UP and Sign - Chevron - 2007March 21, 2007
Mr. Robert Abbott
RHL Design Group, Inc.
1137 No. McDowell Blvd.
Petaluma, CA 94954
Re: Finding of Public Convenience or Necessity (PCN)
Chevron "Extra Mile Market"
1589 South Bascom Avenue
Campbell, CA
Dear Mr. Abbott:
Please be advised that the City of Campbell, by adopting Resolution No. 3797 granting
Conditional Use Permit PLN2006-84 for the Chevron site located at 1589 South Bascom
Avenue, finds that Public Convenience or Necessity (PCN) will be served by allowing
the sale of beer and wine at this location.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
hY'
Steve~
Planner 1
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOD 408.866.2790
March 5, 2007
Community Development Department
Mr. Bob Abbott
c/o RHL Designs Group, Inc.
1137 N. McDowell Blvd.
Petaluma, CA 94954
Re: PLN2006-84/PLN2006-96 -- 1589 S. Bascom Avenue
Use Permit/Sign Exception
Dear Applicant:
Please be advised that at its meeting of February 27, 2007, the Planning Commission
took the following actions:
1. Adopted Resolution No. 3797 granting a Conditional Use Permit and Parking
Exception (PLN2006-84) to allow for the demolition of an existing gasoline station,
establishment of a new 24-hour convenience market with beer and wine sales and
construction of a new gasoline station on property owned by Chevron; and
2. Adopted Resolution No. 3798 granting a Sign Exception (PLN2006-96) to allow a
26.8-foot gas price sign on the above-referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk
by 5 p.m. on Friday, March 9, 2007. The time within which judicial review of this action
must be sought is governed by Section 1094.6 of the California Code of Civil Procedure,
unless another statute (such as California Government Code Section 65009 or some
other applicable provision) sets forth a more specific time period.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Cc: Chevron (Property Owner)
6001 Bollinger Canyon Road
San Ramon, CA 94583
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOD 408.866.2790
RESOLUTION NO. 3797
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
AND PARKING EXCEPTION (PLN2006-84) TO ALLOW FOR THE
DEMOLITION OF AN EXISTING GASOLINE STATION,
ESTABLISHMENT OF A NEW 24-HOUR CONVENIENCE MARKET
WITH BEER AND WINE SALES AND CONSTRUCTION OF A NEW
GASOLINE STATION ON PROPERTY OWNED BY CHEVRON
LOCATED AT 1589 S. BASOM AVENUE, IN A C-2-S (GENERAL
COMMERCIAL) ZONING DISTRICT. APPLICATION OF MR. BOB
ABBOTT, ON BEHALF OF CHEVRON PRODUCTS COMPANY.
FILE NO: PLN2006-84.
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 PLN2006-84.
1. The proposed convenience market, pumping station, beer and wine sales and late
night operational hours is consistent with the General Commercial General Plan land
use designation and the C-2-S General Commercial Zoning District shown for the
project site.
2. The proposed use will be compatible with the C-2-S (General Commercial) zoning
designation with approval of a Conditional Use Permit.
3. The project site consists of a 2,045 square foot, one-story building accommodating a
convenience market and a 2,800 square foot canopy over a new pumping station
with four fuel dispensers.
4. The proposed site plan depicts that approximately 27 percent of the site will be
landscaped where a minimum 10 percent is required.
5. The project site is located on the northwest corner of East Hamilton Avenue and
South Bascom Avenue. The property is surrounded by a commercial use to the
north, south, east and west.
6. The proposed project is consistent with other commercial developments and uses in
the surrounding area.
7. Exterior modifications to the building are proposed that provide an attractive
commercial building.
Planning Commission Re~_lution No. 3797
PLN2006-84 - 1589 S. Bascom - Use Permit - Chevron
Page 2
8. The Police Department has not expressed a concern with the proposed project or
operational hours.
9. The hours of operation of the convenience store and gasoline station shall be 24
hours a day and gasoline delivery trucks shall be limited to non-peak traffic hours.
10. The project qualifies as a Categorically Exempt project per Section 15302, Class 2
(Replacement and reconstruction of existing commercial facility) of the California
Environmental Quality Act (CEQA).
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.
2. The proposed use is allowed within the applicable zoning district with Conditional
Use Permit approval, and complies with all other applicable provisions of this Zoning
Code and the Municipal Code.
3. The establishment will not result in an over concentration of liquor establishments in
the surrounding area.
4. The establishment will not create a nuisance due to litter, noise, traffic, vandalism, or
other factors.
5. The establishment will not significantly disturb the peace and enjoyment of the
nearby residential neighborhood.
6. The establishment will not significantly increase the demand on City services.
7. The proposed site is adequate in terms of size and shape to accommodate the
fences and walls, landscaping, parking and loading facilities, yards, and other
development features required in order to integrate the use with uses in the
surrounding area.
8. The proposed site is adequately served by streets of sufficient capacity to carry the
kind and quantity of traffic the use would be expected to generate.
9. The design, location, size, and operating characteristics of the proposed use are
compatible with the existing and future land uses on-site and in the vicinity of the
subject property.
10. The establishment, maintenance, or operation of the proposed use at the location
proposed will not be detrimental to the comfort, health, morals, peace, safety, or
general welfare of persons residing or working in the neighborhood of the proposed
Planning Commission Re~~lution No. 3797
PLN2006-84 - 1589 S. Bascom - Use Permit - Chevron
Page 3
use, or be detrimental or InJurious to property and improvements in the
neighborhood or to the general welfare of the City.
11. No substantial evidence has been presented which shows that the project, as
currently presented and subject to the required conditions of approval, will have a
significant adverse impact on the environment.
12. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a
Conditional Use Permit and Parking Exception (PLN2006-84) to allow for the demolition
of an existing gasoline station, establishment of a new 24-hour convenience market with
beer and wine sales and construction of a new gasoline station on property owned by
Chevron located at 1589 S. Bascom Avenue in a C-2-S (General Commercial) Zoning
District.
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
1. Approved Project Approval is granted for a Conditional Use Permit (PLN2006-84) to
allow the redevelopment of an existing service station to accommodate a 24-hour
convenience market with beer and wine sale, a new pumping station and canopy on
property located at 1589 S. Bascom Avenue. The building and site design shall
conform to the project exhibits listed below, except as may be modified by the
conditions of approval herein:
a. Revised project plans prepared by RHL Design dated 6/12/2006, and received by
the Planning Division on February 20, 2007, including a site plan, floor plans,
landscape plan, elevations, sign plans and trash enclosure details.
b. Color/material board and colored elevation received by the Planning Division on
February 13, 2007.
2. Conditional Use Permit Approval Expiration: The Conditional Use Permit approval
shall be valid for two years from the date of final approval. Within this two-year
period the use must be established on the property and the conditions of approval
Planning Commission Re~vll.ltion No. 3797
PLN2006-84 - 1589 S. Bascom - Use Permit - Chevron
Page 4
satisfied. Failure to meet this deadline will result in the Conditional Use Permit being
void.
3. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit
or any standards, codes, or ordinances of the City of Campbell shall be grounds for
consideration of revocation of the Conditional Use Permit by the Planning
Commission.
4. Property Maintenance: The owner/operator of the subject property shall maintain all
exterior areas of the business free from graffiti, trash, rubbish, posters and stickers
placed on the property.
5. SionaQe: Signage shall conform to the project plans dated February 20, 2007. The
location of the proposed freestanding signage shall be subject to review and
approval by the City's Traffic Engineer in order to determine if the proposed location
of the signs constitute a traffic visibility hazard.
6. Landscape Plan: The applicant shall submit four sets of a landscape and irrigation
plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. The landscape and irrigation
plan shall substantially conform with the approved conceptual landscape plan and
the City's Water Efficient Landscaping Standards (WELS) and shall include the
following:
a. Provide a combination of screening shrubs, trees and ground cover along the
driveway and the parking area.
b. Provide screening shrubs and vines along the rear and side property lines.
c. All shrubs shall be a minimum five gallon size plant material and all trees shall be
a minimum 24 inch boxed container.
7. liquor License: Beer and wine sale for off-site consumption is approved in
conjunction with convenience market.
8. Decorative Pavement: The applicant shall submit four sets of a site plan depicting
the following:
a. Upgraded decorative walkway finish for the proposed concrete pedestrian
walkway along the south side of the building for Community Development
Director review and approval.
9. Liohtina: The applicant shall submit four sets of a site plan depicting the following:
Planning Commission Re&,. .Jtion No. 3797
PLN2006-84 - 1589 S. Bascom - Use Permit - Chevron
Page 5
a. Location and detail of on-site lighting. Site lighting shall be designed to provide
safe and adequate illumination, while complying with the City of Campbell's
lighting design standards pursuant to CMC Section 21.16.060 (Le. prevention of
off-site light intrusion).
10. Location of Mechanical Equipment: No roof-mounted mechanical equipment (Le. air
conditioning units, ventilation ducts or vents), shall be added to the existing building
without providing screening of the mechanical equipment from public view and
surrounding properties. The screening material and method shall be architecturally
compatible with the building and requires review and approval by the Community
Development Director and Building Division prior to installation of such screening.
11. Trash and Recvclino Enclosure: 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 building permits for the project.
a. Trash containers of a size and quantity necessary to serve the new buildings
shall be in areas approved by the Fire Department and Community Development
Director.
b. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded
by a six-foot high solid wall with a decorative cap and have decorative doors and
designed to be architectural compatible to the buildings. The enclosure shall be
constructed at grade level and have a level area adjacent to the trash enclosure
area to service the containers.
12. Outdoor StoraQe: No outdoor storage is permitted on the subject property. No
equipment, materials or business vehicles shall be parked and/or stored outside the
building or within the parking lot.
13. Noise:
a. Noise Standard: Any noises, sounds and/or voices, including but not limited to
amplified sounds, loud speakers, sounds from car wash equipment generated by
the subject use shall not be audible to a person of normal hearing capacity from
any residential property.
b. Public Address System: An outdoor public address system is not permitted.
c. Noise Manaqement: In the event complaints are received by the City regarding
noise, the Community Development Director may immediately modify the hours
of operation and/or limit the extended hours of operation, subject to the project
being brought back to the Planning Commission for review.
Planning Commission Res~jl.ltion No. 3797
PLN2006-84 - 1589 S. Bascom - Use Permit - Chevron
Page 6
14. Trash & Clean Up: Trash and clean up shall not be done in the evening or early
morning hours. All trash and clean up shall be done between 6:00 a.m. and 10:00
p.m. daily.
15. Business Operational Hours: The hours of operation for the convenience market
and gasoline station shall be allowed 24 hours a day. Gasoline tank deliveries shall
be restricted to non-peak traffic hours as established by the City's Traffic Engineer.
16. Parkinq and Drivewavs: All parking and driveway areas shall be maintained in
compliance with the standards in Chapter 21.28 (Parking & Loading) of the
Campbell Municipal Code.
17. Utilitv Underqroundinq: All new on-site utilities shall be installed underground
pursuantto CMC Section 21.18.140.
Building Division
18. Permits Required: A building permit application shall be required for the proposed
demolition of the (e) service station. A separate building permit application shall be
required for the proposed new commercial structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
19. 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.
20. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
21. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 inches by 36 inches.
22. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. Site plan shall also include site drainage details. Site address and
parcel numbers shall also be clearly called out. Site parking and path of travel to
public sidewalks shall be detailed.
23. 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.
Planning Commission Re... Jlution No. 3797
PLN2006-84 - 1589 S. Bascom - Use Permit - Chevron
Page 7
24. Title 24 Energy Compliance: California Title 24 Energy Compliance Standards 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.
25. 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.
26. Foundation inspections: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report and according to approved plans. Horizontal and vertical
controls shall be set and certified by a licensed surveyor or registered civil engineer
for the follow items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
27. The City of Campbell, standard Santa Clara Valley Non-Point Source Pollution
Control Program specification sheet shall be part of plan submittal. The specification
sheet (size 24" X 36") is available at the Building Division service counter.
28. Title 24 Accessibilitv - 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.
29. Title 24 Accessibilitv - 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.
30. P.G.&E.: The applicant is advised to contact P.G.&E. as early as possible in the
approval process. Service installations, changes and/or relocations may require
substantial scheduling time and can cause significant delays in the approval
process. The applicant should also consult with P.G.&E. concerning utility
easements, distribution pole locations and required conductor clearances.
31.Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
Planning Commission RE;, .Aution No. 3797
PLN2006-84 - 1589 S. Bascom - Use Permit - Chevron
Page 8
b. Santa Clara County Fire Department
c. Bay Area Air Quality Management District (Demolitions Only)
d. Santa Clara County Department of Environmental health
e. School District:
i. Campbell Union School district (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (874-2900)
iv. Cambrian School District (377-2103)
Public Works Department:
32. Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current Preliminary Title Report.
33. Riqht-of-Wav for Public Street Purposes: Prior to occupancy, the applicant shall
cause additional right-of-way to be granted for public street purposes along the
Hamilton Avenue and Bascom Avenue frontage to accommodate a 10-foot park strip
and a 7 -foot sidewalk. The applicant shall cause all documents to be prepared by a
registered civil engineer/land surveyor, as necessary, for the City's review and
recordation.
34. Street Improvements: Prior to issuance of building permits for the site, the applicant
shall execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment
permit for the construction of the standard public street improvements, as required
by the City Engineer. The plans Shall include the following:
Hamilton Avenue and Bascom Avenue:
a. Show location of all existing utilities within the new and existing public right of
way including fiber optic conduits.
b. Relocation of all existing utilities including utility boxes, fire hydrants, covers,
poles, etc. outside of sidewalk and driveway areas. No utility boxes, covers, etc.
will be allowed in the sidewalk or driveway areas. This includes the relocation of
the existing fiber optic pull box to a location outside of the driveway and other
sidewalk areas. Specific methods for the relocation of this fiber optic conduit as
determined by the City must be followed to avoid potential damage to these fiber
optic cables.
c. Removal of the entire existing sidewalk, curb, gutter and driveway approaches as
determined by the City Engineer.
d. Construction of necessary curb, gutter, sidewalk, landscaping and irrigation as
needed where driveways are proposed to be removed.
e. Installation of ADA compliant driveway approaches.
Planning Commission Re... Jjution No. 3797
PLN2006-84 - 1589 S. Bascom - Use Permit - Chevron
Page 9
f. Removal of existing curb ramp at corner of Bascom Avenue and Hamilton
Avenue.
g. Installation of ADA compliant curb ramp at corner of Bascom Avenue and
Hamilton Avenue.
h. Installation of new modified Streetscape Standards including a 7 foot sidewalk,
10 foot landscaped park strip, curb, gutter, including City approved street
trees at approximately 30 feet on center, and irrigation on both Bascom
Avenue and Hamilton Avenue.
i. Construction of conforms to existing public and private improvements, as
necessary.
j. Replacement of existing underground utilities, boxes, meters as necessary.
k. Installation of traffic control, stripes and signs as determined by the City
Engineer.
35. Utility Encroachment Permit: Separate permits for the installation of utilities to serve
the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
36. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City.
37. Maintenance of Landscapinq: Current and future owner(s) are required to maintain
the landscaped park strip in the public right-of-way. This includes, but is not limited
to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that
would not allow the tree to grow to a mature height.
38. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
39. Utilities: All new on-site utilities shall be installed underground per Section
21.18.140 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.
40. Underqroundinq Street FrontaQe Utilities: All overhead utility lines along the project's
street frontages shall be installed or relocated u ndergrou nd per Section 21 .18.140 of
the Campbell Municipal Code. Applicant shall comply with all utility applications, plan
submittals, permitting, and fee requirements of the serving utility companies. In lieu
of immediate undergrounding of the public street frontage, the applicant may elect to
execute an agreement to participate in an underground utility program, should the
City establish such a program within the next 7 years. The owner shall post the
Planning Commission Re... .-,ution No. 3797
PLN2006-84 - 1589 S. Bascom - Use Permit - Chevron
Page 10
required security of $65,000.00 with the City to ensure participation in the
underground utility program.
41. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
42. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Hamilton Avenue has not been reconstructed or overlaid in the last 5
years however; Bascom Avenue was recently overlaid in FY 00/01. The pavement
restoration plan shall indicate how the street pavement shall be restored following
the installation or abandonment of all utilities necessary for the project
43. Additional Street Improvements: Should any new utility main lines or other work
required to service the development that affects any public improvements, the City
may add conditions to the development/project, at the discretion of the City
Engineer, to restore pavement or other public improvements to the satisfaction of the
City.
44. Gradinq & Drainaqe Plan: Prior to occupancy clearance, the applicant shall
refurbish, remodel, and reconstruct the on-site drainage system, as necessary, to
demonstrate that the facilities are functioning normally in accordance with the
requirements of the City.
45. Gradinq & Drainaqe Plan Review Fee: Prior to issuance of any grading or building
permits for the site, the applicant shall pay the required Grading & Drainage Plan
Review Fee of $800.00.
46. Soils Report: Prior to issuance of any grading or building permits for the site,
applicant shall provide a soils report prepared by a registered geotechnical or civil
engineer.
47.Storm Drain Area Fee: Prior to issuance of any grading or building permits for the
site, the applicant shall pay the required Storm Drain Area fee of $2,650 per net
acre, which is $1,442.00.
Planning Commission Re\:._.ution No. 3797
PLN2006-84 - 1589 S. Bascom - Use Permit - Chevron
Page 11
48. Stormwater Pollution Prevention Measures: The applicant shall comply with the
National Pollution Discharge Elimination System (NPDES) permit requirements,
Santa Clara Valley Water District requirements, and the Campbell Municipal Code
regarding stormwater pollution prevention. Specifically the project must include
source control, site design and treatment measures to achieve compliance with
Provision C.3. of the NPDES Permit. The primary objectives are to improve the
quality and reduce the quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
a. Upon submission of the preliminary site/grading plans, the applicant shall
calculate and submit to the City the amount of impervious surface created by the
development including the types of stormwater controls to be used.
b. Prior to the issuance of grading or building permits the applicant's designer or
engineer shall submit the required certification for sizing, selection, and
preliminary design of treatment BMP's for the project site to meet the
requirements of the City of Campbell's NPDES permit, No. 01-119, Provision
C.3.
c. The applicant shall also comply with any other or new conditions as required by
the City of Campbell's most current NPDES permit.
Prior to occupancy, a qualified BMP certifier is required to inspect the stormwater
management facilities, submit a complete set of as-built drawings to Public Works
Engineering, and certify on these drawings that:
a. The stormwater management facilities were constructed in compliance with the
approved plans.
b. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials;
c. All variations in construction from the approved design plan have been identified,
including omissions to and additions from the approved plan; and
d. Any changes are in conformance with local, state, or federal regulations.
Prior to occupancy, the applicant shall provide security for the operation and
maintenance of stormwater pollution prevention measures installed or provided as a
part of this project. Prior to issuance of any grading or building permits the applicant
Planning Commission Re~_,ution No. 3797
PLN2006-84 - 1589 S. Bascom - Use Permit - Chevron
Page 12
shall sign the "Covenants for the Operation and Maintenance of Stormwater
Facilities" and submit a Stormwater Management Plan.
49. Minimum BMPs for Gas Stations or Equipment FuelinQ Facilities:
All new fueling stations or expansion of such uses shall include the following BMPs:
a. Installation and maintenance of a treatment control measure.
b. Paving the fueling area floors with an impermeable surface. (Le., PCC or
equivalent smooth impervious surface.)
c. Cover the fueling areas with a canopy or cover that extends a minimum of ten
(10) feet in each direction from each pump. Alternatively, cover the fueling areas
with a canopy or cover that has minimum dimensions equal to or greater than the
area within the grade break or fuel dispensing area. (The fuel dispensing area is
defined as the area extending a minimum of 6.5 feet from the corner of each fuel
dispenser or the length at which the hose and nozzle assembly may be operated
plus a minimum of one foot, whichever is greater. In no case should the canopy
or cover drain onto the fueling area.)
d. Grade the fuel area with the minimum slope necessary to prevent water draining
toward the fueling area.
e. Grade the fuel area with the minimum slope necessary to prevent ponding.
f. Separate the fueling area from the rest of the site by a grade break that prevents
run-on of storm water to the maximum extent practicable.
g. Dry sweep the fueling area routinely.
h. Stencil all on-site storm drains in conformance with the City of Campbell's
requirements.
I. Prepare a spill cleanup plan in conformance with the Santa Clara County Fire
Code.
SANTA CLARA COUNTY FIRE DEPARTMENT
50. Required Fire Flow: The fire flow for this project is 1500 gpm at 20 psi residual
pressure. The adjusted fire flow is available from area water mains and fire
-hydrant(s) which are spaced at the required spacing.
51. Fire Lane Markina Required: Provide marking for all roadways within the project.
Markings shall be per fire department specifications. Installations shall also conform
to Local Government Standards and Fire Department Standard Details and
Specifications A-6.
52. ParkinQ Alona Roadwavs: The required width of fire access roadways shall not be
obstructed in any manner and, parking shall not be allowed along roadways less
than 28 feet in width. Parking may be permitted along one side of roadways 28-35
feet in width. For roadways equal to or greater than 36 feet, parking will be allowed
Planning Commission Resolution No. 3797
PLN2006-84 - 1589 S. Bascom - Use Permit - Chevron
Page 13
on both sides of the roadway. Roadway widths shall be measured curb face to curb
face, with parking space based on an 8 foot width.
53. Fuel Disoensina Devices: Any modification or new installation of fuel dispensing or
appurtenant devices shall receive full plan review input by this department reflecting
compliance with the 2001 California Fire Code. Consult as appropriate with
Hazardous Materials Specialist Richard Baker for additional information.
54. Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their background.
SANTA CLARA COUNTY FIRE DEPARTMENT
55. On-Site Wells: Prior to the issuance of any permits to construct, and in accordance
with District Ordinance 90-1, all existing wells affected by the redevelopment of the
site need to be identified and properly registered with the Water district and either be
maintained or destroyed in accordance with the District's standards. Destruction of
any well and the construction of any new wells proposed, including monitoring wells,
require a permit from the District prior to construction.
PASSED AND ADOPTED this 27th day of February, 2007, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Francois, Gibbons, Rocha and Roseberry
Alderete
Ebner
None
Il '-'7-
A' '-, (I / .
APPROVED: I (~ f~
Michael Rocha, Chair
ATTEST:
RESOLUTION NO. 3798
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SIGN
EXCEPTION (PLN2006-96) TO ALLOW A 26.8-FOOT GAS
PRICE SIGN ON PROPERTY OWNED BY CHEVRON
LOCATED AT 1589 5. BAsOM AVENUE, IN A C-2-S
(GENERAL COMMERCIAL) ZONING DISTRICT.
APPLICATION OF MR. BOB ABBOTT, ON BEHALF OF
CHEVRON PRODUCTS COMPANY. FILE NO: PLN2006-96.
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 PLN2006-96.
I. The proposed sign is architecturally compatible with the building in terms of style
and design.
2. The proposed size is proportional to the buildings.
3. The site is unusually difficult to locate in comparison to similar uses due to the
location of the kiosk in the middle of a shopping center parking lot.
4. The business would not be adequately identified with only one freestanding gasoline
sign pursuant to the State of California Business & Professions Code Section 13531.
Based on the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. Signs otherwise allowed by Zoning Code would not be visible to the public due to
issues of distance or obstructions that are beyond the control of the owner of the
site.
2. Sign will not be increased in size more than necessary to allow the signs to be
visible to the public and intelligible to a person of normal sight.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Sign
Exception (PLN2006-96) to allow a 26.8-foot gas price sign on property owned by
Chevron located at 1589 S. Bascom Avenue in a C-2-S (General Commercial) Zoning
District.
Planning Commission Resolution No. 3798
PLN2006-96 - 1589 S. Bascom - Sign Exception - Chevron
Page 2
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
Plannina Division:
1. Aooroved Plans: Approval is granted for an exception to the sign regulations to
allow a second freestanding gasoline price sign facing South Bascom Avenue to be
located at 1589 S. Bascom Avenue. The sign area for the gasoline price sign shall
not exceed 26.8 square feet.
2. location of Sian: The location of the proposed sign shall be subject to review and
approval by the City's Traffic Engineer in order to determine if the proposed location
of the sign constitutes a traffic visibility hazard.
Bulldlna Division:
3. Permits Reauired: A building permit application shall be required for the proposed
signs. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit. Prior to performing any work, the applicant shall
make application to, and receive from, the Building Division, all applicable
construction permits.
PASSED AND ADOPTED this 2th day of February, 2007, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Francois, Gibbons, Rocha and Roseberry
Alderete
Ebner
None
APPROVED: II d{ht /~~
Michael Rocha, Chair
..
ITEM NO.2
,.\.~.O~.C%A<9
t:: <;-
U r'
o 0
-" ..
1-.. '-~
'O~CHi'I'O'
CITY OF CAMPBELL. PLANNING COMMISSION
Staff Report . February 27, 2007
PLN2006-84
PLN2006-96
Abbott, B.
Public Hearing to consider the application of Mr. Bob Abbott, on behalf of
Chevron, for a Conditional Use Permit (PLN2006-84) and Sign Exception
(PLN2006-96) to redevelop an existing service station to accommodate a
24-hour convenience market with beer and wine sales, a new pumping
station, and new signage on property owned by Chevron located at 1589 S.
Bascom Avenue in a C-2-S (General Commercial) Zoning District. Staffis
recommending that this project be deemed Categorically Exempt under
CEQA.
STAFF RECOMMENDATION
That the Planning Commission takes the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Conditional Use
Permit (PLN2006-84) to allow the redevelopment of an existing service station to
accommodate a 24-hour convenience market with beer and wine sales and a new pumping
station, subject to the attached conditions of approval.
2. Adopt a Resolution, incorporating the attached findings, approving a Sign Exception
(PLN2006-96) to allow a 26.8 square foot gasoline price sign along South Bascom Avenue,
subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15302, Class 2 of the California Environmental Quality Act (CEQA), pertaining to
replacement and reconstruction of commercial structures.
PROJECT DATA
Net Lot Area:
Usable Area
Non-exclusive Easement
.54 acres
.3 3 acres
.22 acres
23,706 square feet
14,300 square feet
9,406 square feet
Site Utilization:
Building Coverage:
Paving Coverage:
Landscaping Coverage:
2,045 sq. ft.
15,221 sq. ft.
6,440 sq. ft.
9%
64%
27%
Floor Area Ratio (FAR):
.20 FAR
.40 FAR maximum unless exception is granted by the Planning
Commission
-
.,.-,,,,,
Staff Report - Planning COll'iullssion Meeting of February 27,2007
PLN2006-84/96 - 589 S. Bascom Avenue - Use Permit/Sign Exception - Chevron
Page 2
Building:
Existing:
Proposed:
98 sq. ft. restrooms
2,045 sq. ft. convenience market
Setbacks:
Proposed
10ft. Front
10ft. Side
5 ft. Rear
Required:
10ft. Front
10ft. Side
10ft. Rear
Canopy Island:
4 Fueling Stations 2,800 sq. ft.
Required Parking: 1 space for each 200 sq. ft. of retail building area: 11
Parking Provided: 9 parking spaces for retail use 9
8 spaces in refueling area ~
17
The property is surrounded by the following uses:
North:
South:
West:
East:
Commercial (Restaurant)
Commercial (Retail)
Commercial (Car Wash)
Commercial (Retail)
Operational hours: Open 24 hours a day
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit and a
Sign Exception to allow the redevelopment of an existing gasoline service station. The proposed
development will accommodate a convenience market, new pumping stations with four fuel
dispensers.
Proiect Location: The subject property is located at the northwest comer of East Hamilton
Avenue and South Bascom Avenue
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is General
Commercial. The proposed use is consistent with this land use designation and the following
General Plan strategies
Strategy LUT-5.3h: Parking and Circulation: Provide adequate parking and
encourage circulation patterns to serve commercial districts so as to discourage
commercial traffic into adjacent residential zones.
Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and
public spaces by orienting the building to the street, including human scale details and
massing that engages the pedestrian.
Staff Report - Planning COIlliulssion Meeting of February 27,2007
PLN2006-84/96 - 589 S. Bascom Avenue - Use Permit/Sign Exception - Chevron
Page 3
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high
quality building materials on all buildings to ensure the long-term quality of the built
environment.
Strategy LUT - 10.2a: Streetscaoe Standards: Implement Streetscape Standards with
landscaped boulevard treatment on arterial streets, and implement the installation of
street trees per the Standard Street Improvements.
Zoning Designation: The zoning designation for the project site is C-2-S (General Commercial).
A convenience market, gasoline station, late night hours (after 11 p.m.) and beer and wine sales
require a Conditional Use Permit in the C-2-S (General Commercial) Zoning District. The size
of the gasoline price sign proposed requires a Sign Exception within a Commercial Zoning
District.
Architecture: The applicant is proposing the construction of a new convenience market and
pumping stations. The applicant has made significant departures from their standard corporate
architecture by eliminating the original dual identity design. The convenience market would be
stucco with varied rooflines (pitched roof over the entrance and cornices at the flat roof sections).
Additional details include: a tile wainscot, tile accents and trellises. The exterior colors would
include a cream and light tan body with a light tan tile wainscot. The pitched roof would be terra
cotta tiles.
The proposed pumping station design incorporates the cornice on the canopy, stucco columns
with tile wainscot and colors to match the market.
Setbacks: The applicant is requesting a five foot rear setback. Pursuant to Campbell Zoning
Code Section 21.10.050, the Planning Commission may grant a reduction or approve a structure
to be placed on the rear property line and may designate that additional landscaping and setback
requirements be provided at the front of the parcel. Staff recommends the Planning Commission
approve the requested modification ofthe rear setback. The applicant has provided additional
landscaping as recommended by the Zoning Code.
Signage: The applicant is requesting one wall sign on the front ofthe convenience market. The
market sign has been subdued from the original corporate color scheme and is 50 square feet in
area. The canopy signs have been reduced in number from four to two. The signs would consist
of one 16.6 square foot "Chevron" channel letter sign along the Hamilton Avenue frontage and
one 3.9 square foot Chevron logo sign along the Bascom Avenue frontage. The applicant is
requesting a total of two monument signs, one identification and gasoline price sign that meets
the code requirements facing Hamilton Avenue and one that exceeds that allowable square
footage along the South Bascom Avenue frontage. The signage proposed would be internally
illuminated.
The applicant is requesting a Sign Exception to allow a gasoline price sign along South Bascom
Avenue to exceed the 16 square foot maximum sign area. The proposed sign would be 26.8
Staff Report - Planning COIllJ.1ilssion Meeting of February 27,2007
PLN2006-84/96 - 589 S. Bascom Avenue - Use Permit/Sign Exception - Chevron
Page 4
square feet. Staff recommends approval of the Sign Exception with the condition that the City's
Traffic Engineer finds that the sign location does not constitute a traffic visibility hazard.
Late Night Activities: The applicant is requesting approval to operate this facility 24-hours a
day. Uses after 11 p.m. or before 6:00 a.m. require a Conditional Use Permit. After considering
the surrounding commercial uses, staff is supportive of the requested operational hours.
Gasoline Deliveries: Staff recommends that fuel delivery trucks be restricted to late evening
hours in order to eliminate any potential traffic impact at this intersection. Staff has
recommended a Condition of Approval that restricts delivery hours to 8 p.m. to 12:00 a.m.
Liquor License: The applicant is requesting approval to allow alcohol sales in conjunction with
the convenience store. Section 21.36.110 of the Campbell Municipal Code requires that all off-
site alcoholic establishments, except grocery stores shall be a minimum of 500 feet from another
such use, either within or outside the City. There is one business within the 500 foot limit,
Classic Carwash, which also provides off-site alcohol sales. Staff believes that the incidental gift
wine sales associated with the gift shop should not be considered an over concentration as
referenced by Code. The only other business with alcohol sales within the 500 feet limit is
Spoons Restaurant with general on-site alcohol sales.
Landscaping: Landscaping Requirements for C-2-S Zoning District, Section 21.26.020.B,
requires a minimum of 10 percent of the site to be landscaped and a minimum lO-foot planter
strip along the street property lines. A minimum lO-foot planting strip is shown and 27 percent
of the site is landscaped. Given the proposed building layout and required on-site circulation,
landscaping opportunities have been maximized. The site plan indicates a substantial increase in
the amount of on-site landscaping.
A Condition of Approval requires the submittal of a detailed landscape and irrigation plans for
the review and approval of the Community Development Director.
Underground Fuel Storage Tanks: The applicant is proposing the installation of the latest
continuously monitored tanks and fuel piping system. The project includes the latest Enhanced
Vapor Recovery (EVR) system along with an In Station Diagnostics (ISD). Fuel would be
stored in three new underground tanks.
Police Department Review: The Campbell Police Department has reviewed the application and
has no objections to the proposed allowance of beer and wine sales in conjunction with the
convenience market.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of February 13, 2007. The Committee was supportive of
the project as presented and was in agreement with staffs recommendations for additional
information regarding on-site lighting and an upgraded walkway finish. These items have been
addressed in the Conditions of Approval.
Staff Report - Planning CommIssion Meeting of February 27,2007
PLN2006-84/96 - 589 S. Bascom Avenue - Use Permit/Sign Exception - Chevron
Page 5
The applicant has provided a more detailed landscape plan and a trash enclosure detail as
requested. The current Project Plans reflect these changes.
Attachments:
1. Findings for Approval of File No. PLN2006-84
2. Conditions of Approval for File No. PLN2006-84
3. Findings for Approval for File No. PLN2006-94
4. Findings for Approval for File No. PLN2006-94
5. Project Description
6. Photographs dated June 13,2006
7. 500 Foot Off-site Alcohol Sales Location Map
8. Project Plans dated February 20, 2007
9. Color Elevations date February 20,2007
10. Location Map
Prepared by:
~7~
---
Steve Prosser, Planner I
Approved by:
lanner
Attachment # 1
FINDINGS FOR APPROVAL OF FILE NO. PLN2006-84
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
1589 S. Bascom Avenue
Bob Abbott
February 27,2007
Findings for approval of a Conditional Use to allow the redevelopment of an existing service
station to accommodate a 24-hour convenience market with beer and wine sales. a new pumping
station. and new signage on property located at 1589 S. Bascom Avenue.
The Planning Commission finds as follows with regard to file numbers PLN2006-84:
1. The proposed convenience market, pumping station, beer and wine sales and late night
operational hours is consistent with the General Commercial General Plan land use
designation and the C-2-S General Commercial Zoning District shown for the project site.
2. The proposed use will be compatible with the C-2-S (General Commercial) zoning
designation with approval of a Conditional Use Permit.
3. The project site consists of a 2,045 sq ft. one story building accommodating a convenience
market and a 2,800 sq. ft.canopy over a new pumping station with four fuel dispensers.
4. The proposed site plan depicts that approximately 27 percent of the site will be landscaped
where a minimum 10 percent is required.
5. The project site is located on the northwest comer of East Hamilton Avenue and South
Bascom Avenue. The property is surrounded by a commercial use to the north, south, east
and west.
6. The proposed project is consistent with other commercial developments and uses in the
surrounding area.
7. Exterior modifications to the building are proposed that provide an attractive commercial
building.
8. The Police Department has not expressed a concern with the proposed project or operational
hours.
9. The hours of operation of the convenience store and gasoline station shall be 24 hours a day
and gasoline delivery trucks shall be limited to the hours of 8:00 p.m. to 12:00 a.m.
10. The project qualifies as a Categorically Exempt project per Section 15302, Class 2
(Replacement and reconstruction of existing commercial facility) of the California
Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
Attachment # 1
Page 2 of2
1. The proposed project is consistent with the General Plan.
2. The proposed use is allowed within the applicable zoning district with Conditional Use
Permit approval, and complies with all other applicable provisions of this Zoning Code and
the Municipal Code.
3. The establishment will not result in an over concentration of liquor establishments in the
surrounding area.
4. The establishment will not create a nuisance due to litter, noise, traffic, vandalism, or other
factors. .
5. The establishment will not significantly disturb the peace and enjoyment of the nearby
residential neighborhood.
6. The establishment will not significantly increase the demand on City services.
7. The proposed site is adequate in terms of size and shape to accommodate the fences and
walls, landscaping, parking and loading facilities, yards, and other development features
required in order to integrate the use with uses in the surrounding area.
8. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic the use would be expected to generate.
9. The design, location, size, and operating characteristics of the proposed use are compatible
with the existing and future land uses on-site and in the vicinity of the subject property.
10. The establishment, maintenance, or operation of the proposed use at the location proposed
will not be detrimental to the comfort, health, morals, peace, safety, or general welfare of
persons residing or working in the neighborhood of the proposed use, or be detrimental or
injurious to property and improvements in the neighborhood or to the general welfare of the
City.
11. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant adverse
impact on the environment.
12. 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. PLN2006-84
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
1589 S. Bascom Avenue.
Bob Abbott
February 27,2007
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. Where approval by the Community Development Director, City Engineer, Public
Works Director, City Attorney, or Fire Department is required, that review shall be for compliance
with all applicable Conditions of Approval, adopted policies and guidelines, ordinances, laws and
regulations, and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
1. Approved Proiect Approval is granted for a Conditional Use Permit (PLN2006-84) to allow
the redevelopment of an existing service station to accommodate a 24-hour convenience
market with beer and wine sale, a new pumping station and canopy on property located at
1589 S. Bascom Avenue. The building and site design shall conform to the project exhibits
listed below, except as may be modified by the conditions of approval herein:
a. Revised project plans prepared by RHL Design dated 6/12/2006, and received by the
Planning Division on February 20,2007, including a site plan, floor plans, landscape plan,
elevations, sign plans and trash enclosure details.
b. Color/material board and colored elevation received by the Planning Division on February
13,2007.
2. Conditional Use Permit Approval Expiration: The Conditional Use Permit approval shall be
valid for two years from the date of final approval. Within this two-year period the use must
be established on the property and the conditions of approval satisfied. Failure to meet this
deadline will result in the Conditional Use Permit being void.
3. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit or any
standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of
revocation of the Conditional Use Permit by the Planning Commission.
4. Property Maintenance: The owner/operator of the subject property shall maintain all exterior
areas of the business free from graffiti, trash, rubbish, posters and stickers placed on the
property.
5. Signage: Signage shall conform to the project plans dated February 20,2007. The location of
the proposed freestanding signage shall be subject to review and approval by the City's Traffic
Engineer in order to determine if the proposed location of the signs constitute a traffic
Attachment #2
Page 2 of9
visibility hazard.
6. Landscape Plan: The applicant shall submit four sets of a landscape and irrigation plans to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director. The landscape and irrigation plan shall substantially
conform with the approved conceptual landscape plan and the City's Water Efficient
Landscaping Standards (WELS) and shall include the following:
a. Provide a combination of screening shrubs, trees and ground cover along the driveway and
the parking area.
b. Provide screening shrubs and vines along the rear and side property lines.
c. All shrubs shall be a minimum five gallon size plant material and all trees shall be a
minimum 24 inch boxed container.
7. Liquor License: Beer and wine sale for off-site consumption is approved in conjunction with
convenience market.
8. Decorative Pavement: The applicant shall submit four sets of a site plan depicting the
following:
a. Upgraded decorative walkway finish for the proposed concrete pedestrian walkway along
the south side ofthe building for Community Development Director review and approval.
9. Lighting: The applicant shall submit four sets of a site plan depicting the following:
a. Location and detail of on-site lighting. Site lighting shall be designed to provide safe and
adequate illumination, while complying with the City of Campbell's lighting design
standards pursuant to CMC Section 21.16.060 (i.e. prevention of off-site light intrusion).
10. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air
conditioning units, ventilation ducts or vents), shall be added to the existing building without
providing screening of the mechanical equipment from public view and surrounding
properties. The screening material and method shall be architecturally compatible with the
building and requires review and approval by the Community Development Director and
Building Division prior to installation of such screening.
11. Trash and Recycling Enclosure: 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 building permits for the
project.
a. Trash containers of a size and quantity necessary to serve the new buildings shall be in
areas approved by the Fire Department and Community Development Director.
b. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by a six-
foot high solid wall with a decorative cap and have decorative doors and designed to be
Attachment #2
Page 3 of9
architectural compatible to the buildings. The enclosure shall be constructed at grade level
and have a level area adjacent to the trash enclosure area to service the containers.
12. Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment,
materials or business vehicles shall be parked and/or stored outside the building or within the
parking lot.
13. Noise:
a. Noise Standard: Any noises, sounds and/or voices, including but not limited to amplified
sounds, loud speakers, sounds from car wash equipment generated by the subject use shall
not be audible to a person of normal hearing capacity from any residential property.
b. Public Address System: An outdoor public address system is not permitted.
c. Noise Management: In the event complaints are received by the City regarding noise, the
Community Development Director may immediately modify the hours of operation and/or
limit the extended hours of operation, subject to the project being brought back to the
Planning Commission for review.
14. Trash & Clean Up: Trash and clean up shall not be done in the evening or early morning
hours. All trash and clean up shall be done between 6:00 a.m. and 10:00 p.m. daily.
15. Business Operational Hours: The hours of operation for the convenience market and gasoline
station shall be allowed 24 hours a day. Gasoline tank deliveries shall be restricted to the hours
of8:00 p.m. to 12:00 a.m.
16. Parking and Driveways: All parking and driveway areas shall be maintained in compliance
with the standards in Chapter 21.28 (Parking & Loading) of the Campbell Municipal Code.
17. Utility Undergrounding: All new on-site utilities shall be installed underground pursuant to
CMC Section 21.18.140.
Building Division
18. Permits ReCluired: A building permit application shall be required for the proposed demolition
of the ( e) service station. A separate building permit application shall be required for the
proposed new commercial structure. The building permit shall include
Electrical/PlumbinglMechanical fees when such work is part of the permit.
19. 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.
20. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
21. Size of Plans: The minimum size of construction plans submitted for building permits shall be
24 inches by 36 inches.
Attachment #2
Page 4 0[9
22. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
23. 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.
24. Title 24 Energy Compliance: California Title 24 Energy Compliance Standards 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.
25. 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.
26. Foundation inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection. This
certificate shall certify compliance with the recommendations as specified in the soils report
and according to approved plans. Horizontal and vertical controls shall be set and certified by a
licensed surveyor or registered civil engineer for the follow items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
27. The City of Campbell, standard Santa Clara Valley Non-Point Source Pollution Control
Program specification sheet shall be part of plan submittal. The specification sheet (size 24" X
36") is available at the Building Division service counter.
28. 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.
29. Title 24 Accessibilitv - 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.
30. P.G.&E.: The applicant is advised to contact P.G.&E. as early as possible in the approval
process. Service installations, changes and/or relocations may require substantial scheduling
time and can cause significant delays in the approval process. The applicant should also
consult with P.G.&E. concerning utility easements, distribution pole locations and required
conductor clearances.
Attachment #2
Page 5 of9
31. Approvals Reauired: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. Bay Area Air Quality Management District (Demolitions Only)
d. Santa Clara County Department of Environmental health
e. School District:
1. Campbell Union School district (378-3405)
11. Campbell Union High School District (371-0960)
lll. Moreland School District (874-2900)
IV. Cambrian School District (377-2103)
Public Works Department:
32. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
33. Right-of-Wav for Public Street Purposes: Prior to occupancy, the applicant shall cause
additional right-of-way to be granted for public street purposes along the Hamilton Avenue
and Bascom Avenue frontage to accommodate a 10- foot park strip and a 7- foot sidewalk. The
applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor,
as necessary, for the City's review and recordation.
34. Street Improvements: Prior to issuance of building permits for the site, the applicant shall
execute a street improvement agreement, cause plans for public street improvements to be
prepared by a registered civil engineer, pay various fees and deposits, post security and
provide insurance necessary to obtain an encroachment permit for the construction of the
standard public street improvements, as required by the City Engineer. The plans Shall include
the following:
Hamilton Avenue and Bascom Avenue:
a. Show location of all existing utilities within the new and existing public right of
way including fiber optic conduits.
b. Relocation of all existing utilities including utility boxes, fire hydrants, covers,
poles, etc. outside of sidewalk and driveway areas. No utility boxes, covers, etc.
will be allowed in the sidewalk or driveway areas. This includes the relocation of
the existing fiber optic pull box to a location outside of the driveway and other
sidewalk areas. Specific methods for the relocation of this fiber optic conduit as
determined by the City must be followed to avoid potential damage to these fiber
optic cables.
c. Removal of the entire existing sidewalk, curb, gutter and driveway approaches as
determined by the City Engineer.
d. Construction of necessary curb, gutter, sidewalk, landscaping and irrigation as
needed where driveways are proposed to be removed.
Attachment #2
Page 6 of9
e. Installation of ADA compliant driveway approaches.
f. Removal of existing curb ramp at comer of Bascom Avenue and Hamilton Avenue.
g. Installation of ADA compliant curb ramp at comer of Bascom Avenue and
Hamilton Avenue.
h. Installation of new modified Streetscape Standards including a 7 foot sidewalk,
10 foot landscaped park strip, curb, gutter, including City approved street
trees at approximately 30 feet on center, and irrigation on both Bascom
Avenue and Hamilton Avenue.
1. Construction of conforms to existing public and private improvements, as
necessary.
J. Replacement of existing underground utilities, boxes, meters as necessary.
k. Installation of traffic control, stripes and signs as determined by the City Engineer.
35. Utilitv Encroachment Permit: Separate permits for the installation of utilities to serve the
development will be required (including water, sewer, gas, electric, etc.). Applicant shall
apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric
and all other utility work.
36. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall have
the required street improvements installed and accepted by the City.
37. Maintenance of Landscaping: Current and future owner(s) are required to maintain the
landscaped park strip in the public right-of-way. This includes, but is not limited to: trees,
lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the
tree to grow to a mature height.
38. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property behind the public right-of-way
line.
39. Utilities: All new on-site utilities shall be installed underground per Section 21.18.140 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.
40. Undergrounding Street Frontage Utilities: All overhead utility lines along the project's street
frontages shall be installed or relocated underground per Section 21.18.140 of the Campbell
Municipal Code. Applicant shall comply with all utility applications, plan submittals,
permitting, and fee requirements of the serving utility companies. In lieu of immediate
undergrounding of the public street frontage, the applicant may elect to execute an agreement
to participate in an underground utility program, should the City establish such a program
within the next 7 years. The owner shall post the required security of $65,000.00 with the City
to ensure participation in the underground utility program.
41. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall
submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. The plan shall clearly show the location and
Attachment #2
Page 7 of9
size of all existing utilities and the associated main lines; indicate which utilities and services
are to remain; which utilities and services are to be abandoned, and where new utilities and
services will be installed. Joint trenches for new utilities shall be used whenever possible.
42. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a
pavement restoration plan for approval by the City Engineer prior to any utility installation or
abandonment. Streets that have been reconstructed or overlaid within the previous five years
will require boring and jacking for all new utility installations. Hamilton Avenue has not been
reconstructed or overlaid in the last 5 years however; Bascom Avenue was recently overlaid in
FY 00/01. The pavement restoration plan shall indicate how the street pavement shall be
restored following the installation or abandonment of all utilities necessary for the project
43. Additional Street Improvements: Should any new utility main lines or other work required to
service the development that affects any public improvements, the City may add conditions to
the development/project, at the discretion of the City Engineer, to restore pavement or other
public improvements to the satisfaction of the City.
44. Grading & Drainage Plan: Prior to occupancy clearance, the applicant shall refurbish,
remodel, and reconstruct the on-site drainage system, as necessary, to demonstrate that the
facilities are functioning normally in accordance with the requirements of the City.
45. Grading & Drainage Plan Review Fee: Prior to issuance of any grading or building permits for
the site, the applicant shall pay the required Grading & Drainage Plan Review Fee of $800.00.
46. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a soils report prepared by a registered geotechnical or civil engineer.
47. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee of $2,650 per net acre, which is
$1,442.00.
48. Stormwater Pollution Prevention Measures: The applicant shall comply with the National
Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley
Water District requirements, and the Campbell Municipal Code regarding stormwater
pollution prevention. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3. of the NPDES Permit. The
primary objectives are to improve the quality and reduce the quantity of stormwater runoff to
the bay.
Resources to achieve these objectives include Storm water Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design
Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area
Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design
Techniques to Meet Development Standards for Storm water Quality: A Companion Document
to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003.
Attachment #2
Page 8 of9
a. Upon submission of the preliminary site/grading plans, the applicant shall calculate
and submit to the City the amount of impervious surface created by the
development including the types of stormwater controls to be used.
b. Prior to the issuance of grading or building permits the applicant's designer or
engineer shall submit the required certification for sizing, selection, and
preliminary design oftreatment BMP's for the project site to meet the requirements
of the City of Campbell's NPDES permit, No. 01-119, Provision C.3.
c. The applicant shall also comply with any other or new conditions as required by the
City of Campbell's most current NPDES permit.
Prior to occupancy, a qualified BMP certifier is required to inspect the stormwater
management facilities, submit a complete set of as-built drawings to Public Works
Engineering, and certify on these drawings that:
a. The stormwater management facilities were constructed in compliance with the
approved plans.
b. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials;
c. All variations in construction from the approved design plan have been identified,
including omissions to and additions from the approved plan; and
d. Any changes are in conformance with local, state, or federal regulations.
Prior to occupancy, the applicant shall provide security for the operation and maintenance of
stormwater pollution prevention measures installed or provided as a part of this project. Prior
to issuance of any grading or building permits the applicant shall sign the "Covenants for the
Operation and Maintenance of Stormwater Facilities" and submit a Stormwater Management
Plan.
39. Minimum BMPs for Gas Stations or Equipment Fueling Facilities:
All new fueling stations or expansion of such uses shall include the following BMPs:
a. Installation and maintenance of a treatment control measure.
b. Paving the fueling area floors with an impermeable surface. (i.e., PCC or
equivalent smooth impervious surface.)
c. Cover the fueling areas with a canopy or cover that extends a minimum often (10)
feet in each direction from each pump. Alternatively, cover the fueling areas
with a canopy or cover that has minimum dimensions equal to or greater than the
area within the grade break or fuel dispensing area. (The fuel dispensing area is
defined as the area extending a minimum of 6.5 feet from the comer of each fuel
dispenser or the length at which the hose and nozzle assembly may be operated
plus a minimum of one foot, whichever is greater. In no case should the canopy or
cover drain onto the fueling area.)
d. Grade the fuel area with the minimum slope necessary to prevent water draining
toward the fueling area.
e. Grade the fuel area with the minimum slope necessary to prevent ponding.
Attachment #2
Page 9 of9
f. Separate the fueling area from the rest of the site by a grade break that prevents
run-on of storm water to the maximum extent practicable.
g. Dry sweep the fueling area routinely.
h. Stencil all on-site storm drains in conformance with the City of Campbell's
requirements.
1. Prepare a spill cleanup plan in conformance with the Santa Clara County Fire
Code.
SANTA CLARA COUNTY FIRE DEPARTMENT
40. Required Fire Flow: The fire flow for this project is 1500 gpm at 20 psi residual pressure. The
adjusted fire flow is available from area water mains and fire hydrant(s) which are spaced at
the required spacing.
41. Fire Lane Marking Required: Provide marking for all roadways within the project. Markings
shall be per fire department specifications. Installations shall also conform to Local
Government Standards and Fire Department Standard Details and Specifications A-6.
42. Parking Along Roadwavs: The required width of fire access roadways shall not be obstructed
in any manner and, parking shall not be allowed along roadways less than 28 feet in width.
Parking may be permitted along one side of roadways 28-35 feet in width. For roadways equal
to or greater than 36 feet, parking will be allowed on both sides of the roadway. Roadway
widths shall be measured curb face to curb face, with parking space based on an 8 foot width.
43. Fuel Dispensing Devices: Any modification or new installation of fuel dispensing or
appurtenant devices shall receive full plan review input by this department reflecting
compliance with the 2001 California Fire Code. Consult as appropriate with Hazardous
Materials Specialist Richard Baker for additional information.
44. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or road
fronting the property. Numbers shall contrast with their background.
Attachment #3
FINDINGS FOR APPROVAL OF FILE NO. PLN2006-94
SITE ADDRESS: 1589 S. Bascom Avenue
APPLICANT: Bob Abbott
DATE: February 27,2007
Findings for Approval of a Sign Exception (PLN 2006-94) to allow the installation of an
gasoline freestanding gasoline price sign that exceeds the maximum square feet on property
located at 1589 S. Bascom Avenue.
The Planning Commission finds as follows with regard to File No. PLN 2006-94:
1. The proposed sign is architecturally compatible with the building in terms of style and design.
2. The proposed size is proportional to the buildings.
3. The site is unusually difficult to locate in comparison to similar uses due to the location of the
kiosk in the middle of a shopping center parking lot.
4. The business would not be adequately identified with only one freestanding gasoline sign
pursuant to the State of California Business & Professions Code Section 13531.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed sign is consistent with the purposes of the Sign Ordinance by preserving and
improving the visual character ofthe community.
2. The use for which the sign is to be erected would not be adequately identified without
exceeding the standards of the Sign Ordinance.
3. The proposed signs will not be detrimental to the public welfare or persons III the
neighborhood or the City as a whole and allows for reasonable business identification.
_.
,-- .
Attachment #4
CONDITIONS OF APPROVAL FOR FILE NO. PLN 2006-94
SITE ADDRESS: 1589 S. Bascom Avenue
APPLICANT: Bob Abbott
DATE: February 27,2007
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each condition
where necessary. Additionally, the applicant is hereby notified that (s)he is required to comply
with all applicable Codes or Ordinances of the City of Campbell and the State of California that
pertain to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planninl! Division:
1. Approved Plans: Approval is granted for an exception to the sign regulations to allow a
second freestanding gasoline price sign facing South Bascom Avenue to be located at 1589 S.
Bascom Avenue. The sign area for the gasoline price sign shall not exceed 26.8 square feet.
2. Location of Sign: The location ofthe proposed sign shall be subject to review and approval by
the City's Traffic Engineer in order to determine if the proposed location of the sign
constitutes a traffic visibility hazard.
BuUdinl! Division:
3. Permits Required: A building permit application shall be required for the proposed signs. The
building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of
the permit. Prior to performing any work, the applicant shall make application to, and receive
from, the Building Division, all applicable construction permits.
""'"
-,
Project Description
Attachment ft5
Chevron Products Company is proposing to redevelop the facility at 1589 South Bascom Avenue
(at Hamilton Avenue) in the City of Campbell. A major reason for granting approval is the new
installation of the latest continuously monitored tanks and fuel piping system. This site will also
have the most up to date Enhanced Vapor Recovery (EVR) system along with an In Station
Diagnostics (ISD). The project includes construction of a new gasoline service station, an
"ExtraMile" convenience market ("EMM"). Chevron proposes that the facility operate 24 hours a
day. The fueling will consist of 4 multi-product dispensers under a 22' x 100' canopy. Fuel will
be stored in 3 new underground storage tanks.
The traffic volume should have no increase in the amount of traffic on and around the site. The
project is designed to eliminate one pump island and install a small market type store, thereby
having a zero net gain in the volume of traffic. Also, the design does not call for any activities
that would generate or attract "noise" type of uses. Certainly not more than what the adjacent
property uses are creating.
The "ExtraMile" market offers a wide variety of convenience items including such things as
fresh baked cookies, dairy products, gourmet coffee, a wide variety of snack products, sodas,
water and fresh fruit (when available). The market's offering also includes an assortment of the
types of everyday household items that Chevron's customers have come to expect to see, as well
as a variety of domestic and imported beers and wines (off-site consumption only). The "EMM"
offers safe, clean and easily accessible restrooms as well as a "financial center" for convenience
banking. The proposed market is approximately 2,045 square feet with 1,000 sq. ft. of sales area.
The site design features 8 standard parking stalls, 1 van-accessible stall, 8 fueling parking spaces.
Also provided is an air/water station and a trash corral sized to provide sufficient room for
dedicated recycling bins. The new site landscaping covers over xxxxx square feet. Site lighting
has been designed to provide safe and adequate illumination, while minimizing "migration" onto
the bordering streets.
The building architecture integrates nicely with the proposed theme of the surrounding
commercial area. Otherwise unarticulated elevations typically feature decorative trellis and stucco
columns. The front elevation features "floor-to-ceiling" glass, presenting an open, safe and
inviting storefront.
The color scheme of the building is earth tone in nature, with a "chilled wine" accent to reflect
the "ExtraMile" image. The fueling canopy features Chevron's "hallmark" color scheme - the
"flow of traffic" fascias are Chevron Blue with a pearl white trim soffit housing a LED down
light and the end fascias are pearl white with a blue underscore wash with a LED illumination.
These two color schemes are intended to reinforce in our customers the image of the "separate yet
complimentary" uses offered by the combination of convenience market and fueling.
Site signs consist of one new internally illuminated monument sign near the comer of the
intersection, which includes the State required price sign. The building signage consists of an
"EM ExtraMile" sign over the entry. Canopy signage consists of2 "Chevron" wordmarks, and 2
Chevron hallmarks.
The proposed project would have two drive cuts. One existing and one modified drive cut 40' -0"
wide along South Bascom Avenue.
Staff typically consists of no less than 2 employees during the hours of 6am to 10pm and 1 employee
R E eeWEJ!1J' A typical ExtraMile Market employs between 10 and 12 people.
JAN 0 5 2007
CITY OF Cr\MP8ELL
PLAN~'l.,~';'O nr-:...'-
\",.."..,,--...i II
Ii ;. ~ .. ".,; ___'':-; ~.
Attachment #6
Chevron #97870
Fueling and Market Facility
At
1589 South Bascom Avenue
Campbell, California
Photographs
Prepared by:
RHL Design Group,Inc.
1137 North McDowell Blve.
Petaluma, California
(707) 765-1660 Tel.
CHY04025.0
June 13,2006