Pre-App - Expired - 2008CITY of CAMPBELL
Community Development Department
August 6, 2008
Attn: Jeff Cary
BP West Coast Products
4 Counterpoint Drive
Las Palmas, CA 90623
Re: PRE 2008-08 -Preliminary Application Comments
2015 Winchester Blvd.
Dear Mr. Cary:
Thank you for your submittal of a preliminary application proposal for the demolition of
an existing gasoline station and convenience market and the construction of a new
gasoline station with a convenience market, which would be located at 2015 S.
Winchester Boulevard. The Planning Division completed the review of your pre-
application and has the following comments regarding your proposal:
Zoe: The subject property is zoned PD (Planned Development) and is designated as
Central Commercial on the City's General Plan Land Use Map. Uses appropriate in the
Central Commercial areas include shopping, services, entertainment and upper floor
residential uses. The prescribed building form in this designation edges the street and
should include retail on the ground floor, with either office or residential uses on the
second and third floors. The proposed new construction in this zoning district is subject
to approval of a Planned Development Permit. Pursuant to CMC Section 21.12.030, a
Planned Development Permit is reviewed by the Planning Commission at a public
hearing and their recommendation is forwarded to the City Council The City Council
takes final action on a Planned Development Permit at a public hearing. The processing
time for such an application is 90-120 days.
Site Plan: The following information should be indicated on the site plan:
a. Please prepare a "Project Data Table" that includes the lot size (less any street
dedication), building size, lot coverage calculation, landscaping calculation and
parking data.
b. All lot dimensions. The lot dimension less any street right-of-way needs to be
clearly indicated. Please see the preliminary comments from Public Works in
2015 Winchester Blvd.
2 of 5
order to correctly identify the amount of additional right-of-way that shall be
required to be granted in fee to the City, if project approval is granted.
c. Please show the distance from the centerline of the adjacent street to the property
lines.
d. Provide location and uses of buildings on adjacent properties. Describe the
height, setbacks and type of structures on adjacent properties.
e. All existing trees on the site should be indicated on the plans and should specify
the location, type, size and whether such tree is proposed to be removed or
preserved.
f. Any proposed or existing fencing needs to be shown. The height, materials and
location should be listed.
g. Show location of any proposed utilities (e.g., sprinkler riser, transformer, vapor
recovery system, etc.).
Building; Cross-section: All roof top equipment shall be screened.
Elevations: Please see the architectural comments below.
Parkin :The Zoning Ordinance requires one parking space for each 250 square feet of
gross floor area for gasoline service stations plus three parking spaces for each service
bay. The preliminary project plans do not show the inclusion of any service bays, so the
parking requirement as proposed would be 12 parking spaces. Staff would be
supportive of the parking adjustment considering the 12 fuel dispenser station spaces
and the inclusion of bicycle and motorcycle parking on site.
Utility Connection: All new commercial developments shall be required to
underground all overhead utility lines both in the interior of the lot and along the
project's public street frontages, unless otherwise approved by the City Council
(reference Section 21.18.140.A).
Landscaping: Please provide a conceptual Landscaping Plan. The plan shall show the
type of trees, size of trees and tree planting detail and irrigation details. The landscape
plan shall substantially conform to the approved site plan and the City's Water Efficient
Landscaping Standards (WELS).
Tree Removal Permit: Approval of a Tree Removal Permit shall be required in order to
remove the trees as shown on the preliminary site plan to relocate the convenience
market and fuel dispenser islands. A completed Tree Removal Application, fee, and all
of the required submittal documents must be submitted concurrent to the Planned
Development Permit application.
2015 Winchester Blvd. Page 3 of 5
Si na e: The signage shown on the colored elevations exceed the maximum allowable
signage per Section 21.30 of the Zoning Code. The proposed use would be allowed only
two wall signs or one wall sign and one freestanding sign. Please review the enclosed
Sign Ordinance to determine the maximum allowed square footage for each sign.
Program Statement: Please provide an operational description including hours. Staff is
concerned regarding the potential 24 hour operation of the newly constructed
convenience market, including the sale of alcoholic beverages for off-site consumption.
As the project location is the entrance to the downtown core and does not generate
significant after hours traffic, 24 hour operation and alcohol sales after 10 p.m. may be
re-evaluated.
Architectural Changes: As this the prominent intersection entrance to the City's historic
downtown core, the City will be expecting higher quality design and materials than the
standard corporate prototype elevations submitted. Please revise the project plans prior
to formal submittal to incorporate the following:
a. The General Plan encourages high quality building designs that are
architecturally attractive and are compatible with or enhance the surrounding
development.
b. The General Plan strongly discourages corporate architecture. The design of the
proposed building should complement the existing buildings in the area.
c. Staff recommends that the site layout be modified create a more pedestrian
friendly environment by locating the convenience market main entrance along a
street frontage.
Public Works Comments: As the redevelopment of the project site would trigger on and
off-site improvements, staff would like to highlight some of the Public Works conditions
that may significantly impact the project financially:
a. Additional right-of--way to be granted in fee for public purposes along the
Campbell Avenue and Winchester Boulevard frontages to accommodate 10 feet
and 15 feet, respectively, of right of way from curb face to back of walk.
b. A 10 foot public service and sidewalk easement shall be granted along the
Winchester Blvd. frontage.
c. Storm drain area fee set for commercial land use.
d. 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.
e. Removal of existing driveway approaches, curb ramp, sidewalk, curb and gutter.
£ Removal of the existing pavement structural section related to the bulb out, or as
required by the City Engineer.
2015 Winchester Blvd.
4 of 5
g. Installation of City approved street trees, tree wells and irrigation at 30 feet on
center, or as required by City Engineer.
h. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approaches. The sidewalk for Campbell Avenue shall be 10 feet wide, and the
sidewalk for Winchester Blvd. shall be 15 feet wide.
i. Installation of a City approved corner "bulb out" improvements at the southwest
corner of Campbell Avenue and Winchester Blvd., as required by the City
Engineer.
j. Installation and/or relocation of storm drain facilities along Winchester Blvd.
and/or Campbell Avenue, as required by the City Engineer.
k. Installation of ADA compliant curb ramp at the corner of Campbell Avenue and
Winchester Blvd.
1. Installation of pavement structural section related to the bulb out, or as required
by the City Engineer.
m. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
n. Installation of traffic control, stripes and signs.
o. Construction of conforms to existing public and private improvements, as
necessary.
p. All 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.
q. All overhead utility lines along the project's public street frontages shall be
installed underground per Section 21.18.140 of the Campbell Municipal Code.
Applicant shall comply with all utility applications, plan submittals, permitting,
and fee requirements of the serving utility companies. In lieu of immediate
undergrounding of the public street frontage, the applicant may elect to execute an
agreement to participate in an underground utility program, should the City
establish such a program within the next 7 years. The owner shall post required
security with the City to insure participation in the underground utility program.
r. 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.
Your pre-application was distributed to the Building Division, the Public Works
Department and the County Fire Department. Their comments are enclosed. Please note
that all comments are meant to be preliminary. Conditions of approval from each
department will be developed at the time a formal application is submitted.
2015 Winchester Blvd. Page 5 of 5
..............................................................................................................................................................................................................................................................................................................
Please do not hesitate to contact me at (408) 866-2142 or via email at
stevep@cityofcampbell.com to discuss these comments or provide additional
information regarding the application process. It may also be beneficial to schedule a
meeting to review any revisions to the preliminary project plans prior to formal
submittal of the required applications.
Since ly,
~:~/~,
Steve L. Prosser
Assistant Planner
encl: Planned Development Permit Application Form
Tree Removal Application Form
Sign Ordinance
Comments from Building Division, Public Works and Fire Department
cc: Bobby Gulshan, WD Partners, 919 Reserve Dr., Suite 129, Roseville, CA 95678
Jackie C. Young, Principal Planner
Bill Bruckart, Building Official
Doug Harding, Santa Clara County Fire Department
Ed Arango, Land Development Engineer