Mod to Site & Arch - 2001CITY OF CAMPBELL
Public Works Department
October 30, 2001
Leo Goria
Woolworth Garden Center
2460 S. Winchester Boulevard
Campbell, CA 95008
Re: Application PLN 2001-94 - 2460 S. Winchester Blvd.
Dear Mr. Goria:
The Planning Commission, at its meeting of October 9, 2001, adopted Resolution 3381 granting
a Modification to a previously-approved Conditional Use Permit to allow for the remodel and
addition of a second story to the existing Woolworth Garden Center located on the above-
referenced property.
At your earliest convenience, I would like to arrange a meeting with you, your consultants, and
the City's Public Works land development representative(s). The purpose of the meeting would
be to review the conditions of approval imposed by the Public Works Department and the
Department's procedures and requirements for satisfaction of those conditions. The land
development representative(s) may also include staff members from the Planning and Building
Divisions, if necessary. We hope this meeting will facilitate your project and assist in making
your project a success.
Please contact me at (408)866-2158 to arrange a meeting time and to answer any questions.
Sin
I. Harold Housley, P.E.
Land Development Engineer
Cc:
John Barton, Architect, 359 De Leon Avenue, Fremont 94539
Stephanie Willsey, Planner I
Frank Mills, Sr. Building Inspector
Bo Chen, Assistant Engineer
h:\landdevX2460winchester stdltr(mp)
70 North First Street . Campbell, California 95008-1423 · TEL 408.866.2150 · F^X 408.376.0958 · TDD 408.866.2790
CITY ov CAMPBELL
Community Development Department - Current Planning
October 11, 2001
Mr. Leo Goria
Woolworth Garden Center
2460 S. Winchester Boulevard
Campbell, CA 95008
Re:
PLN2001-94 - 2460 S. Winchester Blvd. - Modification to Use Permit -
Woolworth Garden Center Remodel and Addition
Dear Applicant:
Please be advised that at its meeting of October 9, 2001, the Planning Commission
adopted Resolution No. 3381 granting a Modification (PLN2001-94) to a previously-
approved Conditional Use Permit to allow for the remodel and addition of a second story
to the existing Woolworth Garden Center located on the above-referenced property.
This approval is effective in ten days, unless appealed in writing to the City Clerk.
California Code of Civil Procedure, Section 1094.6, governs the time within which
judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Stephanie Willsey
Planner I
John Barton, Architect
359 De Leon Avenue
Fremont, CA 94539
Frank Mills, Building Department
Harold Housley, Public Works Department
Chris Veargason, County Fire Department
70 North First Street · Campbell, California 95008-1436 · T~L 408.866.2140 · F^x 408.866.8381 - 'mD 408.866.2790
RESOLUTION NO. 3381
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MODIFICATION
(PLN2001-94) TO A PREVIOUSLY APPROVED CONDITIONAL
USE PERMIT TO ALLOW FOR THE REMODEL AND ADDITION
OF A SECOND STORY TO THE EXISTING WOOLWORTH
GARDEN CENTER ON PROPERTY LOCATED AT 2460 S.
WINCHESTER BOULEVARD IN A C-2-S (GENERAL
COMMERCIAL) ZONING DISTRICT. APPLICATION OF
WOOLWORTH GARDEN CENTER. FILE NO. PLN2001-94.
After notification and public heating, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2001-94:
1. The proposed project is consistent with the Commercial land use designation of the General
Plan and the C-2-S (General Commercial) Zoning District.
2. The proposed commercial building, as conditioned, is well designed and architecturally
compatible with other developments in the surrounding area.
3. The proposed project provides a sight-obscuring wall along the northern property line to
provide screening of the outdoor bulk storage from the adjacent property.
4. The proposed project is compatible with the surrounding commercial and residential uses
within the neighborhood.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed project is consistent with the General Plan and Zoning Ordinance.
The establishment, maintenance, or operation of the use will not be detrimental to the public
health, safety, peace, morals, comfort or general welfare of persons residing or working in
the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City.
3. The proposed commercial use is compatible with the uses in the area.
The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
Planning Commission Resomtion No. 3381
PLN2001-94 - 2460 S. Winchester Boulevard-Remodel/Addition - Woolworth Garden Center
Page 2
o
The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
Approved Project: Approval is granted for a Modification (PLN2001-94) to a previously
approved Conditional Use Permit (UP 76-18) to allow for the remodel and addition of a
second story to the existing garden center at 2460 S. Winchester Boulevard. Project approval
shall substantially comply with project plans received by the Community Development
Department on October 1, 2001, except as may be modified by the Conditions of Approval
herein.
Modification Approval Expiration: The Modification approval shall be valid for one year
from the date of final approval. Within this one-year period, a building permit must be
obtained and construction completed one year thereafter. Failure to meet these deadlines will
result in the permit being void.
o
Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division for review and approval by the Community
Development Director prior to the issuance of a building permit. Landscape and irrigation
plans shall be consistent with the City's Water Efficient Landscaping Standards (WELS).
The plans must incorporate:
a. Addition of one street tree (24 inch box Tulip tree) at 30 feet on center, per the City of
Campbell Streetscape Standards, to replace the removed Magnolia tree.
b. Addition of landscaping in the new landscape planters in front of the building and
wrought iron fence.
c. Addition of landscaping along the frontage landscaping strip to provide attractive
screening of the parking lot.
d. Addition of landscaping along the northern property line, including a new planting area
along the new concrete block wall planted with a climbing vine.
Planning Commission Resomtion No. 3381
PLN2001-94 - 2460 S. Winchester Boulevard-Remodel/Addition - Woolworth Garden Center
Page 3
o
Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the required landscaping for the project.
Mechanical Equipment: No new roof-mounted and/or ground level mechanical equipment,
i.e. air conditioning units, shall be located on or adjacent to the building without providing
screening of the mechanical equipment from public view. The applicant shall submit details
regarding the location and screening material for the mechanical equipment to the Planning
Division for review and approval by the Community Development Director prior to the
issuance of a building permit.
Trash Disposal/Recycling: The applicant shall submit details regarding the design and
location of a trash and recycling enclosure(s) to the Planning Division for review and
approval by the Community Development Director prior to the issuance of a building permit.
The design of the enclosure shall be compatible with the building and shall meet the
requirements of Section 6.04.080 of the Campbell Municipal Code.
Operational Hours: Operational hours shall be limited to 7 a.m. to 11 p.m. daily, unless a
Conditional Use Permit is obtained from the Planning Commission for late night operations.
Sign Permit: No signage is permitted as part of the development application approved herein.
New signage shall not be installed prior to approval of a sign permit as required by Chapter
21.53 of the Campbell Municipal Code.
Parking, Driveways, and Maintenance: All parking and driveway areas shall be developed in
compliance with the approved plans and Chapter 21.50 (Parking and Loading) of the
Campbell Municipal Code, subject to review by the Community Development Director. All
parking areas shall be regularly swept and cleaned to remove litter and debris from the
parking areas and driveways.
10. Building Elevations, Details, and Colors: The applicant shall submit detailed building
elevations depicting architectural details and exterior materials and colors. Detailed
elevations shall be reviewed and approved by the Community Development Director prior to
the issuance of a building permit.
11. Fences/Walls: The applicant shall submit a plan showing a sight obscuring wall to effectively
screen the bulk storage and shipping area from the adjacent property. The wall shall extend
along the northern property line from the eastern side of the proposed shared driveway to the
north eastern property line. The wall shall be constructed of concrete block and finished with
stucco or other texture coating and painted to match the building. All newly proposed
fencing and/or walls shall comply with Section 21.59.090 of the Campbell Municipal Code
and shall be submitted for review and approval by the Community Development Director
prior to the issuance of a building permit.
Planning Commission Resomtion No. 3381
PLN2001-94 - 2460 S. Winchester Boulevard-Remodel/Addition- Woolworth Garden Center
Page 4
12. On-Site Lighting: Any proposed on-site lighting shall be shielded away from adjacent
properties and directed on site. The design and type of lighting fixtures and lighting intensity
of any exterior lighting shall be reviewed and approved by the Community Development
Director, prior to issuance of a Building Permit. Lighting fixtures shall be of a decorative
design to be compatible with the development and shall incorporate energy saving features.
Building Division:
13. Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
14. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
15. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
16. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California Licensed Engineer or Architect. Plans submitted for building permits shall be
"wet stamped" and signed by the qualifying professional person.
17. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building
Official, containing foundation and retaining wall design recommendations shall be
submitted with the building permit application. This report shall be prepared by a Licensed
Engineer specializing in soils mechanics.
18. Site Plan: Application for building permit shall include an accurate site plan that identifies
property lines and proposed structures with dimensions and elevations as appropriate. The
site plan shall also include site drainage details. The site address and parcel numbers shall be
clearly called out. Site parking and path of travel to public sidewalks shall be detailed.
19. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall
be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
20. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
21. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
Planning Commission Resoxution No. 3381
PLN2001-94 - 2460 S. Winchester Boulevard-Remodel/Addition - Woolworth Garden Center
Page 5
submittal. The specification sheet (size 24 inches by 36 inches) is available at the Building
Division service counter.
22. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
23. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption
clause shall blue-line completed, City of Campbell "20%" exemption form on submitted
construction plans. Form is available at Building Division service counter.
24. Approvals Required: The project requires the following agency approvals prior to issuance of
the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
PUBLIC WORKS DEPARTMENT
25. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
26. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay fees, post security and
provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements, as required by the City Engineer. The fee for a non-
utility encroachment permit is $255.00. The plans shall include the following:
a. Removal of the existing northerly driveway approach and replacement with curb, gutter,
and sidewalk.
b. Removal of existing southerly curb, gutter, sidewalk and construction of a new ADA
compliant driveway approach and sidewalk.
c. Removal of the existing driveway approach in front of the main entrance and
construction of new ADA compliant driveway approach with sidewalk.
d. Removal of existing substandard streetlight and replacement with a standard galvanized
streetlight.
e. Installation of additional street tree(s), tree well(s), and irrigation system as necessary to
provide street trees at 30 feet on center.
f. Construction of conforms to existing public and private improvements, as necessary.
27. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
Planning Commission Res~,,,,tlon No. 3381
PLN2001-94 - 2460 S. Winchester Boulevard-Remodel/Addition - Woolworth Garden Center
Page 6
28. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public fight-of-way line.
29. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets
that have been resurfaced within the previous five years will require boring and jacking for
all new utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
30. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
31. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention. The Public Works Department will provide information to the applicant to
substantially comply with this Condition of Approval.
32. Site Plan: Provide a complete and accurate Site Plan in accordance with the Planning
Division's checklist.
FIRE DEPARTMENT
33. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of 2,000
GPM or, in excess of two stories or 35 feet in height, shall be protected throughout by an
automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NFPA) Standards #13.
34. Required Fire Flow: The required fire flow for this project has been calculated at 2,500 gpm
at 20 psi residual pressure. As an automatic fire sprinkler system will be installed, the fire
flow has been reduced by 50% establishing an adjusted required fire flow of 1,500 gpm at 20
psi residual pressure (minimum fire flow for commercial buildings). The adjusted fire flow
is available from area water mains and fire hydrant(s), which are located at the required
spacing.
35. Hazardous Materials Closure: The northern portion of the land contains existing
retail/commercial occupancies. Of that area, certain occupancies contain hazardous materials
regulated elements. Prior to closure of those occupancies, the property owner and or
Planning Commission Res~,~,mon No. 3381
PLN2001-94 - 2460 S. Winchester Boulevard-Remodel/Addition - Woolworth Garden Center
Page 7
appropriate agents shall ensure that proper hazardous materials closure processes regulated
by this department are adhered to. Contact Mr. Richard Baker at (408) 378-4010 for
additional information.
36. Preliminary Review: Review of this development proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work, the applicant shall make application to, and receive
from, the Building Department all applicable construction permits.
PASSED AND ADOPTED this 9th day of October, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Gibbons, Hernandez, Jones and Leonard
None
Francois
None
ATTEST:
APPROVED:(~~~~
Josel~ Hema~cting Chair
Sharon Fierro, Secretary
PLN200!-94
Woolworth
Garden Center
ITEM NO. 3
STAFF REPORT - PLANNING COMMISSION MEETING OF
October 9, 2001
Public Hearing to consider the application of Woolworth Garden Center for
approval of a Modification (PLN2001-94) to a previously approved
Conditional Use Permit (UP 76-18) to allow for the remodel and addition of
a second story to the existing garden center on property located at 2460 S.
Winchester Blvd. in a C-2-S (General Commercial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, approving a Modification
(PLN2001-94) to a previously approved Conditional Use Permit (UP 76-18) to allow for the
remodel and addition of a second story to the existing garden center, subject to the attached
Conditions of Approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15301, Class 1 (e) of the California
Environmental Quality Act (CEQA) pertaining to additions to existing structures that will not
result in an increase of more than 10,000 square feet if the project is (1) in an area where all
public services and facilities are available to allow for maximum development permissible in the
General Plan, and (2) the area in which the project is located is not environmentally sensitive;
therefore, no environmental action is required.
PROJECT DATA
Category
Gross Lot Area:
Net Lot Area:
Proposed Project
79,999 square feet (1.95 acres) N/A
68,389 square feet (1.57 acres) N/A
Required/Allowed
Building Square Footage
Existing Building:
Building Addition:
Demolition:
Conversion to Greenhouse:
8,844 square feet N/A
3,300 square feet N/A
204 square feet N/A
3,600 square feet N/A
Gross Floor Area:
8,340 square feet N/A
Site Utilization
Building Coverage:
Paving Coverage:
Landscaping Coverage:
10,290 square feet (15%)
51,259 square feet (75%)
6,840 square feet (10%)
N/A
N/A
10%
Building Height: 28 feet 75 feet
Staff Report - Planning Commission Meeting of October 9, 2001
PLN2001-94 -- 2460 S. Winchester Blvd. - Woolworth Garden Center
Page 2 of 4
Category
Parking:
Proposed Project Required/Allowed
47 spaces 42 spaces
(45 standard, 2 handicapped, 0 compact)
Hours of Operation: 8 a.m. - 6 p.m. daily 7 a.m. - 11 p.m.
daily
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Modification (PLN2001-94) to a
previously approved Conditional Use Permit CLIP 76-18) to allow for the remodel and addition of
a second story to the existing garden center located at 2460 S. Winchester Boulevard. The
project site is located on the east side of Winchester Boulevard, south of Kennedy Avenue, and
west of the railroad tracks. The project site is surrounded by an office building to the south, the
future VTA light rail station and parking lot to the north, the Campbell Plaza Shopping Center to
the west, and multiple-family residences across the railroad tracks to the east.
Background: On November 18, 1976, the Planning Commission granted Woolworth Garden
Center a Conditional Use Permit (UP 76-18) and Site and Architectural Review Permit (S 76-36)
to construct a new garden supply center.
The Santa Clara Valley Transportation Authority (VTA) will acquire the northern portion of the
subject property in August 2002 for use as the new light rail station and parking lot. As a result,
Woolworth's must relocate the outdoor sales area and shipping and receiving area.
Modifications to the existing building must also be made to accommodate the condensed
operation.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is
Commercial. The use of the property as a garden center is consistent with this land use
designation. Therefore, the proposed project is consistent with the General Plan.
Zoning Designation: The zoning designation for the project site is C-2-S (General Commercial).
The continuation of the site as a garden center is a conditionally permitted use under the C-2-S
Zoning District. Therefore, the proposed project is consistent with the Zoning Ordinance.
Site Layout: The site is currently developed with a one-story building, roughly centered on the
property. Distribution and receiving is located on the southern side of the property and outdoor
plant sales is located on the northern side of the property. The applicant proposes to relocate the
outdoor plant sales to the southern side of the building and relocate distribution and receiving to
the northern side. The existing block wall on the south side of the building will be replaced with
wrought iron fencing to allow people to see into the outdoor plant sales area.
The front fagade of the building is proposed to be remodeled and an addition, including an upper
level above, added on the south side of the building. The exterior walls of the rear part of the
building would be removed and the roof replaced with clear lexan panels. A small portion of the
rear part of the building is proposed to be demolished.
New canvas shade structures are proposed behind the building and behind the new wrought iron
fencing on the south side of the building. These shade structures will provide weather protection
Staff Report - Planning Commission Meeting of October 9, 2001
PLN2001-94 -- 2460 S. Winchester Blvd. - Woolworth Garden Center
Page 3 of 4
for the plants but still allow light to penetrate. The structures have an arched top and are covered
with a pastel yellow striped fabric which appears to be white when seen from a distance.
The bulk storage of soil and rocks is proposed along the northern property line and will be
screened from the adjacent property by a sight obscuring wall along the property line. This
outdoor storage of materials does not include any loose soils or planting materials. All soil and
planting materials are contained in individual sealed bags.
Architecture: The new design of the proposed front facade is Spanish style with a stucco exterior
and new anodized aluminum frame windows. The proposed roof material for the new roof at the
front of the building is concrete roof shingles and is similar in color to the existing asphalt
composition shingle roof in the rear of the building which is to remain. The front facade will be
accented by a tile band at the base of the building, decorative stucco cornice and band course
treatments, and arched stucco insets on the towers.
The proposed colors for the building include a light tan color for the body of the building and a
dark tan color for the trim and accent treatments. The rear and sides of the building that are not
being remodeled will remain wood siding and will be painted to match the front fagade.
Staff finds that the proposed architectural design of the remodeled commercial building is
compatible with the surrounding developments and is supportive of the proposed design.
Trees/Landscaping: A minimum of ten percent of the net site area is required to be landscaped
per the Campbell Landscaping and Landscaping Maintenance Ordinance. The proposed project
will provide ten percent landscaping coverage of the net site area, including new landscaped
areas along the northern property line and in front of the remodeled building. Although it is not
included in the landscape coverage calculation, the vast majority of the outdoor sales area
located on the southern part of the property will be used to display plants which will be visible
from the parking lot and street.
No on-site trees will be removed as part of this project. All existing trees within the parking area
will be retained and two new Carob trees will be planted in the two existing vacant landscape
planters in the parking lot.
Streetscape Standards: The City's Streetscape Standards require a ten-foot attached sidewalk
with tree wells planted with a single row of Tulip trees at thirty feet on center. A continuous 5-
foot landscaping strip is required along the front property line adjacent to Winchester Boulevard.
The applicant is proposing to retain the existing 10-foot landscape buffer along Winchester
Boulevard, with the exception of the driveways. The required tree wells and sidewalk are
already installed and there are trees planted in the existing tree wells. These trees will remain
with the exception of one tree that is proposed to be removed to accommodate the relocated
driveway. This tree will be replaced with the required Tulip tree per the City's Streetscape
Standards (see Condition of Approval #3).
Parking/Access: Pursuant to the Campbell Parking and Loading Ordinance, one space is
required for each 200 square feet of gross floor area for a retail use. The proposed gross floor
area of 8,340 square feet yields a parking requirement of 42 spaces. The proposed site plan
Staff Report - Planning Commission Meeting of October 9, 2001
PLN2001-94 -- 2460 S. Winchester Blvd. - Woolworth Garden Center
Page 4 of 4
provides a total of 47 parking spaces, which exceeds the minimum parking requirement. The
parking area will provide 45 standard spaces, 2 handicapped spaces, and no compact spaces. In
order to save the existing matures trees in the parking lot, the parking lot will not be reconfigured
to accommodate more spaces or compact spaces with the exception of the addition of two new
handicapped spaces.
The proposed site plan shows the relocation of the existing northem driveway to the southern
portion of the property. The relocation of this driveway is necessary because VTA is planning a
new driveway and signal just north of this existing driveway. Two driveways are necessary for
the operation due to the volume of cars as well as trucks that service the operation. The new
location of the driveway will require the relocation of an existing street tree and substandard
street light with a new street tree and a standard galvanized streetlight to the satisfaction of the
Public Works Department (see Condition of Approval #26).
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of September 25, 2001. The Committee was supportive
of the application as proposed and had no additional comments or conditions of approval.
Attachments:
1. Findings for Approval of File No. PLN2001-94
2. Conditions of Approval for File No. PLN2001-94
3. Letter of Description from John Barton, Architect
4. Exhibits
5. Location Map
Prepared by:
Approved by:
Stephanie Willsey, Planner I
Sharon Fierro, Community Development Director
Attachment/41
FINDINGS RECOMMENDING APPROVAL OF FILE NO. PLN2001-94
SITE ADDRESS: 2460 S. Winchester Blvd.
APPLICANT: Woolworth Garden Center
P.C. MEETING: October 9, 2001
The Planning Commission finds as follows with regard to project number PLN2001-94:
1. The proposed project is consistent with the Commercial land use designation of the General
Plan and the C-2-S (General Commercial) Zoning District.
2. The proposed commercial building, as conditioned, is well designed and architecturally
compatible with other developments in the surrounding area.
3. The proposed project provides a sight obscuring wall along the northern property line to
provide screening of the outdoor bulk storage from the adjacent property.
4. The proposed project is compatible with the surrounding commercial and residential uses
within the neighborhood.
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 Zoning Ordinance.
2. The establishment, maintenance, or operation of the use will not be detrimental to the public
health, safety, peace, morals, comfort or general welfare of persons residing or working in
the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City.
3. The proposed commercial use is compatible with the uses in the area.
4. The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
5. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2001-94
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
2460 S. Winchester Blvd.
Woolworth Garden Center
October 9, 2001
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. The lead department with which the applicant will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the item under review.
Additionally, the applicant is hereby notified that he/she is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
Approved Project: Approval is granted for a Modification (PLN2001-94) to a previously
approved Conditional Use Permit (UP 76-18) to allow for the remodel and addition of a
second story to the existing garden center at 2460 S. Winchester Boulevard. Project
approval shall substantially comply with project plans received by the Community
Development Department on October 1, 2001, except as may be modified by the
Conditions of Approval herein.
Modification Approval Expiration: The Modification approval shall be valid for one year
from the date of final approval. Within this one-year period, a building permit must be
obtained and construction completed one year thereafter. Failure to meet these deadlines
will result in the permit being void.
Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division for review and approval by the Community
Development Director prior to the issuance of a building permit. Landscape and
irrigation plans shall be consistent with the City's Water Efficient Landscaping Standards
(WELS). The plans must incorporate:
a. Addition of one street tree (24 inch box Tulip tree) at 30 feet on center, per the City
of Campbell Streetscape Standards, to replace the removed Magnolia tree.
b. Addition of landscaping in the new landscape planters in front of the building and
wrought iron fence.
Conditions of Approval for File No. PLN2001-94
2460 S. Winchester Blvd. -- Woolworth Garden Center
Attachment #2
Page 2 of 6
c. Addition of landscaping along the frontage landscaping strip to provide attractive
screening of the parking lot.
d. Addition of landscaping along the northern property line, including a new planting
area along the new concrete block wall planted with a climbing vine.
4. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the required landscaping for the project.
o
Mechanical Equipment: No new roof-mounted and/or ground level mechanical equipment,
i.e. air conditioning units, shall be located on or adjacent to the building without providing
screening of the mechanical equipment from public view. The applicant shall submit details
regarding the location and screening material for the mechanical equipment to the Planning
Division for review and approval by the Community Development Director prior to the
issuance of a building permit.
Trash Disposal/Recycling: The applicant shall submit details regarding the design and
location of a trash and recycling enclosure(s) to the Planning Division for review and
approval by the Community Development Director prior to the issuance of a building permit.
The design of the enclosure shall be compatible with the building and shall meet the
requirements of Section 6.04.080 of the Campbell Municipal Code.
7. Operational Hours: Operational hours shall be limited to 7 a.m. to 11 p.m. daily, unless a
Conditional Use Permit is obtained from the Planning Commission for late night operations.
Sign Permit: No signage is permitted as part of the development application approved herein.
New signage shall not be installed prior to approval of a sign permit as required by Chapter
21.53 of the Campbell Municipal Code.
Parking, Driveways, and Maintenance: All parking and driveway areas shall be developed in
compliance with the approved plans and Chapter 21.50 (Parking and Loading) of the
Campbell Municipal Code, subject to review by the Community Development Director. All
parking areas shall be regularly swept and cleaned to remove litter and debris from the
parking areas and driveways.
10. Building Elevations, Details, and Colors: The applicant shall submit detailed building
elevations depicting architectural details and exterior materials and colors. Detailed
elevations shall be reviewed and approved by the Community Development Director prior to
the issuance of a building permit.
11. Fences/Walls: The applicant shall submit a plan showing a sight obscuring wall to effectively
screen the bulk storage and shipping area from the adjacent property. The wall shall extend
along the northern property line from the eastern side of the proposed shared driveway to the
north eastern property line. The wall shall be constructed of concrete block and finished with
stucco or other texture coating and painted to match the building. All newly proposed
fencing and/or walls shall comply with Section 21.59.090 of the Campbell Municipal Code
Conditions of Approval for File No. PLN2001-94
2460 S. Winchester Blvd. -- Woolworth Garden Center
Attachment #2
Page 3 of 6
and shall be submitted for review and approval by the Community Development Director
prior to the issuance of a building permit.
12. On-Site Lighting: Any proposed on-site lighting shall be shielded away from adjacent
properties and directed on site. The design and type of lighting fixtures and lighting intensity
of any exterior lighting shall be reviewed and approved by the Community Development
Director, prior to issuance of a Building Permit. Lighting fixtures shall be of a decorative
design to be compatible with the development and shall incorporate energy saving features.
Building Division:
13.
Permits Required: A building permit application shall be required for the proposed
structure. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit.
14. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
15. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
16.
Plan Preparation: This project requires plans prepared under the direction and oversight
of a California Licensed Engineer or Architect. Plans submitted for building permits
shall be "wet stamped" and signed by the qualifying professional person.
17.
Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall
be submitted with the building permit application. This report shall be prepared by a
Licensed Engineer specializing in soils mechanics.
18.
Site Plan: Application for building permit shall include an accurate site plan that
identifies property lines and proposed structures with dimensions and elevations as
appropriate. The site plan shall also include site drainage details. The site address and
parcel numbers shall be clearly called out. Site parking and path of travel to public
sidewalks shall be detailed.
19.
Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms
shall be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
20.
Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted
to the Building Official for approval prior to issuance of the building permits, in
accordance with U.B.C Section 106.3.5. Please obtain City of Campbell, Special
Inspection forms from the Building Inspection Division Counter.
Conditions of Approval for File No. PLN2001-94
2460 S. Winchester Blvd. -- Woolworth Garden Center
Attachment//2
Page 4 of 6
21.
Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24 inches by 36 inches) is available at the
Building Division service counter.
22.
Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited
to accessibility to building entrances from parking facilities and sidewalks.
23.
Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
24. Approvals Required: The project requires the following agency
issuance of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
approvals prior to
PUBLIC WORKS DEPARTMENT
25. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
26. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay fees, post security
and provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements, as required by the City Engineer. The fee for a non-
utility encroachment permit is $255.00. The plans shall include the following:
a. Removal of the existing northerly driveway approach and replacement with curb,
gutter, and sidewalk.
b. Removal of existing southerly curb, gutter, sidewalk and construction of a new ADA
compliant driveway approach and sidewalk.
c. Removal of the existing driveway approach in front of the main entrance and
construction of new ADA compliant driveway approach with sidewalk.
d. Removal of existing substandard streetlight and replacement with a standard
galvanized streetlight.
e. Installation of additional street tree(s), tree well(s), and irrigation system as necessary
to provide street trees at 30 feet on center.
f. Construction of conforms to existing public and private improvements, as necessary.
27. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions.
Conditions of Approval for File No. PLN2001-94
2460 S. Winchester Blvd. -- Woolworth Garden Center
Attachment #2
Page 5 of 6
Applicant shall comply with all plan submittals, permitting, and fee requirements of the
serving utility companies.
28. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
29.
Utility Installation Plan: Prior to issuance of building permits for the site, the applicant
shall submit a Utility Installation Coordination Plan and Schedule for approval by the
City Engineer for installation of street improvements and/or abandonment of all utilities.
Streets that have been resurfaced within the previous five years will require boring and
jacking for all new utility installations. Applicant shall also prepare pavement restoration
plans for approval by the City Engineer prior to any utility installation or abandonment.
30.
Grading and Drainage Plan: Prior to issuance of any grading or building permits for the
site, the applicant shall conduct hydrology studies based on a 10 year storm frequency,
prepare an engineered Grading and Drainage Plan, and pay fees required to obtain
necessary grading permits. The plans shall comply with the 1998 edition of the
California Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
31.
Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best
Management Practices handbook prepared by the Storm Water Quality Task Force, Santa
Clara Valley Water District and the City of Campbell Municipal Code regarding Storm
Water Pollution Prevention. The Public Works Department will provide information to
the applicant to substantially comply with this Condition of Approval.
32. Site Plan: Provide a complete and accurate Site Plan in accordance with the Planning
Division's checklist.
FIRE DEPARTMENT
33.
Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of
2,000 GPM or, in excess of two stories or 35 feet in height, shall be protected throughout
by an automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NFPA) Standards #13.
34.
Required Fire Flow: The required fire flow for this project has been calculated at 2,500
gpm at 20 psi residual pressure. As an automatic fire sprinkler system will be installed,
the fire flow has been reduced by 50% establishing an adjusted required fire flow of
1,500 gpm at 20 psi residual pressure (minimum fire flow for commercial buildings).
The adjusted fire flow is available from area water mains and fire hydrant(s) which are
located at the required spacing.
Conditions of Approval for File No. PLN2001-94
2460 S. Winchester Blvd. -- Woolworth Garden Center
Attachment #2
Page 6 of 6
35.
Hazardous Materials Closure: The northem portion of the land contains existing
retail/commercial occupancies. Of that area, certain occupancies contain hazardous
materials regulated elements. Prior to closure of those occupancies, the property owner
and or appropriate agents shall ensure that proper hazardous materials closure processes
regulated by this department are adhered to. Contact Mr. Richard Baker at (408) 378-
4010 for additional information.
36.
Preliminary Review: Review of this development proposal is limited to acceptability of
site access and water supply as they pertain to fire department operations and shall not be
construed as a substitute for formal plan review to determine compliance with adopted
model codes. Prior to performing any work, the applicant shall make application to, and
receive from, the Building Department all applicable construction permits.
Attachment #3
359 De Leon Avenue
JOHN BARTON ° ARCHITECT
a reta
hot
Garden Center has a long history in Campbell for over twenty years. We are
nursery, offering quality products and advice to our local customers. The
bulk of our business is local residents, however, the site also currently
our district offices and distribution for our other South Bay stores. It is
that due to the overall loss of interior and exterior space, the district
and distribution aspect of the operations will be relocated to another site.
Our work force varies somewhat according to the season but it averages approximately
8-10 employees at peak times, operating seven days a week from approximately 8am to
7pm. As a result of this project, the number of employees will remain the same or
decrease.
The lot itself is a trapezoid, with the larger portion located on the northern side of the
site.
Valley Transit Authority (VTA)
This project is a little unusual in that it is being driven by the Valley Transit Authority's
decision to take the northern portion of the Woolworth site (approx 1 acre) for use as a
parking lot for the VTA light rail system. Currently, the site has a one-story,
symmetrical building, roughly centered on the site. Distribution and receiving is currently
handles on the southern side of the building and outdoor sales is located on the
northern side of the building. As a result of VTA's decision to take this portion of the
parking lot and outdoor sales area, Woolworth must renovate and expand what space
they have left.
After consideration of our needs as well as what is available to us, Woolworth's has
decided...
To shif~ outdoor sales from the northern side of the lot to the southern side
and to relocate receiving to the northern side.
To remove the exterior walls of the rear of the building, leave the structure
intact (more or less) and replace the roof with lexan panels. Lexan is a kind
Fremont, CA 94539
(510) 623-9861
(510) 623-1451 Fax
of plexiglass, which will allow weather protection. This will help offset the loss
of outdoor sales area.
o
To expand the existing building to the South including an upper level to make
up for some of the administrative office space that we are losing on the
ground floor.
To maintain the existing parking lot as is with the exception of modifying the
ingress and egress.
General Circulation of the Site
VTA is planning a new ingress/egress just to the north of the existing driveway. This will
mean that the existing driveway (on the north side) will have to be closed up. This would
leave our site with only one driveway for ingress and egress. This would not work due to
the volume of cars as well as the volume of trucks that we need to service. With this in
mind, we propose to close up the existing ingress/egress at the northern edge (as noted
on the site plan) and replace it with a new ingress/egress on the southern edge of the
Winchester frontage. As part of this process, we would have to work with public works
and other related agencies in the relocation of the bus stop, a street tree, as well as a
streetlight. We are willing to work with the city as necessary to make this portion work.
Parking Lot
In order to save the existing mature trees, we are keeping the parking lot as is. This
results in a loss of parking, however we are still in compliance. We will upgrade the lot by
providing handicap spaces as generally required.
Although approximately 18% of the parking lot will be landscaped, we are only about 9% of
the total lot. However, it should be noted that as a retail nursery, the vast majority of'
the outdoor sales area would be used to display plants. Due to the loss of sales area
(to VTA) we simply cannot afford to give up any retail space to permanently installed
landscaping (which would not generate any sales). If we assume that at least 50% of the
outdoor sales area will be used to display plants, we could reasonably claim that the
actual percentage of the site that will display plants is actually 18% of the overall site.
Conversations with staff indicated that they might want a hedge in the landscape area
fronting on Winchester (similar to Safeway across the street). We would actually prefer
to keep the grass and accent it with seasonal color as well as some areas to receive a
red rose hedge. This would allow people to see into the parking lot and to the nursery
beyond. This is important to us because we have found that when people can see the
plants (for sale) from the parking lot, they are more likely to shop at our nursery.
Architecture
The building is currently a simple gable roof, symmetrical and roughly centered on the lot.
In order to replace the sales are lost to VTA, we have conver~d the rear half of the
building to outdoor sales (under the lexan panels). This means we have lost a significant
portion of the indoor area, which we have made up by placing a two-story addition
adjacent to the south side of the existing building. The addition had to be two-stories
because ground level sales spaces became too precious to use for offices. This meant
the need for the addition to be two stories. In turn, this led to a design problem in
integrating a two-story addition to a symmetrical one-story building. Ultimately, we
decided to renovate the existing facade as well. I would like to highlight a few of the key
elements and the reasons for them.
o
o
When it is busy, Woolwor~h's needs a separate entrance and exit. People are
pushing large car~s full of plants and we have found it works best if we can
avoid people entering and exiting from the same door. On the other hand, we
wanted people to know which was the entry from the parking lot, so we have
placed the main gable over the main entry. The exit, while protected with a
roof, does not have a similar element.
We propose to hide the existing gable roof behind a parapet. This allows us to
hide the fact that the main roofline is no longer centered on the building as
well as the fact that the building itself is no longer symmetrical.
We propose to replace the existing concrete block wall (on the south side)
with a new wrought iron fence with a planter in front. Again, the idea is that
we want people to see inside the sales area.
We propose to have a shade structure behind the building and behind the
wrought-iron fence (on the south side). The structure has an arched top
and is covered with a yellow striped fabric. This corresponds to the same
colors that we have used at our other stores (Cupertino and Sunnyvale).
The fabric comes in a green-red- or blue stripe as well. We have found that
the yellow stripe tends to blur toward a soPc pastel and fu~hermore, that
the light transmittance factor for the yellow is best for our climate and the
plants we sell.
In summary, we hope you agree that our project is worthy of a use permit.
Please feel free to call me if you have any questions.
Sincerely,
John Barton
Architect
0~.
CITY oF CAMPBELL
Community Development Department - Current Planning
September 19, 2001
Re: PLN2001-94 - 24~) S. Winchester Blvd - Modification of Use Permit
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesd. ay, September 25, 2001
Time: 6:45 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, October 9, 2001
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
Stephanie Willsey
Planner I
CC:
Leo Goria, Vice President (Applicant/Property Owners)
Woolworth Garden Center
2460 S. Winchester Boulevard
Campbell, CA 95008
John Barton (Applicant's Representative)
359 De Leon Avenue
Fremont, CA 94539
70 North First Street - Campbell, California 95008-1436 . TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
Re: PLN 2001-94
Woolworth Nurseries
2460 Winchester Blvd
Campbell CA 95008
N BARTON · ARCHITECT
10 September 2001
Stephanie Willsey
City of Campbell
Community Development Department
70 North First Street
Cambell Ca 95008
Dear Stephanie,
Attached is our resubmittal for Woolworths. We have revised the submittal per
your letter of 5 September, 2001. The revisions include...
Development Schedule included.
Colored perspective included.
Site Plan revised as follows...
a. Walkway indicated on North side of lot.
b. Bulk storage indicated on north side of sales (behind fence)
c. Existing netting to be removed.
d. A new concrete block wall (or other solid fencing, subject to
Campbell approval) to screen bull~soil.
e. Shopping cart storage indicated in one of the parking spaces.
f. Project Summary revised.
g. Width of landscape buffer on North side of parking lot increased to
bring total area up to 10%.
359 De Leon Avenue
Fremont, CA 94539
(510) 623-9861
(51 O) 623-1451 Fax
Elevations revised as follows...
a. It is not possible to reduce height of parapet any more. It is at the
minimum height needed to hide the existing gable end.
b. Windows have been added.
c. A belt band has been added to the building and a base as well.
Thank you for your assistance in reviewing the plans. If anything is missing, please
let me know and I will do whatever is necessary to keep the project on tract. I am
anticipating that we would go before the Architectural Review Board at the end
of September. Please advise me if this is still feasible.
Please feel free to call if you have any questions.
Sincerely,
N BARTON ° ARCHITECT
Woolworth Garden Center
Project Schedule
Milestone Notes
001 Preliminary submittal to Already completed
ust 2001
City of Campbell
Formal submittal to
City of Campbell
currently underway
September 2001
Review by Site Planning and
Architectural Review Board
October 2001
Review by Planning Commission
Nov/Dec 2001
Submittal to Building Department
Assumes favorable
Review by PC
Jan/Feb 2001
Permit Ready Construction to begin
Contractor already
Selected
Notes: Construction will take approximately five to six months (longer then normal) due
to the difficulty in maintaining store hours during construction.
July 2002
Construction Complete
August 2002
VTA takes control of northern
Portion of site
Date is non-negotiable
359 De Leon Avenue
Fremont, CA 94539
(510) 623-9861
(510) 623-1451 Fax
CITY OF CAMPBELL
Community Development Department - Current Planning
September 28, 2001
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, October 9, 2001, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Woolworth Garden Center for a Modification (PLN2001-94) to a previously
approved Conditional Use Permit to allow for the remodel and addition of a second story to the
existing Woolworth Garden Center on property located at 2460 $. Winchester Boulevard in a
C-2-S (General Commercial) Zoning District. This project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2001-94
Address: 2460 S. Winchester Boulevard
70 North First Street - Campbell, California 95008-1436 . TEL 408.866.2140 - FAX 408.866.8381 . TDD 408.866.2790
359 De Leon Avenue
Jori
BART N · ARCHITECT
Iworths Garden Center
We apl fiate this process as we feel it is helpful for us to know as early as
~hat the city's concerns may be regarding this project. Conversations
with (Tim Haley) indicated that the more information we can provide early,
the 'e feedback we can expect back from staff. With this in mind, I have broken
written description in two sections. The first deals with the information
ested on the handout while the second goes into more detail about what we
lticipate may be issues and where we are looking for some direction from staff.
Please call me if you have any questions as you process this pre-application.
Background
Woolworth's Garden Center has been in operation at 2460 South Winchester
Blvd since the 1970's. It occupies a 2.5 acre parcel consisting of a 8,640 sf
building, a parking lot for 78 cars, and an outdoor sales area. The Valley Transit
Authority (VTA) is in the process of condemning the left portion of their parking
lot and the majority of the outdoors sales area for a light rail parking lot. This
requires major changes to the way Woolworths uses the site. Currently, the
building is symmetrical with a gable to the front and side gables off to each
outdoor area. After VTA takes the land, there will be very little land lef~ on the
left hand side.
Proposed Use
The site is currently an indoor/outdoor nursery and it will remain as such.
Employees
Woolworth is a somewhat seasonal operation but its past history is to have 18-
32 employees- depending upon the time of year. Spring is the busiest and winter
is the slowest.
Hours of Operation
Typically, Woolworths is open 8:30 to 6pm every day. Depending on the season
(holiday), they may occasionally stay open to 9 pm.
Fremont, CA 94539
(510) 623-9861
(510) 623-1451 Fax
Adjacent U~es
As you stand in the street and face the site, there is commercial retail on the
right. The VTA parking lot will be on the left. There is also retail commercial
across the street.
Proposal
We propose to...
In dealing with the loss of approximately an acre on the left side, we are proposing
the following changes...
Outdoor Sales
We will move the outdoor sales area to the right side of the building. Bulk sales
(soils in bags-no loose soils) will move to the left side. A small shade area will
remain on the left side. We will be adding a new shade structure to the right side.
We will replace the existing cyclone fence with a wrought-iron fence between the
parking lot (on the right side) and the outdoor sales area. We ant people to see
into the sales area from the street and the parking lot.
Existing Building
We will demolish the rear 20 feet of the building to make a stronger connection to
the outdoor areas that will be left on both sides of the building.
We will also remove the exterior walls and replace the shingle roof with a plexiglass
roof for the last 40 feet that will be left of the building. Again, this will provide
some exterior greenhouse space and will also help us keep the connection between
the exterior spaces on both sides of the building.
Addition to Building
Add on (two stories) to the right of the existing building. This is necessary to
recover the space lost at the rear of the building as well as to direct foot traffic.
By adding on we are taking away the symmetry of the building, We propose to
compensate by renovating the facade as the exterior elevation shows.
We anticipate updating the building by the forms as well as the materials and
colors. The existing building is painted a grey and consists of T-111 plywood siding
and an asphalt shingle roof. We propose to be predominantly stucco (at least
from the street) with wood used mostly as accent trim. We anticipate that the
asphalt roof (that will remain over the rear of the building) would be hidden by the
new facade.
~hade Structures
These structures would consist of metal poles and structure with a yellow
striped fabric over the top. The fabric is specially designed to shade the plants
and protect them from excess water (rain). We would like to use the same fabric
as awnings over the entry and exit.
Parking Lot
We are losing a significant portion of the parking lot and we have dealt with it by
renovating what is left. Currently, the parking lot is angled parking with one way
aisles. We are changing this to 90 degree parking and two-way aisles (it is more
efficient). This means removing the existing seven parking lot trees as there is no
way to plan the new lot around the old trees. We are also asking to relocate one
of our access driveways. The current one will be too close to the VTA's driveway.
This may mean relocating a street tree or possibly a streetlight, depending upon
the clearance required. Please confirm the clearances required. Please also
confirm the required parking and whether we would comply as we have shown.
Orainage
Although the site is mostly fiat, there is currently a series of area drains, that,
as far as we can tell, drain to the rear of the property via a dry well. We
anticipate renovating the drainage system to carry the water to the front.
Please confirm whether we can deposit the water at the curb (at the street
gutter) or whether we need to tie into the underground city storm drains.
Please feel free to call me if you have any questions.
Sincerely,
CITY OF CAMPBELL
Community Development Department - Current Planning
September 5,2001
Mr. Leo Goria
Woolworth Nursery
2460 S. Winchester Blvd.
Campbell, CA 95008
Re:
PLN2001-94
2460 S. Winchester Blvd.
Use Permit Modification
Dear Mr. Goria:
Thank you for your Use Permit Modification application for the remodel and addition of a second story to
the existing Woolworth Nursery. The granting of a Use Permit Modification will require approval by the
Planning Commission and will be decided upon at a public heating.
The plans were distributed to the City's Building Division, Planning Division, Pubic Works Department,
and the Santa Clara County Fire Department. In addition to the Planning comments contained herein,
comments and conditions of approval from the Public Works Department, Building Division, and Fire
Department are enclosed.
Your application has been deemed incomplete. Additional information and details are needed in order to
deem your application complete. These items are listed below.
1. Development Schedule - Provide a written statement outlining the proposed scheduling for the
project.
2. Colored Perspective - Provide a color perspective illustrating an eye level view of the project and
adjacent structures.
3. Site Plan - The following information needs to be included on the site plan:
Proposed walkway from the street to the building which meets the latest California Title 24
Accessibility Standards. The walkway should show accessibility to the building entrance from
the sidewalk. A pedestrian connection to the VTA parking lot should also be shown.
b. The location for the outside soil storage.
c. Indicate the proposed use of the north easterly side of the property and if the existing netting is
to remain.
d. A new concrete block wall (to match existing) shall be shown on the northern property line to
effectively screen the outdoor storage and the shipping and receiving area.
70 North First Street . Campbell, California 95008-1436 - TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
PLN2001-94 2460 S. Winchester Blvd. Pave
2
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e. The location of the shopping cart storage in the parking lot.
A revised project summary which shows the correct number of parking spaces provided and a
separate calculation for building coverage (includes the open greenhouse) and gross floor area
(includes floor area on each floor measured from the exterior walls, does not include the open
greenhouse area.)
g. The landscaping area needs to be increased to meet the minimum requirement often percent of
the net lot size, or 6,838 square feet.
Elevations - Staff recommends the following changes to the front elevation:
a. Reduce the height of the parapet on the existing portion of the structure to the minimum allowed
to hide the existing gabled roof behind.
b. Add windows to the new second story portion of the structure.
c. Incorporate decorative tile or pre-cast concrete at the base of the building to add architectural
interest to the structure.
Thank you for the opportunity to review these plans. If you have any questions about the comments
contained herein, please feel free to give me a call at (408) 866-2143 or via email at
stephaniew~ci .campbell .ca .us.
Sincerely,
Stephanie Willsey
Project Planner
encl:
Building Inspection Division Comments and Conditions of Approval
Public Works Department Comments and Conditions of Approval
Fire Department Comments and Conditions of Approval
CC;
Geoff Bradley, Senior Planner
John Barton, 359 De Leon Avenue, Fremont, CA 94539
CITY OF CAMPBELL
Community Development Department - Current Planning
July 18, 2001
Leo Goria
Woolworth Nursery
2460 S. Winchester Blvd.
Campbell, CA 95008
Re: PRE2001-00027
2460 S. WinchesterBlvd.
Use Permit Modification
Dear Mr. Goria:
Thank you for your submittal of a preliminary application for a Use Permit Modification for the remodel and
addition of a second story to the existing Woolworth Nursery. The subject property is zoned C-2 (General
Commercial) and is designated as Commercial on the city's General Plan Land Use Map. The granting of a Use
Permit Modification will require approval by the Planning Commission and will be decided upon at a public hearing.
This proposal also includes the removal of several significant parking lot trees due to the necessity to reconfigure the
parking lot. The removal of these trees will require a Tree Removal Permit to be approved in conjunction with the
Use Permit Modification.
Your application was distributed to the Public Works Department, Building Division, Planning Division, and the
County Fire Department. Comments from the Planning Division are detailed below and comments and preliminary
conditions of approval from the Public Works Department and the County Fire Department are enclosed. Please note
that these comments are meant to be preliminary. Conditions of approval from each department will be developed at
the time of the Use Permit Modification application.
The Planning Division completed the review of the pre-application and has the following comments regarding the
proposal:
I. Building and Site Modifications
· Staff recommends that a second story element be incorporated into the design of the structure through a
hipped roof design.
· The exterior materials should be consistent throughout the front elevation. As part of the application please
provide an exterior color/material board as well as a perspective of the project.
· Please note the location and any architectural upgrades/modifications to the existing trash enclosure.
· Consider widening the existing entrance driveway to accommodate all incoming and outgoing traffic. This
would allow for the removal of the proposed relocated exit driveway and the need to relocate the fire hydrant
and streetlight.
Landscaping
· The City requires that ten percent of the net lot size be landscaped.
landscaped area in the project summary.
Please indicate the total amount of
70 North First Street . Campbell, California 95008-1436 · TEl 408.866.2140 · F.&x 408.866.8381 - TDD 408.866.2790
PRE2001-O0027 2460 S. Winchester Blvd. Page 2 of 2
Show the location, size, and species of the trees to be removed on the site. Pursuant to Section 21.56.070 of
the Campbell Municipal Code, an arborist report needs to be submitted for the trees to be removed.
The perimeter landscaping strips should include trees and shrubs to help screen the building from the street
and adjacent parcels. All landscaping areas should be protected by a six-inch curb.
3. Signage
· Any signage, including replacement of existing signs, requires sign permit approval. Planning staff will be
looking for a coordinated look for signage for the site should the existing signs need to be replaced.
Thank you for the opportunity to review these plans and for sharing your ideas for the site. The improvements you
have proposed will be a welcome addition to the property. We look forward to your official submittal reflecting the
recommended changes.
If you have any questions about the comments contained herein, please feel free to give me a call at (408) 866-2143 or
via Email at stephaniew(-a~ci.campbell.ca.us.
Sincerely,
Stephanie Willsey
Planner I
encl:
Public Works Department Comments and Preliminary Conditions of Approval
Fire Department Comments and Preliminary Conditions of Approval
CC:
Geoff Bradley, Senior Planner
John Barton, 359 De Leon Avenue, Fremont, CA 94539