Use Permit - Pet Food Express - 2007CITY OF CAMPBELL
Community Development Department
May 23, 2007
Mr. Jim Moore
Pet Food Express
2161 Williams Street
San Leandro, CA 94577
Re: PLN2007-49/PLN2007-50 - 1900 S. Bascom Avenue - Use Permit/Sign Exception
Dear Applicant:
Please be advised that at its meeting of May 22, 2007, the Planning Commission took
the following actions:
1. Adopted Resolution No. 3809 granting a Conditional Use Permit (PLN2007 -49) to
allow the establishment of a pet food and supply store, including animal grooming
facilities, on-site vaccination services, on-site pet adoption services and new
storefront improvements; and
2. Adopted Resolution No. 3810 granting a Sign Exception (PLN2007 -50) to allow
three signs where two are permitted 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, June 1, 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.
--"
SinG.€rely,
.Jn~
/' i / /
Steve Prosser
Planner I
Cc: Virginia Husted (Property Owner)
2721 Lopez Link
Sierra Vista, AZ 85650
Frank Mills, Building
Ed Arango, Public Wo rks
Chris Veargason, Fire
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RESOLUTION NO. 3809
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
(PLN2007-49) TO ALLOW THE ESTABLISHMENT OF A PET FOOD
AND SUPPLY STORE, INCLUDING ANIMAL GROOMING FACILITIES,
ON-SITE VACCINATION SERVICES, ON-SITE PET ADOPTION
SERVICES AND NEW STOREFRONT IMPROVEMENTS AT AN
EXISTING COMMERCIAL BUILDING (FORMERLY TOWER RECORDS)
ON PROPERTY OWNED BY MS. VIRGINIA HUSTED LOCATED AT
1900 S. BASCOM AVENUE IN A C-2-S (GENERAL COMMERCIAL)
ZONING DISTRICT. APPLICATION OF MR. JIM MOORE. ON BEHALF
OF PET FOOD EXPRESS. FILE NO.: PLN2007-49.
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 PLN2007-49.
1. The proposed pet food and supply store, including self-service grooming, on-site
adoptions and vaccinations is consistent with the General Commercial General Plan
land use designation 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 an 11,109 sq ft., one story building accommodating the
pet food and supply store,
4. The proposed site plan depicts that approximately 10 percent of the site will be
landscaped, where a minimum 10 percent is required.
5. The project site is located on the southeast corner of South Bascom Avenue and
McBain Avenue. The property is surrounded by a commercial uses to the north,
south, and west, and residential uses to the east.
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 hours of operation of the retail store shall be 9:30 a.m. to 8:00 p.m. Monday
through Friday, 9:00 a.m. to 7:00 p.m. on Saturdays and 10:00 a.m. to 6:00 p.m. on
Sundays.
'"
Planning Commission Resolution No. 3809
PLN2007-49 - 1900 S. Bascom Avenue - Use Permit - Pet Food Express
Page 2
9. The project qualifies as a Categorically Exempt project per Section 15301, Class 1
of the California Environmental Quality Act (CEQA), pertaining to minor alterations to
existing private structures.
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 create a nuisance due to litter, noise, traffic, vandalism, or
other factors.
4. The establishment will not significantly disturb the peace and enjoyment of the
nearby residential neighborhood.
5. The establishment will not significantly increase the demand on City services.
6. 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.
7. 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.
8. 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.
9. 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.
10. 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.
Planning Commission Resolution No. 3809
PLN2007-49 - 1900 S. Bascom Avenue - Use Permit - Pet Food Express
Page 3
11. 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 (PLN2007-49) to allow the establishment of a pet food and
supply store, including animal grooming facilities, on-site vaccination services, on-site
pet adoption services and new storefront improvements at an existing commercial
building (formerly Tower Records) on property owned by Virginia Husted located at
1900 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. Declaration of Acceptance of All Conditions: Within thirty (30) days of Planning
Commission approval, the applicant shall sign the final approved set of Conditions of
Approval. Until said Conditions are signed, the proposed Use Permit shall not be
valid for any permits sought from the City.
2. Approved Proiect: Approval is granted for a Conditional Use Permit (PLN2007 -49) to
allow the establishment of a retail pet food and supply store with self-service animal
grooming, on-site adoptions and on-site vaccinations on property, with a storefront
improvement located at 1900 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 Hayashida Architects Design received by the
Planning Division on May 16, 2007, including a site plan, floor plans, landscape
plan, elevations, and trash enclosure details.*
i. The applicant shall submit revised plans modifying the proposed canopies for
review and approval by the Community Development Director. The proposed
canopies shall not extend past the future property line and shall not extend
over the future right-of-way dedication area.
b. Color board received by the Planning Division on April 03, 2007.*
Planning Commission Resolution No. 3809
PLN2007-49 - 1900 S. Bascom Avenue - Use Permit - Pet Food Express
Page 4
c. The Applicant shall submit the following modifications to the proposal for the
approval of the Community Development Director:*
i. Bascom Avenue Facade Entrance: Revisions to the Bascom Avenue fa<{ade
shall be reviewed and approved by the Community Development Director to
include a more street-friendly entrance element directly on the Bascom
Avenue street frontage.
ii. Review of Floor Plan: The applicant shall provide a proposed floor plan for
the approval of the Community Development Director. Place merchandise
away from the Bascom Avenue frontage windows and use Low-E glass to
prevent damage to merchandise located near these west-facing windows.
iii. Review of Landscape Plan: The applicant shall provide a final landscape
plan and tree removal application (if necessary) for the review and approval of
the Community Development Director.
* Planning sign off is required to prior to Building Permit final. Construction
not in substantial compliance with the approved project plans shall not be
approved without prior authorization of the necessary approving body.
3. 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.
4. 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.
5. 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.
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 to the approved conceptual landscape plan and the
City's Water Efficient Landscaping Standards (WELS). In addition, pet friendly
landscaping materials are encouraged, including pet safe shrubbery and flowers.
Planning Commission Resolution No. 3809
PLN200749 - 1900 S. Bascom Avenue - Use Permit - Pet Food Express
Page 5
7. Liqhtinq: 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).
8. 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.
9. Trash and Recyclinq 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. The trash enclosure shall be of a sufficient size to enclose not only the trash
enclosures, but also all recycling containers as required. The trash and recycling
containers shall be of a size and quantity necessary to serve the new use and
shall be located in an area 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.
10. 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.
11. Shoppinq Carts: Shopping carts shall be stored within the enclosed building at all
times when not in use, including but not limited to overnight storage. Store personnel
shall retrieve discarded shopping carts from the exterior of the building at least once
per hour.
12. Noise:
a. Noise Standard: Any noises, sounds and/or voices, including but not limited to
amplified sounds, loud speakers, sounds from audio sound systems, and/or
music, generated by the subject use shall not be audible to a person of normal
Planning Commission Resolution No. 3809
PLN2007-49 - 1900 S. Bascom Avenue - Use Permit - Pet Food Express
Page 6
hearing capacity from any residential property. Public address systems of all
types are strictly prohibited.
b. 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.
c. Front and Rear Door: The front and rear doors to the business shall not remain
in an open position during business hours.
13. 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 7:00 a.m. and 10:00
p.m. daily.
14. Outdoor Activities: There shall be no outdoor business-related activities and/or
events outside of the approved enclosed structure at any time.
15. Business Operational Hours: The hours of operation for retail pet food and supply
store shall be allowed between 7:00 a.m. and 10:00 p.m. At no time shall business
related activity of any kind occur between the hours of 11 :00 p.m. and 6:00 a.m.
16. On-Site Adoptions and Vaccinations: On-site adoptions and vaccinations shall occur
only on Saturdays and Sundays and within the enclosed retail location. At no time
shall adoptions or vaccinations occur outside, within a temporary structure or from a
vehicle.
17. 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.
18. Construction MitiQation Measures: The applicant shall implement the following
construction mitigation measures:
a. Dust and Run-Off
i. Use dust-proof chutes for loading construction debris onto trucks.
ii. Water or cover stockpiles of debris, soil, and other materials than can be
blown away by the wind.
iii. Cover all trucks hauling soil, sand, and other loose materials or require all
trucks to maintain at least two feet of free board.
iv. Sweep daily (with water sweepers) all paved access roads, parking areas,
and staging areas at the construction site.
Planning Commission Resolution No. 3809
PLN2007-49 - 1900 S. Bascom Avenue - Use Permit - Pet Food Express
Page 7
v. Sweep streets daily (with water sweepers) if visible soil material is carried
onto adjacent public streets, as directed by the City Engineer.
vi. Enclose, cover, water, twice daily, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.).
b. Noise
I. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m.
weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. No construction shall take
place on Sundays or holidays unless an exception is granted by the Building
Official.
ii. Truck routes to and from the construction site should be established and
submitted to the city for review and approval prior to the issuance of a
building permit. These truck routes shall avoid access to the project site via
residential streets where possible.
iii. All construction equipment with internal combustion engines used on the
project site shall be properly muffled and maintained in good working
condition.
iv. Unnecessary idling of internal combustion engines shall be strictly prohibited.
v. All stationary noise-generating construction equipment, such as air
compressors and portable power generators, shall be located as far as
possible from noise-sensitive receptors such as existing residences and
businesses.
vi. Prior to the issuance of a building permits, the project site shall be posted with
the name and contact number of the lead contractor in a location visible from
the public street so that the contractor can be made aware of noise
complaints.
vii. Construction equipment, vehicles, and workers associated with the
development of the project shall not be permitted to park on any residential
streets.
c. No pile driving is allowed for construction of the project.
d. All active construction areas shall be watered at least twice daily.
Building Division
19. 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.
Planning Commission Resolution No. 3809
PLN2007 -49 - 1900 S. Bascom Avenue - Use Permit - Pet Food Express
Page 8
20. 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.
21. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
22. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 inches by 36 inches.
23. 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.
24. Title 24 Enerqy 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. 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" X 36") is available at the Building
Division service counter.
27. 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.
28. 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.
29. 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
Planning Commission Resolution No. 3809
PLN2007-49 - 1900 S. Bascom Avenue - Use Permit - Pet Food Express
Page 9
process. The applicant should also consult with P.G.&E. concerning utility
easements, distribution pole locations and required conductor clearances.
30. 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
Public Works Department:
31. Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current Preliminary Title Report.
32. 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
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.
33. 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:
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. The contractor must be careful not to damage the fiber optic
cable. Repairs would be very expensive. The conduit may be less than a
foot below the sidewalk.
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 Resolution No. 3809
PLN2007 -49 - 1900 S. Bascom Avenue - Use Permit - Pet Food Express
Page 10
f. Removal of existing curb ramp and the installation of ADA compliant curb ramp
at corner of Bascom Avenue and McBain Avenue.
g. Installation of City Streetscape Standards including a 7 foot sidewalk,
10 foot landscaped park strip, curb, gutter, City approved street trees at
approximately 30 feet on center, and irrigation.
h. 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.
34. 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.
35. 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, and
all dedication of right of way shall be completed.
36. 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.
37. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer c1eanout(s) shall be relocated or installed on private property behind the
public right-of~way line.
38. 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.
39. 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 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.
Planning Commission Resolution No. 3809
PLN2007-49 -1900 S. Bascom Avenue - Use Permit - Pet Food Express
Page 11
40. 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
u1ility 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. Bascom Avenue was recently overlaid in FY 00/01. and portions are
schedule for overlay in FY 06107. The pavement restoration plan shall indicate how
the street pavement shall be restored following the installation or abandonment of aU
utilities necessary for the project
41.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 developmentlproject, at the discretion of the City
Engineer. to restore pavement or other public improvements to the satisfaction of the
City.
PASSED AND ADOPTED this 22"0 day of May, 2007, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois. Gibbons and Roseberry
None
Ebner and Rocha
None
ATTEST:
Acknowledged & Accepted
CITY OF CAMPBELL. PLANNING COMMISSION
Staff Report. May 22, 2007
PLN2007-49
PLN2007-50
Moore, J.
Public Hearing to consider the application of Mr. Jim Moore, on behalf of
Pet Food Express, for a Conditional Use Permit (PLN2007-49) to allow the
establishment of a pet food and pet supply store, including animal grooming
facilities, on-site vaccination services and new storefront improvements at
an existing commercial building; and, a Sign Exception Permit (PLN2007-
50) to allow two wall signs, one freestanding sign and five canopy graphics
where two signs "are permitted located at 1900 S. Bascom Avenue in a C-2-
S (General Commercial) Zoning District. Staff is recommending that this
project be deemed Categorically Exempt under CEQA.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Conditional Use
Permit (PLN2007-49) to allow the establishment of a pet food and pet supply store with
animal grooming, on-site weekend adoptions and vaccinations and storefront improvements
in an existing commercial building, subject to the attached conditions of approval.
2. Adopt a Resolution, incorporating the attached findings, approving a Sign Exception
(PLN2007 -50) to allow two wall signs, one freestanding sign and five awning graphics,
subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15301, Class 1 of the California Environmental Quality Act (CEQA), pertaining to
minor alterations to existing private structures.
PROJECT DATA
Gross lot Area:
Net Lot Area:
1.29 acres
.95 acres
56,117 square feet
41,362 square feet
Site Utilization:
Building Coverage:
Paving Coverage:
Landscaping Coverage:
11,109 sq. ft.
25,885 sq. ft.
4,368 sq. ft.
27%
62%
11%
Floor Area Ratio (FAR):
.27 FAR
.40 FAR maximum unless exception is granted by the Planning
Commission
Staff Report - Planning Commission Meeting of May 22,2007
PLN2007-49/50 - 1900 S. Bascom Avenue - Use Permit/Sign Exception - Pet Food Express
Page 2
Setbacks:
Proposed:
3 ft. Front
10ft. Side (North)
79 ft. Side (South)
49 ft. Rear
Required:
10ft. Front
10ft. Side
10ft. Side
10ft. Rear
Required Parking: 1 space for each 200 sq. ft. of retail building area: 56
Parking Provided: 41 Standard Parking Spaces
12 Compact Parking Spaces
3 Disable Parking Spaces
41
12
.2
56
The property is surrounded by the following uses:
North:
South:
West:
East:
Commercial (Retail)
Vacant Commercial (Proposed Medical Office Building under review)
Commercial (Pruneyard Shopping Center)
Residential
Operational hours: 9:30 a.m. to 8:00 p.m. Monday through Friday
9:00 a.m. to 7:00 p.m. Saturday
10:00 a.m. to 6:00 p.m. Sunday
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit and a
Sign Exception Permit for the establishment of a new retail pet supply store with a self-service
animal grooming area in an existing vacant commercial building (Previously Tower Records),
and the installation of two new walls signs, a new freestanding sign and storefront improvements
that include the addition of five canopies with sign graphics.
Proiect Location: The subject property is located at the southeast comer of South Bascom
Avenue and McBain 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 Commission Meeting of May 22,2007
PLN2007 -49/50 - 1900 S. Bascom Avenue - Use Permit/Sign Exception - Pet Food Express
Page 3
Strategy LVI - 10.2a: Streetscape 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 proposal to remodel the existing commercial building requires a
Conditional Use Permit in obtain approval for the new self-service animal grooming area, and
the weekend vaccination services. The pet supply store will also provide pet adoption on the
weekends. These additional services shall occur within the enclosed building only and shall not
occur in the parking lot or sidewalk area. The retail pet food supply use is permitted in the C-2-S
(General Commercial) Zoning District.
Architecture: The applicant is proposing fa9ade improvements that include earth-tone colors for
the building exterior and red canvas awnings over the new storefronts. The existing storefront
window area has been reduced by eliminating the arching facade, creating a more modem
storefront appearance. The applicant is proposing to re-orient the main entrance to the building to
the south side of the building adjacent to the parking area. The applicant is proposing to modify
the exterior of the building by installing a cornice feature along the roofline, adding a wood trim
around the new storefronts, and re-facing the lower half of the existing masonry walls with a
stucco wainscot. The proposed changes to the exterior of the building present a more appealing
retail storefront that modernizes and significantly upgrades the appearance of the building. No
change is proposed to the footprint of the building.
Signage: The new retail use also requires a Sign Exception for the installation of two (2) new
wall signs; the removal of an existing freestanding sign and the installation of a new freestanding
sign in the southern most landscape area adjacent to Bascom Avenue; and, the addition of sign
graphics the five (5) proposed canopies along the north, west, and south building frontages
(Reference Attachment 8). The Campbell Zoning Code allows for a Sign Exception for
additional signage with approval from the Planning Commission. The Planning Commission
shall approve additional signs when it determines that all of the following have been met:
1. The signs otherwise allowed by this chapter would not be visible to the public due to
issues of distance or obstructions that are beyond the control of the owner ofthe site
on which the signs are or would be located;
2. The signs could not be made visible and intelligible to a person of normal sight by
allowing an increase in the area or height ofthe sign pursuant to subsection (C)(4),
(Increased sign area or increased sign height) of this section;
3. The additional signs comply with all the requirements of this chapter, except for the
limitations on the number of signs; and
4. The number of signs allowed pursuant to this provision shall not exceed the minimum
number of signs necessary to make the signs visible to the public due to issues of
distance or obstructions that are beyond the control of the owner ofthe site on which
the signs are or would be located, which could not be accomplished by the number of
signs otherwise allowed by this chapter.
Staff Report - Planning Commission Meeting of May 22, 2007
PLN2007-49/50 - 1900 S. Bascom Avenue - Use Permit/Sign Exception - Pet Food Express
Page 4
Staff recommends approval of the Sign Exception, including the sign graphics on the canopy, as
staff considers the sign graphics more of an attractive graphic detail than advertisement signage.
Shopping Carts: The retail location will have eight shopping carts at this location. Staff does not
recommend requiring designated cart returns to be installed in the parking lot area. A Condition
of Approval limits the location to a maximum of eight carts and requires store personnel to
retrieve carts from the parking lot area at least once per hour, and to store the shopping carts
inside the building at all times.
Street Improvements/Setbacks: The applicant is required to comply with the City's Streetscape
Standards for Bascom Avenue. This will require the dedication of right-of-way to accommodate
the installation of a 10 foot landscape strip and a 7- foot sidewalk within the public right of way.
The streetscape standard would create a substandard front setback for the existing building of
three feet (Reference Attachment 7, Sheet SD1).
Landscape Requirements: The landscape strip required by Public Works eliminates the proposed
landscape area designated by the applicant to comply with Section 21.26.020.B, Landscaping
Requirements for C-2-S Zoning District. The C-2-S District requires a minimum of 10 percent of
the site to be landscaped and a minimum 10 foot planter strip along the street property lines.
The applicant added additional landscaping in the parking area to meet the minimum
requirement (Reference Attachment 7, Sheet SD1). Staff is requesting pet friendly landscaping
materials be used.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of May 08,2007. The Committee was supportive of the
project as presented and was in agreement with staffs recommendations, except for staffs
recommendation of limiting the applicant to one wall sign, on freestanding sign and the five
canopy graphics. The Committee was supportive of a sign exception to allow for two walls signs,
five canopy graphics and a freestanding sign with the recommendation that the freestanding sign
be redesigned with a cradle element between the sign base and the support column to reduce the
"lolly pop" appearance of the sign.
The applicant has provided a more detailed landscape plan and a redesigned freestanding sign as
requested. The current Project Plans reflect these changes.
A requirement for a larger trash enclosure to enclose both the trash and recycling containers of
our new trash collection service has been added to the Conditions of Approval.
Attachments:
1. Findings for Approval of File No. PLN2007-49
2. Conditions of Approval for File No. PLN2007-49
3. Findings for Approval for File No. PLN2007-50
4. Conditions of Approval for File No. PLN2007-50
5. Project Description
6. Photographs of Site
Staff Report - Planning Commission Meeting of May 22,2007
PLN2007-49/50 - 1900 S. Bascom Avenue - Use Permit/Sign Exception - Pet Food Express
Page 5
7. Revised Project Plans dated May 16, 2007
8. Revised Colored Sign and Canvas Awning Plans dated May 16, 2007
9. Color Sample Board
10. Location Map
Prepared by:
~1/l-.
./
Steve Prosser, Planner I
Approved by:
ommunity Development Director
Attachment # 1
FINDINGS FOR APPROVAL OF FILE NO. PLN2007-49
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
1900 S. Bascom Avenue
Jim Moore
May 22, 2007
Findings for approval of a Conditional Use to allow the establishment of a pet food and supply
store. with self-service animal grooming. on-site adoptions and vaccinations on property located
at 1900 S. Bascom Avenue.
The Planning Commission finds as follows with regard to file numbers PLN2007-49:
1. The proposed pet food and supply store, including self-service grooming, on-site adoptions
and vaccinations is consistent with the General Commercial General Plan land use
designation shown for the project site.
2. The proposed use will be compatible with the C-2-S (General Commercial) zomng
designation with approval of a Conditional Use Permit.
3. The project site consists of an 11,109 sq ft., one story building accommodating the pet food
and supply store.
4. The proposed site plan depicts that approximately 10 percent of the site will be landscaped,
where a minimum 10 percent is required.
5. The project site is located on the southeast comer of South Bascom Avenue and McBain
Avenue. The property is surrounded by a commercial uses to the north, south, and west, and
residential uses to the east.
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 hours of operation of the retail store shall be 9:30 a.m. to 8:00 p.m. Monday through
Friday, 9:00 a.m. to 7:00 p.m. on Saturdays and 10:00 a.m. to 6:00 p.m. on Sundays.
9. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 of the
California Environmental Quality Act (CEQA), pertaining to minor alterations to existing
private structures.
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.
Attachment # 1
Page 2 of2
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 create a nuisance due to litter, noise, traffic, vandalism, or other
factors.
4. The establishment will not significantly disturb the peace and enjoyment of the nearby
residential neighborhood.
5. The establishment will not significantly increase the demand on City services.
6. 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.
7. 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.
8. 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.
9. 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.
10. 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.
11. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
Attachment #2
REVISED CONDITIONS OF APPROVAL FOR FILE NO. PLN2007-49
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
1900 S. Bascom Avenue.
Jim Moore
May 22, 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. Declaration of Acceptance of All Conditions: Within thirty (30) days of Planning Commission
approval, the applicant shall sign the final, approved set of Conditions of Approval. Until said
Conditions are signed, the proposed Use Permit shall not be valid for any permits sought from
the City.
2. Approved Proiect: Approval is granted for a Conditional Use Permit (PLN2007-49) to allow
the establishment of a retail pet food and supply store with self-service animal grooming, on-
site adoptions and on-site vaccinations on property, with a storefront improvement located at
1900 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 Hayashida Architects Design received by the Planning
Division on May 16, 2007, including a site plan, floor plans, landscape plan, elevations,
and trash enclosure details. *
b. Color board received by the Planning Division on April 03, 2007.*
* Planning sign off is required to prior to Building Permit final. Construction not in
substantial compliance with the approved project plans shall not be approved without prior
authorization of the necessary approving body.
3. Conditional Use Permit Aooroval Exoiration: 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.
Attachment #2
Page 2 of6
4. 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.
5. 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.
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 to the approved conceptual landscape plan and the City's Water Efficient
Landscaping Standards (WELS). In addition, pet friendly landscaping materials are
encouraged, including pet safe shrubbery and flowers.
7. 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).
8. 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.
9. Trash and Recvcling 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. The trash enclosure shall be of a sufficient size to enclose not only the trash enclosures, but
also all recycling containers as required. The trash and recycling containers shall be of a
size and quantity necessary to serve the new use and shall be located in an area 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 adj acent to the trash enclosure area to service the containers.
10. 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.
11. Shopping Carts: Shopping carts shall be stored within the enclosed building at all times when
not in use, including but not limited to overnight storage. Store personnel shall retrieve
discarded shopping carts from the exterior ofthe building at least once per hour.
Attachment #2
Page 3 of6
12. Noise:
a. Noise Standard: Any noises, sounds and/or voices, including but not limited to amplified
sounds, loud speakers, sounds from audio sound systems, and/or music, generated by the
subject use shall not be audible to a person of normal hearing capacity from any residential
property. Public address systems of all types are strictly prohibited.
b. 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.
c. Front and Rear Door: The front and rear doors to the business shall not remain in an open
position during business hours.
13. 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 7:00 a.m. and 10:00 p.m. daily.
14. Business Operational Hours: The hours of operation for retail pet food and supply store shall
be allowed between 7:00 a.m. and 10:00 p.m. At no time shall business related activity of any
kind occur between the hours of 11 :00 p.m. and 6:00 a.m.
15. On-Site Adoptions and Vaccinations: On-site adoptions and vaccinations shall occur only on
Saturdays and Sundays and within the enclosed retail location. At no time shall adoptions or
vaccinations occur outside, within a temporary structure or from a vehicle.
16. Parking 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.
Building Division
17. 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/PlumbinglMechanical fees when such work is part of the permit.
18. 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.
19. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
20. Size of Plans: The minimum size of construction plans submitted for building permits shall be
24 inches by 36 inches.
21. 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
Attachment #2
Page 4 of6
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.
22. 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.
23. Special Inspections: When a special inspection is required by D.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.
24. 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" X 36") is available at the Building Division service counter.
25. 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.
26. 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.
27. 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.
28. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
Public Works Department:
29. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
30. Right-of-Way for Public Street Purposes: Prior to occupancy, the applicant shall cause
additional right-of-way to be granted for public street purposes along the 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.
Attachment #2
Page 5 of6
31. 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:
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. The contractor must be careful not to
damage the fiber optic cable. Repairs would be very expensive. The conduit may be
less than a foot below the sidewalk.
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.
f. Removal of existing curb ramp and the installation of ADA compliant curb ramp at comer
of Bascom Avenue and McBain Avenue.
g. Installation of City Streetscape Standards including a 7 foot sidewalk,
10 foot landscaped park strip, curb, gutter, City approved street trees at
approximately 30 feet on center, and irrigation.
h. 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.
32. 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.
33. 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, and all dedication of right
of way shall be completed.
34. 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,
Attachment #2
Page 6 of6
lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the
tree to grow to a mature height.
35. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
c1eanout(s) shall be relocated or installed on private property behind the public right-of-way
line.
36. 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.
37. 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.
38. 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. Bascom A venue was recently
overlaid in FY 00/01, and portions are schedule for overlay in FY 06/07. 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
39. 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.
Acknowledged & Accepted:
Jim Moore, Applicant,
On behalf of Pet Food Express
Attachment #3
FINDINGS FOR APPROVAL OF FILE NO. PLN2006-50
SITE ADDRESS: 1100 S. Bascom Avenue
APPLICANT: Jim Moore
DATE: May 22, 2007
Findings for Approval of a Sign Exception (PLN 2007-50) to allow the installation two wall
mounted signs. one freestanding sign and five canopy graphics on property located at 1900 S
Bascom Avenue.
The Planning Commission finds as follows with regard to File No. PLN 2007-50:
1. The signs otherwise allowed by this chapter 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 on which the signs
are or would be located.
2. The signs could not be made visible and intelligible to a person of normal sight by allowing an
increase in the area or height signs pursuant to subsection (C)(4), (Increased sign area or
increase sign height) ofthe Sign Ordinance.
3. The additional signs comply with all of the requirements of the Sign Ordinance, except for the
limitations on the number of signs.
4. The number of signs allowed pursuant to the Sign Exception shall not exceed the minimum
number of signs necessary to make the signs visible to the public due to issues of distance or
obstructions that are beyond the control of the owner of the site on which the signs are or
would be located, which could not be accomplished by the number of signs otherwise allowed
by the Sign Ordinance.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed signs are consistent with the purposes of the Sign Ordinance by preserving and
improving the visual character of the community.
2. The use for which the signs are to be erected would not be adequately identified without
exceeding the standards ofthe Sign Ordinance.
3. The proposed signs will not be detrimental to the public welfare or persons In the
neighborhood or the City as a whole and allows for reasonable business identification.
Attachment #4
CONDITIONS OF APPROVAL FOR FILE NO. PLN 2007-50
SITE ADDRESS: 1900 S. Bascom Avenue
APPLICANT: Jim Moore
DATE: May 22, 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. Declaration of Acceptance of All Conditions: Within thirty (30) days of Planning Commission
approval, the applicant shall sign the final, approved set of Conditions of Approval. Until said
Conditions are signed, the proposed Use Permit shall not be valid for any permits sought from
the City.
2. Approved Plans: Approval is granted for an exception to the sign regulations to allow two
walls signs, one freestanding sign and five canopy graphics located at 1900 S. Bascom
Avenue. The approved signs shall conform to the project exhibits listed below, except may be
modified by the Conditions of Approval herein:
a. Revised sign plans prepared by Ad Art Sign Company, dated May 14, 2007 and received
by the Planning Division on May 16, 2007.
3. Location of Si~: The location of the proposed freestanding 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.
HuUdinl! Division:
4. Permits Required: A building permit application shall be required for the proposed signs. The
building permit shall include Electrical/PlumbinglMechanical 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.
Acknowledged & Accepted:
Jim Moore, Applicant,
On behalf of Pet Food Express
A ttachmcl1 t 1;(5
,: pet food express
Business Operations Description
1902 S. Bascom Ave.
Campbell, CA 95008
www.petfoodexpress.com
1
About Pet Food Express
Description of the Premises
Hours of Operation
Employees
Products
Self Service Dog Washing
Vaccinations
Dog training
Pet Adoption
Table or Contents
2
About Pet Food Express
Pet Food Express is one of the country's leading independent pet food and supply
retailers. We currently have 31 stores; all located in the Greater San Francisco Bay Area
and are currently ranked as the sixth largest pet specialty retailer in the USA. Our
corporate offices, training center, and 105,000 sq. ft. distribution center are located in San
Leandro, near the Oakland Airport. Our website, petfoodexpress.com featuring
VirtualPetAdoptions.com is one of the best pet specialty informational sites on the
Internet. We have approximately 370 employees.
Our philosophy is to offer competitive prices combined with convenient,
neighborhood shopping and personalized knowledgeable service. Our effective execution
of this strategy allows us to compete very successfully against the national chains and
supermarkets. Our company's owners, Michael Levy and Mark Witriol, are always on
hand to speak. with customers and staff. They take great pride and a hands-on interest in
the quality of all aspects of the business. Pet Food Express has won numerous industry
awards in recent years including: 1997- Best Employee Relations, 1998- Pet Retailer of
the Year, 1999- Best Independent Chain, and 2000- Best Independent Chain.
We love pets. It is the glue that unites our company. Employees and Customers
are welcome to bring their well behaved pets to the store. We have helped fmd homes for
about 34,000 homeless animals through virtual pet adoptions and we work closely with
and support a number of Bay Area SPCA's and other animal welfare services. We also
sponsor pets in the classroom through our School Pets Program. Additionally, we sponsor
adoptions and low cost vaccination clinics at all of our stores. Our state-of-the-art Self-
Service Pet Wash also provides a unique and useful service to our customers. We try to
be a welcome asset to each of the local communities that we serve.
Pet Food Express is privately owned and operated by Michael & Mark and has
been in business since 1986. Despite our age, the company has the informal but fast-
paced and demanding feel of a start-up. The store and administrative staffs work closely
with top management and everyone is "hands-on." We plan to add 4-5 stores per year
throughout the Bay Area for the foreseeable future.
3
The Proposed CampbeU Store
Description of the Premises
Description: single tenant free-standing pad building
Size: 10,960 square feet
Address: 1902 S. Bascom Ave, Campbell, Ca., 95008
Hours of Operation
The hours of operation for our stores are generally:
Monday to Friday 9:30 AM to 8:00 PM
Saturday 9:00 AM to 7:00 PM
Sunday 10:00 AM to 6:00 PM
In general, the peak business days are Saturday & Sunday. The peak times of business on
week days are 4pm to 7pm.
Employees
The total number of employees will be approximately 6 to 12 people. At any given time
there will be 3 to 6 employees working in the store. Store employees generally arrive I
hour prior to store opening and leave 1 hour after closing.
Products
We carry the largest selection of natural and holistic pet foods in the Bay Area to promote
a healthier lifestyle for dogs and cats. We also carry a good assortment offood and
products for birds, fish, and other small animals. Pet Food Express does not sell products
on price. We sell natural products by ingredients; hence we are primarily considered a
pet health food store. These specialty foods include gounnet frozen foods for dogs and
cats. Pet Food Express does not participate in predatory pricing. While we keep our
prices competitive, we are not a discounter ofpet foods and supplies. We promote the
benefits of the ingredients in the foods we sell.
Non-food items include the following:
Dog & cat beds and houses
Pet food bowls
4
Bird cages
Small animal cages
Fish tanks
Aquarium equipment
Pet furniture
Leashes
Pet carriers
Pet toys
Flea control programs
Sanitation
Pet grooming equipment
Pet literature
Self Service Dog Washing
We provide a state of the art self service pet wash. Our tubs are raised for comfort and
convenience. Customers purchase a pet wash token from the cashier, and proceed back to
the tiled wash area. Tie downs are provided to secure the dogs to the station for safety.
The token is inserted into the machine and the desired shampoo is selected. All our
shampoos are all natural and 100% biodegradable. One token allows customers 25
minutes of washing and drying time. We have ambient air blow dryers and customers are
provided with 2 towels to dry the dogs. Pet Food Express handles all the clean up so the
customer doesn't have to.
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Vaccinations
We provide vaccination services on either Saturday or Sunday for about I Y2 hours at
each of our stores. Customers can bring their dog or cat to the store to get standard tests
and de-worming, Microchip Pet IDs, as well as comprehensive vaccinations including
rabies. All vaccinations are administered by a licensed veterinarian.
Vaccinations usually are held in the store's warehouse or events room.
Dog Training
Dog training wilt be held in the events room or warehouse area.:.
Pet Adoption
Pet adoption would be held within the store on weekends.
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