UP - Expired - 2005August 22, 2006
Ramin Dariani
Dariani Enterprises
2855 S. Winchester Blvd.
Campbell, CA 95008
Re: Landscape Plan
2855 S. Winchester Blvd.
Dear Mr. Dariani:
The Planning Division has reviewed your landscape plan submittal for the remodel of
the existing gasoline/service station on the referenced property. The following issues
need to be addressed:
1. Provide additional trees and landscaping standards as a part of the landscape
plan to achieve greater height in plant materials.
2. It is recommended that Liquidamber Trees be changed to a tree type that does
not have a shallow root system. Is recommended that you consider the Chinese
Pistache or London Plane.
3. Provide a combination of screening shrubs, trees and ground cover along the
driveway and the parking area.
4. The landscape plan needs to typical provide planting details of trees, shrub, and
ground covers.
5. Provide a planting table of plant types, quantities and sizes.
6. All shrubs shall be a minimum five gallon size plant material and all trees shall
be a minimum 24 inch boxed container.
70 North First Street ~ Campbell, California 9 5008-1 4 3 6 ~ rE~ 408.866.2140 Fnx 408.866.8381 Tom 408.866.2790
Landscape Plan 2855 S. Win.. ater Blvd. Page 2 of 2
Thank you for the opportunity to review these plans. If you have any questions
regarding these comments or the requested information, please do not hesitate to
contact me at (408) 866-2144 or by email at timh@cityofcampbell.com.
Sincer
~----~ /
Tim J. Haley
Associate Planner
cc: Frank Mills, Senior Building Inspector
Jackie C. Young Lind, AICP, Senior Planner
Barry Nathan, Architect, 4037 El Camino Way, Palo Alto, CA 94306
July 17, 2006
Ramin Dariani
Dariani Enterprises
2855 S. Winchester Blvd.
Campbell, CA 95008
Re: Building Permit No: BLD2006-404
2855 S. Winchester Blvd.
Dear Mr. Dariani:
The Planning Division has reviewed your building permit submittal for the remodel of
the existing gasoline/service station on the referenced property. The following issues
need to be addressed prior to a clearance from the Planning Division for the issuance of
a building permit:
1. Landscape Plan: The applicant shall submit four sees of a landscape and irrigation
plan 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.
2. Decorative Pavement: The applicant shall submit four sets of a site plan depicting
the following:
70 North First Street Campbell, California 95008-1436 -rep 408.866.2140 ~ Fnx 408.866.8381 `roo 408.866.2790
Building Permit No: BLD2006-740 ~ 2855 S. Winchester Blvd Page 2 of 2
a. Decorative paving materials with minimum 4 foot width at project
driveways.
b. Provision of a walking path through the landscape area to provide access
to trash enclosure area.
c. Provision of upgraded curbing with the use of colored concrete or
decorative boulders.
3. Building Color and Materials: The applicant shall submit color samples of wall and
roof colors for review and approval of the Community Development Director prior
to issuance of building permits. The proposed color scheme shall present subdues
colors indicative of colors uses in the surrounding neighborhood. The building color
shall be light gray or tan and roofing color shall be darker gray, bronze or green.
4. Construction Plans: The conditions of approval shall be .stated in full on the cover
sheet of construction plans submitted for building permit.
5. Site Plan: The site plan shown in the architectural drawings is not consistent with
the grading and drainage plan, please clarify.
6. Elevations: The elevations of the canopy structure need to incorporate a seamed
metal roof material similar to the main building.
7. Trash Enclosure Design: The trash enclosure design needs further refinement. The
screening proposal is questionable.
Thank you for the opportunity to review these plans. If you have any questions
regarding these comments or the requested information, please do not hesitate to
contact me at (408) 866-2144 or by email at timh@cityofcampbell.com.
Sincere
1 ` ~~
Tim J. Haley
Associate Planner
cc: Frank Mills, Senior Building Inspector
Jackie C. Young Lind, AICP, Senior Planner
Barry Nathan, Architect, 4037 El Camino Way, Palo Alto, CA 94306
March 29, 2006
Mr. Ramin Dariani
Sunnyoaks Valero/Dariani Enterprises
969 Menlo Avenue
Menlo Park, CA 94025
Re: PLN2005-164 - 2855 S. Winchester Boulevard -- Use Permit
Dear Applicant:
Please be advised that at its meeting of March 28, 2006, the Planning Commission
Adopted Resolution No. 3711 granting a Conditional Use Permit (PLN2005-164) for the
remodel of an existing service station to accommodate amini-market, new service
island, a car wash and astorage/office area on property owned by Dariani Enterprises
on the above reference property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk
by 5 p.m. on Friday, April 7, 2006. 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.
Sincere
~~
Tim J. Haley
Associate Planner
cc: Frank Mills, Building
Chris Veargason, Fire
Ed Arango, Public Works
70 North First Street Campbell, California 9 5008-1 4 3 6 TEL 408.866.2140 ~ Fnx 408.866.8381 ~ Too 408.866.2790
RESOLUTION NO. 3711
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
(PLN2005-164) FOR THE REMODEL OF AN EXISTING SERVICE
STATION TO ACCOMMODATE AMINI-MARKET, NEW SERVICE
ISLAND, A CAR WASH AND ASTORAGE/OFFICE AREA ON
PROPERTY OWNED BY DARIANI ENTERPRISES LOCATED AT
2855 S. WINCHESTER BOULEVARD IN A C-2-S (GENERAL
COMMERCIAL) ZONING DISTRICT. APPLICATION OF MR. RAMIN
DARIANI, ON BEHALF OF SUNNYOAKS VALERO. FILE NO:
PLN2005-164.
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 PLN2005-164:
1. The proposed mini-market, new service island, car wash, storage/office area 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 3,553 sq ft. two story building accommodating a car
wash, convenience store, office/storage area and a new pump service island with
four fuel dispensers.
4. The proposed site plan depicts that approximately 11 percent of the site will be
landscaped where a minimum 10 percent is required.
5. The project site is located on the southwest corner of West Sunnyoaks Avenue and
South Winchester Blvd. The property is surrounded by amini-storage use on the
north, industrial uses to the east, a convenience store to the west, and auto repair to
the south.
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.
Planning Commission ReS~~ution No. 3711
PLN2005-164 -- 2855 S. Winchester Boulevard -- Use Permit - Valero
Page 2
9. The hours of operation of the convenience store and gasoline station shall be
restricted to 6 a.m. to 12:00 a.m. (daily), car wash hours shall be restricted to 6:00
a.m. to 8:00 p.m., and gasoline delivery trucks shall be limited to the hours of 6:00
8:-9Ap.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:
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 these uses 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~„~ution No. 3711
PLN2005-164 -- 2855 S. Winchester Boulevard -- Use Permit - Valero
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 (PLN2005-164) for the remodel of an existing service station to
accommodate amini-market, new service island, a car wash and astorage/office area
on property owned by Dariani Enterprises located at 2855 S. Winchester Boulevard 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 (PLN2004-164)
to allow the remodel of an existing service station to accommodate amini-market,
new service island, a car wash, astorage/office area and late night activities for an
existing gasoline station located at 2855 S. Winchester Boulevard. The project
shall substantially conform to the plans and project description received by the
Planning Division on October 29, 2005, except as may be modified by the conditions
of approval contained herein.
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
Planning Commission Re~~~ution No. 3711
PLN2005-164 -- 2855 S. Winchester Boulevard -- Use Permit - Valero
Page 4
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: No signage is approved as part of the development application approved
herein. All signage shall be installed and maintained consistent with the provision of
the Sign Regulations Chapter 21.30 of the Campbell Municipal Code.
6. Landscape Plan: The applicant shall submit four sets of a landscape and irrigation
plan 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: No liquor license is permitted or considered with this application.
8. Decorative Pavement: The applicant shall submit four sets of a site plan depicting
the following:
a. Decorative paving materials with minimum 4 foot width at project driveways.
b. Provision of a walking path through the landscape area to provide access to
trash enclosure area.
c. Provision of upgraded curbing with the use of colored concrete or decorative
boulders.
9. 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.
Planning Commission Res~~ution No. 3711
PLN2005-164 -- 2855 S. Winchester Boulevard -- Use Permit - Valero
Page 5
10. Building Color and Materials: The applicant shall submit color samples of wall and
roof colors for review and approval of the Community Development Director prior to
issuance of building permits. The proposed color scheme shall present subdues
colors indicative of colors uses in the surrounding neighborhood. The building color
shall be light gray or tan and roofing color shall be darker gray, bronze or green.
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 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. Car wash operation shall be limited to the hours of 6:00
a.m. to 8:00 p.m.
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 restricted to 6:00 a.m. to 12:00 a.m. (daily). Car wash
Planning Commission Res~~ution No. 3711
PLN2005-164 -- 2855 S. Winchester Boulevard -- Use Permit - Valero
Page 6
hours shall be restricted to the 6:00 a.m. to 8:00 p.m. and gasoline tank deliveries
shall be restricted to the hours of 6:00 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.
Building Division
17. Permits Required: A building permit application shall be required for each proposed
new structure. The building permit shall include Electrical/Plumbing/Mechanical fees
when such work is part of the permit.
18. Plan Preparation: This addition may require 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 shall also include site drainage details.
22. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue-lined on the construction plans. 8'/2 X 11 calculations shall
be submitted as well.
23. 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.
24. Pollution Prevention: 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.
Planning Commission Res~~ution No. 3711
PLN2005-164 -- 2855 S. Winchester Boulevard -- Use Permit - Valero
Page 7
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. 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. Street Improvements: Prior to issuance of any grading or 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 construction of the standard public street improvements, as
required by the City Engineer. The plans shall include the following:
Winchester Boulevard and Sunnyoaks Avenue:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc.,
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the
sidewalk area.
c. Removal of the existing driveway approaches, related sidewalk, curb and gutter
and the handicap ramp at the corner of Winchester Boulevard and Sunnyoaks
Avenue.
d. Construction of ADA compliant driveway approaches, curb, gutter, and a 10-foot
sidewalk along Winchester Boulevard and Sunnyoaks Avenue as necessary.
Planning Commission Res~~ution No. 3711
PLN2005-164 -- 2855 S. Winchester Boulevard -- Use Permit - Valero
Page 8
e. Construction of ADA compliant ramp at the corner of Winchester Boulevard and
Sunnyoaks Avenue.
f. Replacement of existing underground utilities, boxes and meters as necessary.
g. Installation of traffic control, stripes and signs as determined by the City
Engineer.
h. Installation of street trees and irrigation at 30 feet on center.
i. Construction of conforms to existing public and private improvements, as
necessary.
31. 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
the design engineer shall submit as-built drawings to the City.
32. 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.
33. 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.
34. 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.
35. 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. Winchester Boulevard has been overlaid in 2001 while Sunnyoaks
Avenue has not been overlaid during the last five years. 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.
36. 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.
Planning Commission Res~~ution No. 3711
PLN2005-164 -- 2855 S. Winchester Boulevard -- Use Permit - Valero
Page 9
37. 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 $1,086.
38. 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. 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 street improvement plans, the applicant shall calculate
and submit to the City the amount of impervious surface created by the
development.
b. 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 comply with the requirements of the NPDES Construction
General Permit.
d. The applicant shall also comply with any other or new conditions as required by
the City of Campbell's most current NPDES permit.
39. As Built Drawings: 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.
Planning Commission Res~~ution No. 3711
PLN2005-164 -- 2855 S. Winchester Boulevard -- Use Permit - Valero
Page 10
40. Covenants for the Operation and Maintenance of Stormwater Facilities Prior to
occupancy, the applicant shall sign the "Covenants for the Operation and
Maintenance of Stormwater Facilities".
41. BMPs for Gas Stations or Equipment Fueling Facilities:
Please revise the site plan and submit all required documentation as follows:
a. Show BMP Treatment measures.
b. Show grading of PCC around fueling area.
c. Show grade break to separate fueling area and prevent storm water run-on into
the fueling area.
d. Prepare a spill clean-up plan in accordance with the Santa Clara County fire
code.
e. Stencil all on-site storm drains.
f. Submit utility plan to show drainage of storm water and waste water from car
wash.
g. Upon submission of the street improvement and grading and drainage plans, the
applicant shall calculate and submit to the City the amount of impervious surface
created or replaced by the proposed development.
h. Upon submission of the grading and drainage plan, the applicant's designer or
engineer shall also 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.
i. The applicant shall comply with the requirements of the State General
Construction Activity Permit including submission of the Storm Water Pollution
Prevention Plan (SWPPP) and the Notice of Intent.
j. The applicant shall also comply with any other or new conditions as required by
the City of Campbell's NPDES permit.
42. BMP Certification - Occupancy: Prior to allowing occupancy for any and/or all
buildings, the applicant shall have a qualified BMP certifier 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
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;
d. Any changes are in conformance with local, state, or federal regulations; and,
' Planning Commission Res..,ution No. 3711
PLN2005-164 - 2855 S. Winchester Boulevard -- Use Permit - Valero
Page 11
e. Sign the "Covenants for the Operation and Maintenance of Stormwater
Facilities".
PASSED AND ADOPTED this 28th day of March, 2006, by the following roll call vote:
AYES: Commissioners: Alderete, Doorley, Ebner, Gibbons and Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: Francois and Rocha
ABSTAIN: Commissioners: None
APPROVED:
Bob Alderete, Chair
ATTEST:
Sharon Fierro, Secretary
Staff Report • March 28, 2006
Continued Public Hearing (from the Planning Commission meeting of
PLN2005-164 February 28, 2006) to consider the application of Mr. Ramin Dariani, on
Dariani, R behalf of Sunnyoaks Valero, for a Conditional Use Permit (PLN2005-164)
for the remodel of an existing service station to accommodate a mini-
market, new service island, a car wash and astorage/office area on property
owned by Dariani Enterprises located at 2855 S. Winchester Boulevard in
a C-2-S (General Commercial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission takes the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Conditional Use
Permit (PLN2004-164) to allow the remodel of an exiting service station to accommodate a
mini-market, new service island, a car wash and astorage/office area, 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.
BACKGROUND This application was continued from the previous Planning Commission
meeting of February 28, 2006, so that revised plans could be submitted to the Site and
Architectural Review Committee addressing concerns regarding as follows:
1. Provision of wider planter areas along the street frontages.
2. A reduction in the size of the island canopy and the number of fueling pump services from
five to four.
3. Provide a revised color scheme with more subdued building and roof colors and reduce the
amount of building and site signage to comply with sign regulation standards.
4. Provision of wider driving lanes to accommodate improved on-site circulation.
A revised plan was presented to the Committee at its meeting of March 14, 2006.
PROJECT DATA
Gross Lot Area .98 acres 42,975 square feet
Net Lot Area: .40 acres 17,680 square feet
Site Utilization:
Building Coverage: 2,298 sq. ft. 13%
Paving Coverage: 13,367 sq. ft. 75.6%
Staff Report -Planning Commission Meeting of Mazch 28, 2006
PLN2005-164 - 2855 S. Winchester Boulevard -Use Permit - Sunnyoaks Valero
Page 2
Landscaping Coverage: 2,024 sq. ft.
11.4%
Floor Area Ratio (FAR): .20 FAR
.40 FAR maximum unless exception is granted by the Planning
Commission
Building: First Floor 1,149 sq. ft. car wash
1,149 sq. ft. retail store
Second Floor 1,020 sq. ft. storage
235 sq. ft. office
3,553 sq ft.
Canopy Island: 4 Fueling Pumps
Required Pazking: Parking Demand/LTse Parking Spaces
1 space for each 200 sq. ft. of retail building area; 5.7
1 space for each 400 sq. ft. of storage area; 2.5
1 space for each 225 sq. ft. of office azea; and, 1.04
2 spaces for each drive aisle for caz wash 2_0
11.24
Parking Provided: 9 pazking spaces for retaiUstorage/office uses 9
2 spaces in self-service car wash lane 2
11
The property is surrounded by the following uses:
North: Mini-storage facility
South: Auto related commercial uses
West: Convenience store - 7/11
East: South Winchester Blvd.
Operational hours: 6 a.m. to 12 a.m. (daily)
Delivery of gasoline 8 p.m. to 12 a.m. (daily)
Carwash 6 a.m. to 8 p.m. (daily)
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit to allow
the remodel of an existing gasoline service station. The proposed remodel will accommodate a
mini-market, new service island with four pump dispensers, a caz wash and astorage/office area
over the convenience store. The two service bays of the existing service station would be
removed. The proposed building is situated at the reaz of the lot similaz to the existing service
station building.
Project Location: The subject property is located at the southwest corner of West Sunnyoaks
Avenue and South Winchester Blvd.
Staff Report -Planning Coirunission Meeting of March 28, 2006
PLN2005-164 - 2855 S. Winchester Boulevard -Use Permit - Sunnyoaks Valero
Page 3
ANALYSIS
General Plan Desi ation: 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: Buildin 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.
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-l0.le: Parking Lot Screening: Plant landscaping or build
decorative walls at the interior and perimeter of parking areas as a visual screen.
Strategy LUT- 10.2a: Streetscane Standards: Implement Streetscape Standards
with landscaped boulevard treatment on arterial streets, and implement the
installation of street trees per the Standard Street Improvements.
Zoning Desi ation: 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 auto vehicle washing
uses require a Conditional Use Permit in the C-2-S (General Commercial) Zoning District.
Architecture: The applicant is proposing the reconstruction of the existing gasoline service
station to allow a new two story building that accommodates a car wash, convenience store and a
new island canopy with four fuel dispensers. Building elevations are shown with stucco walls
and a stepped two story building form. First floor windows are shown as a series of arched
windows and the second floor windows are smaller arched windows. The building entrance is
enhanced with a hipped roof form, columns and arched covered canopy entry. Roofing material
is shown as a seamed metal roof, gray in color, in a hipped roof form. The proposed building is
situated towards the rear portion of the site where the service bays are currently located and
presents a significant upgrade to the appearance of the current business.
Late Night Activities: The applicant is requesting approval to operate this facility daily from
6:00 a.m. to 12:00 a.m. Uses after 11 p.m. require a Conditional Use Permit.
Staff is supportive of the requested operational hour, however, the conditions of approval further
restrict the delivery hours of gasoline serve trucks and the car wash operation.
Car Wash Operation: The applicant is proposing the installation of a carwash operation that is a
self serve automatic facility in a single lane to the rear of the convenience market. This serve
r_...
Staff Report -Planning Corru~iission Meeting of March 28, 2006
PLN2005-164 - 2855 S. Winchester Boulevard -Use Permit - Sunnyoaks Valero
Page 4
lane accommodates three parking spaces in the drive thru lane prior to the car wash service. Staff
is recommending a condition of approval limiting the operational hours of the car wash from 6
a.m. to 8 p.m. and a condition of approval regarding potential noise concerns.
Gasoline Deliveries: The applicant has indicated that tanker trucks that delivery fuel will be
restricted to late evening hours after the primary operational hours of the convenience store and
car wash. Staff has recommended a condition of approval that restricts delivery hours from 8
p.m. to 12:00 a.m.
Liquor License: The applicant is not requesting approval to allow alcohol sales in conjunction
with the convenience store. This is due to the close proximately of the adjacent convenience
market (7/11) to the rear of the proposed use that allows the sale of off-sale beer and wine.
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.
Landscaping: Section 21.26.020.B, Landscaping Requirements for C-2-S zoning 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. A minimum 7-foot planting strip is shown and 11 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 plan for the review and
approval of the Community Development Director.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at their meeting of March 14, 2006.
The Committee was supportive of the proposal with the following recommended changes:
1. Introduce a walking path between the trash enclosure and the convenience store;
2. Provide a decorative pavement treatment at driveways to delineate private pavement areas;
3. Incorporate decorative stone or colors into the on-site curbing; and
4. Provide a condition restricting delivery hours of gasoline tanker trucks.
These items have been addressed in the conditions of approval.
Attachments:
1. Findings for Approval of File No. PLN2005-164
2. Conditions of Approval for File No. PLN2005-164
3. Applicant's Business Description
4. Project Plans
5. Location Map
Staff Report -Planning Corrunission Meeting of March 28, 2006
PLN2005-164 - 2855 S. Winchester Boulevard -Use Permit - Sunnyoaks Valero
Page 5
Prepared by: M---
Tim J. Hal ,Associate Planner
Approved by:
e Yo g ind, 'or Pl er
Attachment # 1 revised
FINDINGS FOR APPROVAL OF FILE NO. PLN2005-164
SITE ADDRESS: 2855 S. Winchester Blvd.
APPLICANT: Ramin Dariani
P.C. MEETING: March 28, 2006
Findings for approval of a Conditional Use Permit to allow the remodel of an existing service
station to accommodate amini-market new service island a car wash a stora a/office area and
late night operational hours on property located at 2855 S Winchester Blvd
The Planning Commission finds as follows with regard to file number PLN2005-164:
1. The proposed mini-market, new service island, car wash, storage/office area 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 3,553 sq ft. two story building accommodating a car wash,
convenience store, office/storage area and a new pump service island with four fuel
dispensers.
4. The proposed site plan depicts that approximately 11 percent of the site will be landscaped
where a minimum 10 percent is required.
5. The project site is located on the southwest corner of West Sunnyoaks Avenue and South
Winchester Blvd. The property is surrounded by amini-storage use on the north, industrial
uses to the east, a convenience store to the west, and auto repair to the south.
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 restricted to 6
a.m. to 12:00 a.m. (daily), car wash hours shall be restricted to 6:00 a.m. to 8:00 p.m., and
gasoline delivery trucks shall be limited to the hours of 6:00 SAAp.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).
Attachment # 1
Page 2 of 2
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 these uses 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. PLN2005-164
SITE ADDRESS: 2855 S. Winchester Blvd.
APPLICANT: Ramin Dariani
P.C. MEETING: March 28, 2006
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 Project: Approval is granted for a Conditional Use Permit (PLN2004-164) to allow
the remodel of an existing service station to accommodate amini-market, new service island, a
car wash, astorage/office area and late night activities for an existing gasoline station located
at 2855 S. Winchester Blvd. The project shall substantially conform to the plans and project
description received by the Planning Division on October 29, 2005, except as maybe modified
by the conditions of approval contained herein.
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.
Signage: No signage is approved as part of the development application approved herein. All
signage shall be installed and maintained consistent with the provision of the C-3 Central
Business District Sign Regulations Chapter 21.10.050 (K) of the Campbell Municipal Code.
6. Landscape Plan: The applicant shall submit four sets of a landscape and irrigation plan 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
Attachment #2
Page 2 of 7 revised
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. Liauor License: No liquor license is permitted or considered with this application.
8. Decorative Pavement: The applicant shall submit four sets of a site plan depicting the
following:
a. Decorative paving materials with minimum 4 foot width at project driveways.
b. Provision of a walking path through the landscape area to provide access to trash
enclosure area.
c. Provision of upgraded curbing with the use of colored concrete or decorative boulders
9. 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.
10. Building Color and Materials: The applicant shall submit color samples of wall and roof
colors for review and approval of the Community Development Director prior to issuance of
building permits. The proposed color scheme shall present subdues colors indicative of colors
uses in the surrounding neighborhood. The building color shall be light gray or tan and roofing
color shall be darker gray, bronze or green.
11. 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. 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.
Attachment #2
Page 3 of 7 revised
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. Car
wash operation shall be limited to the hours of 6:00 a.m. to 8:00 p.m.
b. Public Address Svstem: An outdoor public address system is not permitted.
c. Noise Mana ement: 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 Un: 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 restricted to 6:00 a.m. to 12:00 a.m. (daily). Car wash hours shall be restricted
to the 6:00 a.m. to 8:00 p.m. and gasoline tank deliveries shall be restricted to the hours of
6:00 S~A9 p.m. to 12:00 a.m.
16. Parkins 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.
Building Division
17. Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such
work is part of the permit.
18. Plan Preparation: This addition may require 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
shall also include site drainage details.
Attachment #2
Page 4 of 7
22. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-1R
shall be blue-lined on the construction plans. 8'/z X 11 calculations shall be submitted as well.
23. 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.
24. Pollution Prevention: 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. 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. Street Improvements: Prior to issuance of any grading or 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 construction of
the standard public street improvements, as required by the City Engineer. The plans shall
include the following:
Attachment #2
Page 5 of 7
Winchester Boulevard and Sunnyoaks Avenue:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc., outside of
sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area.
c. Removal of the existing driveway approaches, related sidewalk, curb and gutter and the
handicap ramp at the corner of Winchester Boulevard and Sunnyoaks Avenue.
d. Construction of ADA compliant driveway approaches, curb, gutter, and a 10-foot sidewalk
along Winchester Boulevard and Sunnyoaks Avenue as necessary.
e. Construction of ADA compliant ramp at the corner of Winchester Boulevard and
Sunnyoaks Avenue.
f. Replacement of existing underground utilities, boxes and meters as necessary.
g. Installation of traffic control, stripes and signs as determined by the City Engineer.
h. Installation of street trees and irrigation at 30 feet on center.
i. Construction of conforms to existing public and private improvements, as necessary.
31. 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 the design engineer
shall submit as-built drawings to the City.
32. 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.
33. 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.
34. 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.
35. 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. Winchester Boulevard has been
overlaid in 2001 while Sunnyoaks Avenue has not been overlaid during the last five years. 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.
Attachment #2
Page 6 of 7
36. 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.
37. 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 $1,086.
38. 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. 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 street improvement plans, the applicant shall calculate and submit
to the City the amount of impervious surface created by the development.
b. 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 comply with the requirements of the NPDES Construction General
Permit.
d. The applicant shall also comply with any other or new conditions as required by the City of
Campbell's most current NPDES permit.
39. As Built Drawings: 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.
40. Covenants for the Operation and Maintenance of Stormwater Facilities: Prior to occupancy,
the applicant shall sign the "Covenants for the Operation and Maintenance of Stormwater
Facilities".
Attachment #2
Page 7 of 7
41. BMPs for Gas Stations or Equipment Fueling Facilities:
Please revise the site plan and submit all required documentation as follows:
a. Show BMP Treatment measures.
b. Show grading of PCC around fueling area.
c. Show grade break to separate fueling area and prevent storm water run-on into the fueling
area.
d. Prepare a spill clean-up plan in accordance with the Santa Clara County fire code.
e. Stencil all on-site storm drains.
f. Submit utility plan to show drainage of storm water and waste water from car wash.
g. Upon submission of the street improvement and grading and drainage plans, the applicant
shall calculate and submit to the City the amount of impervious surface created or replaced
by the proposed development.
h. Upon submission of the grading and drainage plan, the applicant's designer or engineer
shall also 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.
i. The applicant shall comply with the requirements of the State General Construction
Activity Permit including submission of the Storm Water Pollution Prevention Plan
(SWPPP) and the Notice of Intent.
j. The applicant shall also comply with any other or new conditions as required by the City of
Campbell's NPDES permit.
42. BMP Certification - Occupancy Prior to allowing occupancy for any and/or all buildings, the
applicant shall have a qualified BMP certifier 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 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;
d. Any changes are in conformance with local, state, or federal regulations; and,
e. Sign the "Covenants for the Operation and Maintenance of Stormwater Facilities".
"~ ~ ~ Attachment #3
PROPOSED PLAN ~~~ ~ ~ z'
;l ~Y OF CAME
=BANNING DE.
Nature of the Business
Dariani Enterprises, DBA Sunny Oak's Valero, currently operates as a gas station, snack
shop, and auto service shop at 2855 Winchester Blvd, Campbell CA.
The auto service shop is suffering financially, due to excessive auto repair businesses in the
area. Other service centers are within a proximity of less than a 300 foot radius from our site,
and all are along South Winchester Blvd. In addition, our site is not conducive serving the
needs of prospective auto service customers. Successful gas stations do not have auto care
services, anymore.
Gasoline volumes also suffer, because of cars parked and waiting to be repaired. The snack
shop is very small, and doesn't serve the varied needs of most gasoline customers. Auto care
services are better left to "off-corner" locations. In conclusion, the existing operation, as it
stands today, is not of the highest and best use.
Hours of Operation
Sunny Oak's Valero operates within the hours of Gam to 12am, with three full time
employees on staff, another three part time employees. Two employees work each shift. We
plan to maintain the same hours and expand our full time employee count by two to three
more people, under our new business format.
Image and Traffic
An updated architectural image of this building will be a great improvement over the
existing, 1940's Auto Care facade.
We've painstakingly laid out the fueling business to .make best use of existing ingresses /
egresses. The canopy and dispensers will present a modern, inviting, and pleasant appearance
for commuters and nearby residents. We've allowed for THREE vehicle widths between the
canopy columns, so as to allow a car to easily pass between, while two other customers are
still fueling. Dispensers will be calibrated to deliver fuel at a legally allowed eight gallons
per minute, and credit card readers will be at each dispenser. People will be able to fill up
quickly and conveniently, eliminating stacking from the street.
Eliminating the auto care business, and the problems associated with "long term" parking for
repair jobs, allows for easier vehicle movement on the lot. The addition of a proposed car
wash and expansion of the convenience store will eliminate multiple stops by commuters in
this area, for regularly used services. There is enough room for cars to move from fueling to
car wash, with stacking also allowed. Improvement of the facility will be a win-win for the
City of Campbell and Dariani Enterprises.
Comuany Intent
Our expansion of this facility will greatly improve the image an old station that has served its
purpose, but cannot compete against the modern conveniences of other nearby facilities. Our
business plan will also eliminate environmental concerns regarding waste oil disposal and
auto care operations. The waste oil tank will be removed and the auto service business will
relocate in the area. Increases in gasoline and c-store sales, with the addition of car wash
sales, will allow for an increase in full time employee hours for this location.
We strongly believe in promoting the highest standard of customer service, combined with
the speed and convenience of new equipment, in an eye-pleasing facility, to get people in and
out as quickly as possible. All these elements are necessary to improve the business, sales,
profits, and tax base for the site. We are pleased to present this plan, consistent with the
General Commercial land use designation of the General Plan (Conditional Use Permit), and
look forward to the commission's support. Feel free to contact me with your questions and
concerns.
Sincerely,
-Q~,u~L~' _,
Ramin Dariani
Owner
Sunnyoaks Valero