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CITY of CAMPBELL
Community llevelopment Department -Current Planning
March 4, 2002
Oliver Ortiz
Construction Management Services
P.O. Box 684
Rancho Cordova, CA 95741
Subject: PLN2002-8, 9 & 10
Shell Station Retail Visual Identity Remodels
2029 S. Bascom Avenue/ 2855 Winchester Blvd/ 570 E. Hamilton Ave
Application for Modifications to Previous Use Permit and Site and Architectural Review
Permit Approvals
Dear Mr. Ortiz:
Thank you for your Site and Architectural Review Permit applications officially submitted on February 4,
2002, for the remodel of three Shell gasoline service stations in the City of Campbell.
Your applications were distributed to the City's Development Review Committee. The Comrittee, which
consists of the Fire Department, Building Division, Planning Division and Public Works Department,
reviewed the application for completeness and compliance with the City's Zoning Code and General Plan.
The Planning Division has prepared comments that are included herein. The Building Division comments
are attached. The other departments did not have comments at this time. y
Desi n
The project sites are located within the City's Site and Architectural Design Review Area. Development
requirements for this area are intended to enhance the character, stability, and integrity of the business
districts and to assure high quality architectural design and optimum site design. The City recently adopted
a General Plan Update, which states clearly that generic "corporate architecture is discouraged." Corporate
architecture is more difficult to blend with existing development and becomes dated quickly. Development
projects are required to be compatible with surrounding development, which can be achieved through
careful attention to scale, materials, colors, building form, and design details. The proposed Shell station
remodels do not blend with the surrounding architecture and do not meet the design requirements of the
City. Your design should include features, colors, or materials that complement the surrounding buildings.
The Planning Division is not supportive of the proposed projects since they do not meet the City's design
requirements and are not consistent with the City's General Plan in regards to corporate architecture.
70 ~:orth First Street Campbcil. California 95008-1-136 ret. 40S.866.2I~+0 eax 408.866.8381 i'uu -108.866.2790
PLN2002-8, 9 & 10
2029 S. Bascom Avenue/2855 Winchester Blvd/~70 E. Hcrmilton Ave
March 4, 2002 Page 2 of 4
Landscaping
The existing landscaping on the three project sites is minimal and does not meet the current landscaping
standards of the Zoning Code. The City requires landscaping upgrading with remodels. These requirements
include:
1. Landscaping consisting of turf, ground cover, shrubs, trees covering at least ten percent of the net
site area;
2. Continuous landscaped areas of five feet in width, measured at right angles to the street along the
public street frontages;
3. A minimum four-foot planter strip along abutting property lines; and,
4. Plants, shrubs, groundcover and trees from the City's Water Efficient Landscaping Guidelines.
Please submit a Landscaping Plan for the three sites. The plans should indicate the proposed species, size,
and location of trees, shrubs and groundcover and the irrigation system.
Signage
The proposed remodel involves the addition of signage. The City considers the entire yellow and red fascia
panel and dispenser spandrels to be signage since they are designated Shell colors that reflect the corporate
identity. Additional signage requires the approval of a Sign Exception under a separate application. The
City is not supportive of additional signage beyond what is permitted for service stations in the Sign
Ordinance, which consists of only:
1. One wall sign per business, mounted parallel to the building. Any illumination shall be provided by
interior lights or reflectors concealed in shrubbery or decorative structures. Such illumination shall
not cause glare on surrounding streets or adjacent property.
2. One freestanding sign for each parcel. The maximum height of a freestanding sign shall be fourteen
feet above ground.
A maximum of two readerboard signs, not to exceed sixteen square feet each, to be attached to an
approved freestanding sign, the building, the canopy or secured to the property;
4. A maximum of two portable price signs, not to exceed sixteen square feet each, to be located on the
property in an area not to obstruct vehicular sight distance visibility.
Lighting
If any new lighting is proposed with the remodel, it should be as minimal as possible. A photometric
lighting plan must be provided. The City will not be supportive of metal halide lighting that spills light off
the property, causes glare, or uses excessive amounts of energy. The lighting should be fully shielded and
carefully installed to maximize their effectiveness on the site and minimize their adverse impacts beyond
the site.
PLN2002-8, 9 & 10
2029 S. Bascom Avenue/ 2855 Winchester Blvd/ 570 E. Hamilton Ave
March 4, 2002 Page 3 of 4
Parkin
The Shell stations must meet the City's requirements for parking spaces, including designated disabled
parking spaces. The City requires one parking space for each two pumps, and one parking space per
service bay. Interior parking does not count towards this requirement. On-site convenience stores are
required to provide one parking spare for every 200 square feet of gross floor space.
EX1st1nE Site Conditions
The Shell station sites are currently not maintained very well and have excessive temporary signage and
exterior displays that were not approved by the City. In particular, the site at 2855 Winchester Boulevard
has multiple vehicles being stored on the site associated with the auto repair facility. Many of these
vehicles are double-parked and occupying parking spaces that are intended for visitors and employees and
must be removed as soon as possible. A recent site visit counted 16 vehicles and two RV's being stored on
the site. The storage of vehicles is prohibited at these sites.
The following items and details are required to complete your application:
1. Development Schedule Provide a written statement outlining the proposed scheduling for the
project.
2. Sample Boards and Photos
a. Building Materials- actual samples of proposed new materials
b. Photographs of Project Sites and surrounding properties- mounted on a foam board
c. Photographs of other Shell sites that have been remodeled, including detailed photographs
of dispenser spandrels, fascia panels, raised light bar, and new shell wordmark.
3. Preliminary Title Report
4. Property Owner's Signature
a. The owners of record according to the County Assessor are:
Lillian Bitnet Trustee - 570 E. Hamilton Ave
E. Barbano - 2029 S. Bascom Ave
5. Plan Submittal
Site Plan
The site plan submitted is incomplete and does not meet the application requirements.
These include:
I. Distance from centerline of adjacent streets to property lines.
2. Setbacks -indicate the dimensions of all setbacks from property line and distances between
buildings/structures.
PLN2002-8, 9 & 10
2029 S. Bascom Avenue/ 2855 Winchester BlvcU 570 E. Hamilton Ave
March 4, 2002 Page 4 of 4
3. Parking- indicate the dimensions of spaces, aisles, and disabled loading zones
4. Landscaping -conceptual landscape plans indicating existing and proposed landscaping. Show
existing trees with a trunk diameter larger than four inches to be removed/retained. Indicate the
trunk diameter, tree drip line and tree type.
5. Fencing, including retaining walls, existing and/or proposed to be shown (type, height, and
materials). The stations must have a masonry wall a minimum of six feet in height on abutting
property lines. Existing fencing that does not meet this standard shall be upgraded to meet the
standards.
6. Provide location and uses of buildings on adjacent properties. Describe the height, setbacks and
type of structures on adjacent properties
7. Show location and uses of trash enclosures and utility transformers on site.
8. Provide a preliminary grading and drainage plan. Existing grade and proposed grade should be
shown at every tree which is to be retained.
9. Existing and proposed utilities.
Elevations
10. Height of all buildings/ canopies to roof peak
11. Roof pitch
12. Accurately show roof material
Provide a detail of the proposed new dispenser spandrels with graphics valance and decals.
Your application has been deemed incomplete and will not be placed on the Planning Commission agenda
until additional information and details are submitted and your application is deemed complete.
Please do not hesitate to contact me at (408) 866-2193 for further assistance with this project.
Sincerel
~Jli~'
Darcy Smith
Planner II
Enclosure: Building Inspection Division, Comments to the Development Review Committee, 2/28/2001
cc: Geoff Bradley, Senior Planner
CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - CONIlVIENTS TO THE DEVELOPMENT REVIEW CONIlVIITTEE
DRC: February 21, 2002
ADDRESS: 2855 Winchester Blvd. Project Application: PLN-2002-00008
RECOMMENDATION:
Note: No building code issue has been reviewed at Development Review Committee; it will be reviewed in the
Building Permit process. Please be aware that building codes are changing constantly; plans submitted for building
permit shall comply with the code in effect at that time. Submit permit application together with required
documents to the Building Inspection Division to obtain a building permit. No construction can be commenced
without an appropriate building permit.
It is recommended that this item be forwarded to the Planning Commission for review, with the following
conditions.
TO THE SATISFACTION OF THE BUILDING DIVISION MANAGER/BUILDING OFFICIAL:
PERMITS REQUIRED: A building permit application shall be required for the proposed changes
to the existing structure. The building permit shall include ElectricaVPlumbing/Mechanical fees
when such work is part of the permit.
2. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
3. SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
4. 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.
5. 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.
TITLE 24 ENERGY COMI'LIANCE: If there will be proposed changes to the lighting and/or
heating of the structure, California Title 24 Energy Standards Compliance forms shall be blue-
lined on the construction plans. Compliance with the Standards shall be demonstrated for
conditioning of the building envelope and lighting of the building.
J:~Building DRC Commexits\2855winchesterblvd.doc
9. 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.
10. 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.
11. 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.
12. 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.
13. APPROVALS REQUIRED: The project requires the following agency approval prior to issuance
of the building permit:
a. Santa Clara County Fire Department
J:~Building DRC Commenis~2855winchestetblvd.doc