply with project plans prepared by Gerard Patrick McGee
stamp dated 11/11/96 except as modified herein in the Conditions of Approval.
Development Approval Expiration: The Use Permit approval (UP 96-13) for this project is
valid for a period of one year from the Planning Commission approval. All conditions of
approval for construction and landscaping specified herein, or in S 96-12, must be
completed within one year from the date of approval, or the Use permit shall be void.
Noise and Odor: Noise generated by the business shall not exceed 65 dbA as measured 5'
inside the adjacent residentially zoned properties. Pneumatic tools, hammering, and spray
painting shall not be permitted unless approved by a modification to this permit.
Approval of such modification might include a requirement that doors remain closed,
except at the very time vehicles are entering or leaving the building.
Outside Uses: Permitted uses outside the building are limited to the daily parking of
employee and customer vehicles. There shall be no outside storage of vehicles ovemight.
No repair of vehicles is permitted outside of the building. No outside storage is
permitted, except for trash within the trash enclosure.
No Parking on Public Streets: Vehicles serviced or waiting to be serviced shall not be
parked on public streets in front ofnon-commemial property.
6
Landscaping: Landscaping shall be maintained in a healthy and weed free manner. Any
landscaping which dies shall be replaced by the same type of landscaping.
Hours: Hours of operation shall not extend beyond 7 a.m. - 8 p.m. weekdays, and 8 a.m. -
5 p.m. Saturdays.
Planning Commission Resolution No. 3061
UP 96-13 - 2205 Winchester Boulevard - DentPro
Page 3
PASSED AND ADOPTED this l0b day of December, 1996, by the following roll call
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alne, Jones, Keams, Lowe, Lindstrom,
Meyer-Kennedy
None
Gibbons
None
APPROVED:
Mel Lindstrom, Chair
ATTEST:
Steve Piasecki, Secretary
Planning; Commission Minutes of December 10, 1996
Page 4
Motion:
Upon motion of Commissioner Gibbons, seconded by Commissioner
Meyer-Kennedy, the Planning Commission adopted Resolution No. 3059
approving a Conditional Use Permit to allow a new restaurant use (Left at
Albuquerque) with a general liquor license, outdoor uses and operational
hours after 11 p.m. on property located at 1875 S. Bascom Avenue, by the
following roll call vote:
AYES: Alne, Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer-
Kennedy
NOES: None
ABSENT: None
ABSTAIN: None
Planning Commission decision final, unless appealed within 10 days to the City Clerk.
Acting Chairwoman Keams read Agenda Item No. 2 into the record.
2. S 96-12/UP 96-13
Scala, R.
Public Hearing to consider the application of Mr. Roger Scala,
on behalf of DentPro, for a Site and Architectural Approval (S
96-12) and Conditional Use Permit (UP 96-13) to allow the
establishment of an auto dent removal facility on property
located at 2205 S. Winchester Boulevard in a C-2-S (General
Commercial) Zoning District. A Negative Declaration has been
prepared for this project. Planning Commission decision final,
unless appealed within 10 days to the City Clerk.
Ms. Barbara Ryan, Planner I, presented the staff report as follows:
· Application is for both a Use Permit to allow the auto body repair facility and a Site and
Architectural Approval to allow the construction of a commercial building.
· Applicant currently has an option on the site located at 2205 S. Winchester which is
currently vacant. This site is three blocks north of the Safeway Center.
DentPro fixes car door dents and dings without the use of noisy tools, hondo or spray paint.
· DentPro currently serves its clients at their homes.
· Standard business operational hours in Campbell are from 6 a.m. to 11 p.m. DentPro is
proposing a schedule from 7 a.m. to 8 p.m., weekdays, and from 8 a.m. to 5 p.m. on
Saturdays. The business is closed on Sundays.
· Applicant is being required to limit noise, hours and parking to ensure compatibility with
the sun-ounding uses.
· The Conditions of Approval imposed on this use would be required to be met by any future
auto uses on this site. Any deviation would require a new Conditional Use Permit.
· Proposed structure will have a retail appearance with windows facing the street and
driveway. There is no view into the building from the auto door.
Planninl~ Commission Minutes of December 10, 1996
Page 5
· Applicant is required to install two street trees on Winchester Boulevard.
· All parking for the use is located behind the building, with driveway access on the left side.
· A six foot tall block wall will separate the use from the residential uses.
· All auto dent repairs will be performed inside the building. SARC reviewed and
recommends approval.
· Staff recommends the granting of a Negative Declaration, having determined that there is
no negative impact.
Commissioner Alne asked about Condition of Approval No. 8 which encourages future shared
access from this site to the neighboring site. As he looks at the site plan, there are trees where
shared access would occur.
Ms. Barbara Ryan advised that the City's Strategic Plan encourages access from parcel to
parcel for commercial uses. If possible, this oppommity will be taken in the furore for this site
to its adjoining site. However, at this time, the current owner of the neighboring property is
unwilling to share access. If that site is ever redeveloped, shared access could be required. To
accommodate shared access, some trees would have to be removed.
Commissioner Alne presented the Site and Architectural Review Committee report as follows:
· SARC recommends approval of this project as submitted.
Commissioner Gibbons inquired about the size the of transformer and the screening.
Ms. Barbara Ryan answered that staff had suggested placing this transformer on the side of the
lot but after discussion with PG&E it has been determined that this is not possible. The
transformer will be moved as far back as possible and screened.
Mr. Roger Scala, Owner and President of DentPro:
· His company serves about 90 clients a day through the use of 9 mobile vans.
· DentPro has been in business for the last five years.
· Their repair process utilizes small tools and no chemical, buffing or bondo.
· This new site will include his accounting and payroll staff and it is anticipated to serve
approximately 10-15 cars per day.
· This use will generate light traffic and little noise.
· Typically his customers drive nice cars and want door dings removed. His business does
not handle major body repairs.
Acting Chairwoman Kearns opened the Public Heating for Agenda Item No. 2.
Commissioner Alne asked where the nine mobile vans are headquartered and if they would be
kept at this location?
Plannin~ Commission Minutes of December 10, 1996 Page 6
Mr. Roger Scala answered that the vehicles go home with his technicians.
Commissioner Gibbons asked about paint.
Mr. Roger Scala replied that his company does not use any paint.
Mr. Arthur Ernst, Owner, 2235 S. Winchester Boulevard:
· Stated that he sees no need for a body shop on this portion of Winchester as there are many
other places where this work can be done.
· Does not encourage shared parking because he envisions patrons of neighboring businesses
parking in his lot to patronize the neighboring site.
Commissioner Alne advised Mr. Ernst that he would not be required to participate in shared
access as long as he owns the site.
Mr. Arthur Ernst asked about the future.
Commissioner Alne answered that shared access could be required for a future owner of his
site.
Commissioner Gibbons asked about adequacy of parking.
Mr. Roger Scala answered that his clients schedule appointments that often take just 15
minutes. Most often his clients wait and take their cars with them. He services about 10 cars
per day. He added that his customers would not park on Mr. Ernst's lot because the cars must
be physically on his lot in order to be worked upon. His business will also continue to service
cars at the homes of their owners.
Commissioner Gibbons asked if there is ever a reason to keep cars overnight.
Mr. Scala responded that there is no reason to keep cars overnight. Usually, his clients pull
their cars right into the service garage for scheduled work.
Acting Chairwoman Keams closed the Public Hearing for Agenda Item No. 2.
Commissioner Lowe asked about the size of the parking spaces. Were they compact or
standard.
Ms. Barbara Ryan answered that the spaces are standard.
Planninl~ Commission Minutes of December 10, 1996 Page 7
Motion:
This approval
Upon motion of Commissioner Lowe, seconded by Commissioner Jones,
the Planning Commission granted a Negative Declaration and adopted
Resolution No. 3060 approving a Site and Architectural Approval (S 96-12)
and Resolution No. 3061 approving a Conditional Use Permit (UP 96-13) to
allow the establishment of an auto dent removal facility on property
located at 2205 S. Winchester Boulevard, by the following roll call vote:
AYES: Alne, Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer-
Kennedy
NOES: None
ABSENT: None
ABSTAIN: None
is final, unless appealed in writing to the City Clerk within 10 days.
Acting Chairwoman Kearns read Agenda Item No. 3 into the record.
3. TS 96.03
Bowen, B.
Public Heating to consider the application of Mr. Bruce Bowen,
on behalf of B & C Homes, Inc., for a Tentative Subdivision
Map (TS 96-03) to create six residential lots on property
located at 1142 & 1154 Smith Avenue in an R-l-6 (Single
Family Residential) Zoning District. A Negative Declaration
has been prepared for this project. Tentative City Council
Meeting Date: January 21, 1997.
Ms. Gloria Sciara, Planner I, presented the staff report as follows:
· Applicant is requesting approval of a Tentative Subdivision Map to create six residential
lots on a newly created cul-de-sac.
· Proposal is consistent with density for the area, meets Zoning requirements, size and lot
widths.
· Lots are fi.om 6,700 square feet to 8,000 square feet.
· The street will have a lesser street width which will allow parking only on one side of the
street.
· Staff is recommending a vertical curb to protect the fencing along the houses on Kara Way.
· Staff is also recommending a tree preservation plan and prepare an inventory to provide to
staff. The developer intends to retain a majority of the trees on site, however eight trees
will be removed and replaced on a one-to-one ratio.
Commissioner Alne presented the Site and Architectural Review Committee report as follows:
· SARC recommends approval of this application.
Commissioner Alne asked about the vertical curbs and whether they would be included.
ITEM NO. 2
STAFF REPORT - PLANNING COMMISSION MEETING OF
DECEMBER 10, 1996
S 96-12
UP 96-13
Scala, R.
Public Hearing to consider the application of Roger Scala (DentPro) for approval
of a Site and Architectural Review Permit (SARP) to allow the construction of a
commercial building; and for a Conditional Use Permit (CLIP) to operate an auto
body repair business on property located at 2205 Winchester Boulevard in a C-
2-S (General Commercial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
ADOPT a Resolution APPROVING the Site and Architectural Review Permit to allow the
construction of a commercial building, subject to the attached conditions; and
ADOPT a Resolution APPROVING the Use Permit application to operate an auto body
repair business, subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION:
1. An environmental assessment for the proposed building and site work, has been conducted.
The initial study found there would be no significant environmental impacts due to the
work; therefore the adoption of a Negative Declaration is recommended.
The Use Permit for the business is categorically exempt under Section 15301 Class l(a) of
CEQA; therefore, no environmental action is required for this aspect.
PROJECT DATA
Lot Area:
Gross
Net
Site Utilization
Building Coverage:
Total Building Area:
Floor Area Ratio:
Landscape Coverage:
Paving Coverage:
Parking
Required:
Provided:
.32 acres (13,790 sq.ft.)
.24 acres (10,640 sq. ft.)
23%
2,519 sq. ft.
.23
16% (1,656 sq. ft.)
61% (6,465 sq. fi:.)
8 (auto service garage = 1:350 sq. fL)
9
Surrounding Uses:
North:
West:
South:
East:
Residential fourplex (zoned C-2-S)
Single-family residential (zoned R-1)
Multi-tenant commercial bldg (C-2-S)
(c-2-s)
Staff Report for Planning Commission Meeting of December 10, 1996
UP 96-13/S 96-12 - 2205 Winchester Boulevard - DentPro
Page 2
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a SARP to allow the construction of
a commercial building; and for approval of a CUP to allow the operation of an auto body repair
business at 2205 Winchester Boulevard. This business specializes in the repair of minor dents and
dings, like those which occur from the opening of car doors in parking lots. The process uses no
fillers, sanding or painting. Hours of operation would not extend beyond 7 a.m. - 8 p.m.
weekdays, and 8 a.m. - 5 p.m. Saturdays. The business will be closed on Sundays.
Site Background: The site was previously developed with a single family house, which was
removed several years ago. Several exotic species of small trees and shrubs remain. The rear
portion of the site is lower than properties to the west and south.
ANALYSIS
General Plan Consistency: The General Plan designation for the site indicates commercial land
uses according to the Land Use Element of the General Plan. The proposed use of this property is
consistent with the commercial land use designation, with the approval of a use permit.
Zoning Consistency: The zoning designation for the site is C-2-S (General Commercial). Under
section 21.24.030 of the Zoning Code, auto repair is permitted in the C-2-S Zone subject to the
approval of a conditional use permit. The proposal is consistent with the zoning designation,
subject to approval of the use permit.
Use: The type of auto body repair proposed is limited to small repairs, and does not use methods
which create the noise and odor of conventional auto body repair shops. The applicant states that
he and his employees do these repairs now both at the vehicle owners' residences and at auto
dealers in Campbell and surrounding communities. He points out that he has never had any
complaints about noise or odor, even when the work was conducted at owners' homes, due to the
nature of the methods. Staff observed the Redwood City DentPro and noted that the operation is
quiet. The applicant states that the Redwood City business uses spray paint, and that the
Campbell business will not use spray paint.
Site Design: The site slopes from the front to the back. In order to obtain proper drainage, the plan
proposes a retaining wall planter along the west and south borders. The rear portion of the site
would drain into an underground pipe to the street, and the front portion surface drain to a side
gutter, and then to the street.
The conditions of approval require installation of a 6' tall block wall between the site and
adjacent residential zoned properties for noise reduction. Trees are to line this planter for privacy.
Landscaping is also proposed in the front setback, including shrubbery to screen any utility boxes,
planter urns on pedestals on either side of the driveway entry, and two street trees.
Staff Report for Planning Commission Meeting of December 10, 1996
UP 96-13/S 96-12 - 2205 Winchester Boulevard - DentPro
Page 3
The City's Strategic Plan, Objective 3.6, is to "Improve community and neighborhood shopping
districts to accommodate the access and parking needs of Campbell businesses and residents, by
requiring consolidation of driveway curbcuts, and through access between parcels." The applicant
is willing to consolidate the access drives with both adjacent commercially zoned parcels, when
feasible. The building to the north, while zoned for commercial use, has a residential fourplex on
it, constructed in 1957. The proposed site design allows for through vehicular access whenever
this adjacent parcel is redeveloped with a commercial building. Conditions of approval include
recordation of an agreement to allow joint access with adjacent parcels, should this become
available in the future.
Building Design: The location and appearance of the building is designed to allow a wider range
of future uses. The proposed building is a wood frame, stucco rectangle. Visual interest is
provided by demarking the entry with a raised, projecting feature, and by stepping back the front
building face. The windows are retail style windows, and the side vehicle door will also be of
glass, with an opening sized to be able to accommodate a retail window.
Signage: The elevations indicate two wall signs. The sign ordinance permits only one wall sign
per street frontage, plus one free-standing sign, unless a Sign Exception is granted by the
Planning Commission. Although consideration of signs is not a part of this application, staff
recommends that there be only one wall sign, on the wall facing Winchester Boulevard, and that a
free-standing, double-faced sign, in a "V" formation, be used in the front setback to screen above
ground utilities.
Parking: The nine parking spaces to be provided exceed by one space the number of spaces
required by the zoning code for an auto repair use. Some future retail use can be supported at this
site by adding a 10th space behind the building, if the rear garage door were removed. The plan
also notes there is room for two on-street parking spaces in front of the building.
Compatibility: Based on the characteristics of this business, staff is supportive of the proposed
use, subject to conditions of approval to ensure that the auto use will be compatible with the
adjacent residential uses. Conditions of approval have been prepared, and are attached for your
review.
SITE AND ARCHITECTURAL REVIEW
The Site And Architectural Review Committee (SARC) meeting was held on November 27,
1996. The Committee was supportive of the application as proposed.
Staff Report for Planning Commission Meeting of December 10, 1996
UP 96-13/S 96-12 - 2205 Winchester Boulevard - DentPro
Page 4
Attachments:
1. Findings for Approval (A. S 96-13; B. LIP 96-13)
2. Conditions of Approval (A. S 96-13; B. LIP 96-13)
3. Exhibits
4. Environmental Assessment, Initial Study
5. Location Map
Submitted by: ~'~~ ~' '~'"'""~
B~bara Schoetz Ryan, Planner I
Approved by: ~ ~
Darryl Jo es~e'~n~ Planner
Attachment lA
FINDINGS FOR APPROVAL OF FILE NO. S 96-12
ADDRESS: 2205 Winchester Boulevard
APPLICANT: Roger Scala (DentPro)
P.C. MEETING: December 10, 1996
Findings for Approval of a Site and Architectural Review Permit application to allow the
construction of a building and site improvements in a C-2-S zone.
The Planning Commission finds as follows with regard to File No. S 96-12:
1. The proposed project is consistent with the C-2-S (General Commercial) requirements of the
Zoning Ordinance.
The proposed project has been reviewed subject to the standards and criteria in Section 21.42
of the Zoning Code (Site and Architectural Review), and is found to be well designed and
architecturally compatible with the surrounding neighborhood.
o
The development of the property will result in a commercial building and requisite
accouterments which are consistent with the General Plan commercial designation for this
area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and the City's zoning ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
Attachment lB
FINDINGS FOR APPROVAL OF FILE NO. UP 96-13
SITE ADDRESS: 2205 Winchester Boulevard
APPLICANT: Roger Scala (DentPro)
P.C. MEETING: December 10, 1996
Findings for Approval of a Use Permit application to allow for the operation of an auto
body repair facility.
The Planning Commission finds as follows with regard to File No. UP 96-13:
1. Auto repair facilities are permitted in the C-2-S Zoning District subject to the approval of a
conditional use permit.
2. The block wall and trees adjacent to the residentially zoned properties will provide noise
attenuation and privacy.
Vehicle doorways are located so there is no view into the auto repair area from the public
byway. Tree landscaping and building orientation will also prevent view of the auto repair
from adjacent buildings.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and the local zoning ordinance, and;
2. The proposed project as conditioned will aid in the harmonious development of the immediate
area;
The establishment, maintenance or operation of the use applied for will not be detrimental to
the 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.
The proposed site is of adequate shape and size to accommodate the yards, walls, fences,
screening, landscaping and other development features required in order to integrate said use
with uses in the surrounding area.
5. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate;
6. The proposed use is compatible with the uses in the area.
Attachment 2A
REVISED CONDITIONS OF APPROVAL FOR FILE NO. S 96-12
SITE ADDRESS: 2205 Winchester Boulevard
APPLICANT: Roger Scala (DentPro)
P.C. MEETING: December 10, 1996
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the Ordinances of the City of Campbell and the State
of California. 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.
Approved Project: Approval is granted for a Use Permit allowing for the operation of
an auto body repair facility on property located at 2205 Winchester Boulevard.
Project approval shall substantially comply with project plans prepared by Gerard
Patrick McGee, stamp dated 11/11/96, except as modified herein in the Conditions of
Approval.
Development Approval Expiration: The Site and Architectural Approval (S 96-12)
for this project is valid for a period of one year from the Planning Commission
approval and shall expire on December 11, 1997. All conditions of approval for
construction and landscaping specified herein must be completed within one year
from the date of approval or the Site Approval shall be void.
Signage: Sign permits are required for all signs proposed. Approval of a Sign
Exception is required by the Planning Commission for more than one wall sign and
one free-standing sign.
Standard Street Improvements: Prior to issuance of any building permits for the site,
the applicant shall prepare plans, pay fees, post securities, and provide insurance as
required to obtain an encroachment permit to construct public street improvements as
required by the City Engineer. Public street improvement plans shall be prepared by
a registered Civil Engineer licensed in the State of California, and shall include the
following:
A. Removal of existing curb, gutter, two driveways, and sidewalk across the
complete property frontage.
B. Installation of new curb, gutter 10' sidewalk, driveway, street trees, tree wells and
irrigation system.
C. Relocation of water meter and sewer cleanout to back of sidewalk (property
line).
D. Collection of all on-site drainage and convey underground to existing storm line
in Winchester Boulevard.
Revised Conditions of Approval
S96-12 -- 2205 Winchester Boulevard - DentPro
Page 2
Prior to issuance of occupancy for the site, all public street improvements
required by the encroachment permit must be completed and accepted by
the City Engineer and the applicant must provide the one-year maintenance
security.
Storm Drain Area Fee: Prior to issuance of any building permits for the site, the
applicant shall pay the required storm drain area fee of $2,500.
Grading and Drainage Plan: Prior to issuance of any building permits for the site, the
applicant shall conduct on- and off-site hydrology studies, and provide hydraulic
calculations, as necessary, prepare grading and drainage plans, and pay fees required
to obtain necessary grading permits. Structural calculations are required for all
proposed retaining walls. Storm drainage facilities shall be designed to
accommodate the 10-year design frequency storm. All runoff shall be collected
on-site and conveyed under the sidewalk through the curb face to the gutter.
The City will provide a detail for the nnder sidewalk drain.
Landscaping: A Landscape plan shall be submitted for review by the Community
Development Director, under advisement by the City's Landscape Advisor. The plan
shall include evergreen trees, of a minimum 24" box size, to ultimately form a solid
row of greenery along the west and south property lines, from a point approximately
15' from the front property line. The landscaping shall also screen any utilities which
are visible from the public right-of-way and from adjacent properties.
Shared Access:
Prior to issuance of a building permit, applicant shall record a covenant running with
the land, obligating the existing and future property owner to provide reciprocal
driveway access easements to the properties immediately to the north and south.
Dedication: Dedicate additional right-of-way, as necessary, to create 10' of public
street right-of-way from face of curb to property line.
Attachment 2B
REVISED CONDITIONS OF APPROVAL FOR FILE NO. UP 96-13
SITE ADDRESS: 2205 Winchester Boulevard
APPLICANT: Roger Scala (DentPro)
P.C. MEETING: December 10, 1996
The applicant is hereby notified, as part of this application, that he/she is required to meet
the following conditions in accordance with the Ordinances of the City of Campbell and
the State of California. 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.
Approved Project: Approval is granted for a Use Permit allowing for the operation of an
auto body repair facility on property located at 2205 Winchester Boulevard. Project
approval shall substantially comply with project plans prepared by Gerard Patrick McGee
stamp dated 11/11/96 except as modified herein in the Conditions of Approval.
Development Approval Expiration: The Use Permit approval (UP 96-13) for this project is
valid for a period of one year from the Planning Commission approval. All conditions of
approval for construction and landscaping specified herein, or in S 96-12, must be
completed within one year from the date of approval, or the Use permit shall be void.
Noise and Odor: Noise generated by the business shall not exceed 65 dbA as measured 5'
inside the adjacent residentially zoned properties. Pneumatic tools, hammering, and spray
painting shall not be permitted unless approved by a modification to this permit.
Approval of such modification might include a requirement that doors remain closed,
except at the very time vehicles are entering or leaving the building.
Outside Uses: Permitted uses outside the building are limited to the daily parking of
employee and customer vehicles. There shall be no outside storage of vehicles overnight.
No repair of vehicles is permitted outside of the building. No outside storage is
permitted, except for trash within the trash enclosure.
Se
No Parking on Public Streets: Vehicles serviced or waiting to be serviced shall not
be parked on public streets in front of non-commercial property.
Landscaping: Landscaping shall be maintained in a healthy and weed free manner. Any
landscaping which dies shall be replaced by the same type of landscaping.
Hours: Hours of operation shall not extend beyond 7 a.m. - 8 p.m. weekdays, and 8 a.m. -
5 p.m. Saturdays.
CITY OF CAMPBELL
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
INITIAL STUDY
This initial study shall document the evaluation required by CEQA. It will include findings as to whether
or not the proposed project would have a significant impact upon the environment.
DESCRIPTION OF THE PROJECT
The conslxuction ora 2520 square foot commercial building on a 13,790 square foot lot. The
building will be wood frame with a stucco exterior. A single family house was removed from the site
approximately a year ago, and the site is vacant. Some non-native species of trees and shrubs remain
on the site. The site is below the grade of the street and of the properties to the south and west.
The proposed building would house a service business which repairs minor automobile dents. Such
business is not engaged in major body work (no bondo, hammers, hydraulically-powered tools, or
spray paint), but uses metal hand tools to push or pull out the small injuries.
The General Plan designates parcels facing onto Winchester Boulevard in this area as General
Commercial. Therefore, the building is being designed so that it could also serve as a retail
commercial building.
Ae
Project Address
2205 s. Winchester Boulevard
APN 305-33-062
B. Application Number
S 96-12 and UP 96-13
Ce
Lead Agency Name and Address
City of Campbell
Community Development Department
70 N. First Street
Campbell, CA 95008
De
Contact Person
Barbara Ryan
(408) 866-2140
EJ
Project Sponsor's Name and Address
Roger Scala Gerard McGee, architect
P.O. Box 18127 176 Towne Terrace #17
San Jose, CA 95158 Los Gatos, CA 95030
Fe
General Plan Designation and Zoning
General Plan: Commercial
Zoning: C-2-S
G. Location of Project
West side of Winchester Boulevard, approximately 120' south of Cherry Avenue
III. RESPONSES TO ENVIRONMENTAL CHECKLIST
The following explanations are keyed to the letter of the item contained in the Environmental
Checklist.
Geophysical
Exposure to fault rupture, ground shaking or liquefaction. The City of Campbell is located
within the San Francisco Bay Area, which is one of the most seismically active regions in the United
States. The San Andreas Fault and The Hayward Fault are the two major fault zones that affect the
Campbell area.
The relative seismic stability of areas in Campbell have been identified in a report prepared by the
California Division of Mines in cooperation with Santa Clara County titled, "Potential Seismic
Hazards in Santa Clara County". The Seismic Safety Element of the Campbell General Plan
identifies the relative seismic stability for the Campbell area. The project site is located in an area
designated to include low to moderate potential for liquefaction.
The state building code includes requirements for seismic safety, thus no additional mitigation
measures are necessary.
Water
The project will increase the amount of runoff from the site due to an increase in the impermeable
coverage by buildings and pavement. The water will be conveyed to a storm sewer system which
will return it to the water table. The City codes and standard project conditions include requirements
for drainage, thus no additional mitigation measures are necessary.
Transportation
The project will, of course, add traffic to the local and City streets above that of the now vacant site.
The City Traffic Engineer has determined that the location of the driveway and the amount of
additional traffic will not significantly impact City streets.
Fe
Noise
The applicant has stated that the proposed use is not similar to a standard auto body shop. The service
is for repair of minor automobile dents, such as those made by the opening of adjacent car doors in a
parking lot. The applicant presently visits clients at their houses in residential areas to work on their
vehicles, and has received no complaints from neighbors regarding the noise from their operation.
Future commercial uses which could be noisy are listed in the Zoning Code as requiring a Use
Permit. Trash pickup of commercial uses occurs in the early morning, which has the potential for
some noise impact. To mitigate such impact, the Zoning Code requires builders of commercial
projects to construct a block wall along residentially-zoned boundaries.
Le
Light/Glare
The building will have exterior lights. Those indicated on elevations submitted are down-lights,
which will not create glare on adjacent parcels. City Code requires that lights not create glare on
adjacent parcels, and thus no additional mitigation measures are necessary.
Page 7
IV. MANDATORY FINDINGS OF SIGNIFICANCE
Ve
As discussed above, this project does not have the potential to significantly degrade the
quality of the environment, including effects on animals or plants, or to eliminate historic
or prehistoric sites.
B. As discussed above, both short and long-term environmental effects associated with this
project will be less than significant.
C. When impacts associated with this project are considered alone or in combination with
impacts of other projects, they are not significant.
D. The above discussions do not identify any substantial adverse impacts to people as a result
of this project.
DETERMINATION
The proposed project COULD NOT have any significant effect on the environment,
and a NEGATIVE DECLARATION is hereby adopted.
Although the project as proposed could have had a significant effect on the
environment, there will not be any in this case because measures to mitigate those
effects have been added to the project, and therefore, a MITIGATED NEGATIVE
DECLARATION is hereby adopted.
__ The proposed project MAY have a significant effect on the environment, and therefore
an ENVIRONMENTAL IMPACT REPORT is required.
F4r Steve Piasecki, Date
Community Development Director
Page 8
,.k.o¥' c '4 ,~,o~
CITY OF CAMPBELL
Community Development Department · Current Planning
November 27, 1996
NOTICE OF HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the
time of 7:30 p.m., or shortly thereafter, on Tuesday, December 10, 1996, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to
consider the application of Mr. Roger Scala, on behalf of DentPro, for a Site and
Architectural Approval (S 96-12) and Conditional Use Permit (LIP 96-13) to allow the
establishment of an auto dent removal facility on property located at 2205 S. Winchester
Boulevard in a C-2-S (General Commercial) Zoning District. A Negative Declaration
has been prepared for this project.
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.
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
STEVE PIASECKI
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. S 96-12/UP 96-13
Address: 2205 S. Winchester Boulevard
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 - F^X 408.379.2572 . TD~) 408.866.2790
GERARD PATRICK MCGEE
ARCHITECT
176 Towne Terrace # 7
Los Gatos, CA 95030
(408) 395-5814
WRITTEN STATEMENT FOR 2205 WINCHESTER BOULEVARD
The applicant, Roger Scala, proposes an operation that removes minor dents from
cars. The process by which this is accomplished does not require pounding or
painting. It is done by manipulation of the dent from within the car with special tools.
This is a very clean and specialized operation. It does not generate significant noise.
It is not like an auto repair or body shop. The market for this service has more of an
"upscale" appeal. The typical customer for this service has a late model or expensive
car. This business does not attract junk cars.
The hours for this business will be normal business hours such as an office or retail
use. We anticipate approximately four or fewer employees at any time. We anticipate
the traffic generated by this project to be less than a retail use.
This site has sat vacant for many years. The site has some older fruit trees and mostly
weeds. This is a very difficult site to develop. The site is long and narrow with the
narrow end fronting the street. The site will require a substantial amount of fill to make
it drain properly.
It would be very unlikely for a developer to improve the site the way we propose. The
return would not justify the construction and development costs. In this case, the
developer is also the user and is willing to sustain the additional burden of developing
a difficult site.
This application should be granted because this is a much needed service for the
Campbell and West Valley area. In addition, this stretch of Winchester Boulevard is in
great need of development and revitalization. This project will be the first along this
stretch of Winchester Boulevard to initiate the vision of the Campbell City Planners.
CITY OF CAMPBELL
Community Development Department · Policy Development
May 22, 1996
Roger Scala
DentPro Inc.
P.O. Box 18127
San Jose, CA 95158
Subject: Pre-application 96-23, 2205 S. Winchester Boulevard
The following comments were submitted by reviewing departments in response to
your preapplication. We hope they provide direction for your decisions and design.
Planning
The Planning Department must consider a) the effects of the design of a building
and site over several decades, and b) the effects/co-ordination of the design with the
neighboring parcels.
The City is engaged in a long term strategy to upgrade the appearance of Winchester
Boulevard, and to provide a small-town, pedestrian-friendly environment along
the northerly Winchester area. Overhead auto doors and parking lots facing the
street are inconsistent with this goal. Most non-retail auto uses cannot meet these
parameters. However, from our conversation on the phone, it would appear that
DentPro could. You would be willing for the site to be designed, that should you
leave, future tenants would also be able to meet these standards.
These
a)
b)
¢)
d)
e)
standards include:
No auto doors facing the street;
Parking to the rear, building toward the sidewalk;
An attractive, inviting, pedestrian-scaled building facade;
A pleasant, tree-shaded and landscaped sidewalk area.
A retail environment, with adequate retail parking (1/200 sq.ft).
Coordinated development of the small parcels along Winchester Boulevard means
that development of each parcel should:
a) Provide shared driveway access, to limit the number of driveways onto
the street (and conflicts with pedestrians and traffic flow);
b) Provide on-site, coordinated parking/driveway circulation;
c) Provide building setback and de§ign which coordinates with the
neighboring buildings; and does not preclude future coordinated
development of adjacent vacant or non-conforming lots/buildings.
70 North First Street . Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.379.2572 - TDD 408.866.2790
d)
Adequate separation and landscape buffer be provided between the
commercial uses and the residential to the rear.
Based upon the above, we recommend:
2.
3.
4.
5.
6.
7.
Shared driveway with the commerdal lot to the south (see previously
approved site plan enclosed).
Owner shall not preclude continuance of parking/driveway area to rear
connecting to future parking/driveway in the development of comer parcel.
The number of parking spaces/building square footage meet retail parking
standards of 1 space to 200 square feet.
Any auto doors not be oriented to the street; any that are visible from the
street, on building sides, receive special design consideration.
The front of the building have a retail, pedestrian-oriented appearance.
A masonry wall, minimum 6' in height and tall landscape tree-hedge be
provided along the rear, residential property line, as required by code.
Details of lighting be provided at the building permit stage to demonstrate
that lighting will not shine or glare onto adjacent residential areas.
Approval of a Use Permit for any auto-related uses by the Planning Commission is
required. Any new buildings and site improvements require Site and Architectural
review by the Site and Architectural Review Committee and the Planning
Commission. These two applications will be considered concurrently.
Engineering
2.
3.
4.
8.
9.
10.
Existing curbs and gutters be removed and replaced with curbs and gutters to
meet City standards.
The 5' sidewalk be replaced with a 10' commercial sidewalk, tree wells, street-
trees and irrigation system.
The two residential driveways be removed and replaced with driveway to
City commercial standards.
Site be improved to drain to street; submittal of a grading plan to be
submitted. The grading plan must show topography and elevations on this
parcel and on adjacent parcels up to 15' of the shared border.
The building/site will need to be connected via an 8" to 12" pipe to the City
storm drain system in Winchester Boulevard.
An hydrology plan and calculation may be required for a 10 year frequency
storm, as required by the City Engineer.
On site plans and the grading plan all public right-of-way lines must be
indicated.
All site utilities will need to be placed underground.,
On all site plans, the existing improvements and proposed improvements
must be shown to scale, including thos$ in the right-of-way.
The storm drain area fee of $2500 per acre applies.
11.
12.
13.
A 100% bond is required for all work to be performed in the public right-of-
way.
An encroachment permit is required for any work in the public right -of way.
Information be provided to show that on-site parking will be adequate for the
proposed use.
Building
1. Parking to meet ADA standards (handicap parking).
2. A one hour fire-rated occupancy separation is required between the
commercial (B) and auto repair (S3) use. All openings between these
occupancies shall be one hour fire resistive construction.
3. A five foot separation is required between the auto repair construction and
residential construction on neighboring lots.
4. Ventilation is required per the Uniform Building Code Section 1202.3 for the
repair occupancy.
Should you have any questions regarding the above or regarding a redesign, please
do not hesitate to give me a call.
Sincerely,
Barbara Ryan
Planner I