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Planned Development Permit 2000.oF'Ca~ CITY OF CAMPBELL City Clerk's Office November 10, 2000 Ms. Donna Williamson TSH Architects 1118 Chess Drive Foster City, CA 94404 Dear Ms. Williamson: At the regular meeting of November 6, 2000, the City Council held a public hearing to consider your application, on behalf of Huettig & Schromm, Inc. for approval of a Planned Development Permit (PLN 2000-111) to allow the construction of a two story research and development building on property located at 603 Campbell Technology Parkway in a PD (Planned Development) Zoning District. After due consideration and discussion, the City Council adopted Resolution No. 9765 approving a Planned Development Permit (PLN 2000-111) to allow the construction of a two story, 10,890 square foot research and development building on property located at 603 Campbell Technology Parkway in a PD (Planned Development) Zoning District, subject to findings and attached Conditions of Approval. A certified copy of this Resolution is attached for your records. Should you have any questions in regard to this matter, please do not hesitate to contact this. office (408) 866-2117 or Tim Haley, Associate Planner, Community Development Dept. '~Sincerely, /Anne Bybee ,//City Clerk Enc. Cc. Ken Neumeister, Huettig & Schromm, 900 Welch Road, #10, Palo Alto, 94304 Tim Haley, Community Development Dept. 70 North First Street . Campbell, Cdlifornia 95008.1423 · TEL 408.866.2117 · F^X 408.374.6889 · TDD 408.866.2790 RESOLUTION NO. 9765 BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT (PLN2000-111) TO ALLOW THE CONSTRUCTION OF A TWO STORY, 10,890 SQUARE FOOT RESEARCH AND DEVELOPMENT BUILDING ON PROPERTY LOCATED AT 603 CAMPBELL TECHNOLOGY PARKWAY IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MS. DONNA WILLIAMSON, ON BEHALF OF HUETTIG & SCHROMM. 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 City Council finds as follows with regard to File No. PLN2000-111(PD): 1. The proposed project is located on property with an Industrial land use designation under the General Plan. 2. The Planned Development Permit to allow a two-story, 10,890 square foot office development is consistent with the Land Use Element of the General Plan. The proposed office building, as conditioned, is well designed and architecturally compatible with other developments in the surrounding area and is consistent with the development standards for commercial uses. 4. The proposed project is compatible with the adjacent industrial and commercial uses. 5. The proposed project will install streetscape improvements along Campbell Technology Parkway and Westchester Avenue. o The removal of the existing eucalyptus trees on-site is necessary as it restricts the economic enjoyment of the property and creates an unusual hardship for the property owner to develop the project as proposed. 7. An initial study was prepared for this project and no significant environmental impacts were found. Based upon the foregoing findings of fact, the City Council further finds and concludes that: City Council Resolution PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit Page 2 1. The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 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. 5. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. 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. The lead department with which the applicant will work is identified on each condition where necessary. 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 1. Approved Project: Approval is granted to construct a two-story, 10,890 square foot office/R&D building on property located at 603 Campbell Technology Parkway and shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: A. Site plan and floor plans, elevations prepared by TSH, Architects, dated as submitted on October 5, 2000. B. Color/material board and colored elevations submitted by TSH, Architects dated August 3, 2000. C. Applicant shall provide a wall detail, depicting windows and reveals, to the Community Development Director in ensure consistency with the other buildings in the Campbell Technology Park. Roof Screen: Prior to issuance of building permits for the tenant improvements for the building, submit a detailed plan for the roof screen. The roof screen shall be compatible with the overall design of the building and shall be subject to review and approval by the Community Development Director. The parapet is to be of a proportionate height so as to be compatible with the overall design of the Campbell Technology Park. City Council Resolution PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit Page 3 o o o o Trash Enclosure: Prior to issuance of Building Permits for the shell building, submit a revised Site Plan, which reflects a modified location for the trash enclosure. The trash enclosure shall be compatible with the overall design of the building and shall be subject to review and approval by the Community Development Director Landscaping: Prior to the issuance of building permits for the project, the applicant shall submit landscaping and irrigation plans for review and approval by the Community Development Director that incorporates the following: A. Compliance with the City's Tree Protection Ordinance including obtainment of a tree removal permit to remove any trees in conjunction with the development of the project and replacement of trees required in conjunction with the development of the project. B. Compliance with the City's Water Efficient Landscape Standards (WELS) for the protection of any trees in conjunction with the development of the project. C. Installation of minimum 24-inch box street trees planted 40 feet on center in tree wells along Westchester Avenue. D. Installation of minimum 24-inch box trees, minimum 5-gallon shrubs and groundcover for all landscaped areas of the proposed building. Landscape Maintenance: The applicant shall be required to provide on-going maintenance of the required landscaping for the project as approved by the Conditions of Approval herein. Outdoor Storage: No outdoor storage is permitted on the property and/or pedestrian and vehicular easement to the north of the project site. No construction equipment, construction vehicles, and/or construction debris shall be parked and/or stored on the property. Americans With Disabilities Act: The applicant shall be required to comply with all Americans with Disabilities Act requirements. Building Division Requirements: The applicant shall comply with all Building Code requirements and obtain necessary permits as determined by the City's Building Division. Fences/walls: Any newly proposed fencing and/or wall shall comply with Section 21.59.090 of the Campbell Municipal Code and shall be submitted for review and approval by the Community Development Department. The property gate and related traffic mitigation measures, to prevent use of this site for cut-through traffic in ways that will not impede the free flow of traffic on Westchester, shall be reviewed and approved by the Community Development and Public Works Directors. 10. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). City Council Resolution PLN2000-111 - 603 Campbell Technology Parkway -Planned Development Permit Page 4 11. Location of Mechanical Equipment: No roof-mounted mechanical equipment, i.e. air conditioning units, shall be located on the roof of building without providing screening of the mechanical equipment from public view. Screening material and method shall require review and approval by the Community Development Director prior to installation of such mechanical equipment screening. 12. Utility Boxes and Back-Flow Preventers: Applicant to submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division. 13. Trash Disposal/Recycling: The applicant shall submit details regarding the design and location of trash disposal/recycling facilities to the City for review and approval prior to the issuance of building permits for the project. The design of the trash enclosure shall match the building in terms of color and finish. 14. On-site lighting: On-site lighting shall not create a glare on adjacent properties, and shall be shielded away from adjacent properties and directed on-site. The applicant shall provide a lighting and photometric plan indicating the location of all light fixtures on site and on the building prior to issuance of building permits. All outdoor light fixtures shall use low pressure sodium lamps. 15. Signs: Any signs proposed to be erected on site shall require approval of a Sign Permit. A Sign Permit may be granted upon complete submission of a Sign application and approval by the Community Development Department, in accordance with the City's Sign Ordinance. No sign shall be permitted until the application is approved and a permit issued. 16. Construction Mitigation Measures: The applicant shall implement the following construction mitigation measures: A. 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. Construction is prohibited on Sundays and Holidays unless an exception is granted by the Building Official. B. No pile driving is allowed for construction of the project. C. All internal combustion engines for construction equipment used on the site will be properly muffled and maintained. D. All stationary noise generating construction equipment, such as air compressors and portable power generator, will be located as far as practical from the existing residences and businesses. E. All active construction areas shall be watered at least twice daily. F. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the site. G. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging areas at the construction site. H. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public streets as directed by the City Engineer. I. Enclose, cover, water or apply soil binders to exposed stockpiles. City Council Resolution · PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit Page 5 J. Install sandbags or other erosion control measures to prevent runoff to all roadways, waterways or pubic walkways accessed by the public. BUILDING DIVISION 17. Permits Required: A building permit application shall be required for the proposed structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 18. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 19. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24 in. X 36 in. 20. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. 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. Site address and parcel numbers shall also be clearly called out. 22. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: · pad elevation · finish floor elevation (first floor) · foundation corner locations 23. Title 24 Energy Compliance: 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. 24. 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. City Council Resolution PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit Page 6 25. Non-Point Source Pollution Control Program: 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. 26. 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. 27. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "20°/o'' exemption form on submitted construction plans. Form is available at Building Division service counter. 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 C. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (874-2900) iv. Cambrian School District (377-2103) D. Bay Area Air Quality Management District (Demolitions Only) CENTRAL FIRE DISTRICT: 29. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of 2,000 GPM, or in excess of two stories in height, or 35 feet in height, shall be equipped throughout with an approved automatic fire sprinkler system. The fire sprinkler system shall be hydraulically designed per National Fire Protection Association (NFPA) Standard # 13, 1994 edition. 30. Final Required Fire Flow: Required fire flow may be reduced up to 50% in buildings equipped with automatic fire sprinkler systems, but can be no less than 1500 GPM. Therefore, the final required fire flow is 1750 GPM at 20 psi. residual pressure. This flow shall be taken from any two fire hydrants, on or near the site so long as they are spaced at a maximum spacing of 250 feet. 31. Fire Department Key Box Required: Provide an approved fire department key box and appropriate building keys. Installations shall conform with Fire Department standard Detail and Specification K- 1. PUBLIC WORKS DEPARTMENT 32. Preliminar~ Title Report: Prior to recordation of the Parcel Map, the applicant shall provide a current Preliminary Title Report. City Council Resolution PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit Page 7 33. Public Service Easement: Prior to recordation of the Parcel Map, the applicant shall grant a Public Service Easements, as necessary. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 34. Street Improvements: Prior to recordation of the Parcel Map, the applicant shall execute a street improvement agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay fees, 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 fee for a non-utility encroachment permit is $245.00. The plans shall include the following: Campbell Technology Parkway · Construction of ADA compliant driveway approach. · Construction of separated sidewalk from the new driveway to the northerly curb return. · Construction of a new ADA compliant pedestrian ramp and/or remodeling of existing pedestrian ramp of the driveway entrance northerly of the new building site, as determined by the City Engineer. · Installation of planting and irrigation along the new sidewalk, as necessary. · Construction of conforms to existing public and private improvements as necessary. Westchester Drive · Removal of existing curb, gutter, and AC in the parkway · Construction of new curb, gutter, 8 foot sidewalk with tree wells, and ADA compliant driveway approach. · Installation of two street trees and irrigation. · Relocation and adjustment of utilities, as necessary. · Installation of surface treatment or reconstruction of one-half street pavement section as determined by City Engineer based on field testing of existing pavement. · Construction of conforms to existing public and private improvements, as necessary. 35. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of-way line. 36. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 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. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets which have been resurfaced within the previous 5 years will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. City Council Resolution PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit Page 8 38. 39. 40. 41. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. California Buildling Code: The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33. Storm Drain Area Fee: Prior to recordation of the Parcel Map/Final Map, the applicant shall pay the required Storm Drain Area fee which is $2,500 per acre, unless previously paid. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for grading, landscaping, or building or the recordation of the Lot Line Adjustment, the applicant shall obtain a clearance from the SCVWD. 42. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. 43. Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by the City prior to recordation of the Lot Line Adjustment and CC&Rs. 44. Lot Line Adjustment: Prior to issuance of any grading or building permits for the site, the applicant shall submit a Lot Line Adjustment application for approval by the City Engineer. The current application processing fee is $600.00. 45. Monumentation: Old monumentation shall be in accordance with the requirements of the Subdivision Map Act and Land Surveyors Act. 46. Site Plan: Upon submittal of a formal application, the developer shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist. PASSED AND ADOPTED this 6th day of November ,2000, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST' COUNCILMEMBERS: Dougherty, Furtado, Watson, Dean, Kenendy COUNCILMEMBERS: None COUNCILMEMBERS' None COUNCILMEMBERS: None ~ . //' / ~ / / ./~:he P. Kennedy, Mayor .ad~te Bybee, City Clerk v,~ ~oneuo~u(~ ~ ~l~l~) CORRECT COP'¢ OR FILE IN THIS ST: ANNE B'flSEE, CIT~ (~LE, R~, C ~'~ 12. Jon P. Harward, 1901 S. Bascom Avenue//1410, Campbell, appeared before the City Council on behalf of his client, Mr. Del Grande, and spoke in support of the Conditional Use Permit. Mr. Harward requested a continuance to allow additional time to review the Conditions of Approval which he stated he just received prior to the meeting. Paul Del Grande, 530 E. Campbell Avenue, Campbell, appeared before the City Council and spoke in support of the Conditional Use Permit. Mr. Del Grande' requested additional time to review the Conditions to determine whether it will be economically feasible for him to meet those conditions. There being no one else wishing to speak, Mayor Kennedy closed the public hearing. Discussion followed regarding the proposed Conditions of Approval, including a condition that would limit the term of the Use Permit for a period of two years from the date of Council's approval. Following discussion, M/S: Dean/Dougherty - that this item be continued to the November 21st City Council Meeting in order to allow Mr. Del Grande additional time to review the proposed Conditions of Approval. Motion adopted by the following roll call vote: AYES: Councilmembers: Dougherty, Furtado, Watson, Dean NOES: Councilmembers: Kennedy Application of Ms. Donna Williamson, on behalf of Heuttig & Schromm, for approval of a Planned Development Permit (PLN2000-111) to allow the construction of a two-story research and development building on property located at 603 Campbell Technology. Parkway in a PD (Planned Development) Zoning District (Resolution/Roll Call Vote) This is the time and place for a public hearing to consider the Application of Ms. Donna Williamson, on behalf of Heuttig & Schromm, for approval of a Planned Development Permit (PLN2000-111) to allow the construction of a two-story research and development building on property located at 603 Campbell Technology Parkway in a PD (Planned Development) Zoning District. Senior Planner Bradley - Staff Report dated November 6, 2000. Mayor Kennedy declared the public hearing open and asked if anyone in the audience wished to be heard. John Ross, 540 Westchester Drive, Campbell, appeared before the City Council and expressed concerns regarding a potential problem with traffic. Mr. Ross also discussed the possibility of overflow parking on Westchester. Minutes of 11/6/2000 City Council Meeting Senior Planner Bradley responded to the concerns raised by the speaker. There being no one else wishing to speak, Mayor Kennedy closed the public hearing. Following discussion, M/S: Dean/Watson - that the City Council grant a Negative Declaration for the project, and adopt Resolution 9765 approving a Planned Development Permit (PLN2000-111) to allow the construction of a two story, 10,890 square foot research and development building on property located at 603 Campbell Technology Parkway in a PD (Planned Development) Zoning District, incorporating Findings and subject to Conditions of Approval. Motion adopted by the following roll call vote: AYES: Councilmembers: Dougherty, Furtado, Watson, Dean, Kennedy NOES: Councilmembers: None [%TIN'ISHED BUSINESS There were no agendized items. CO[.'NCIL CO*IMITTEE REPORTS 14. City Councilmember Reports --Vice Mayor Dean reported on a Silicon Valley Manufacturing Group Conference he attended. --Mayor Kennedy reported on a meeting of the Silicon Valley Animal Control Authority and the VTA. BOARDS AND COMMISSIONS There were no agendized items. ADJOt~N Mayor Kennedy adjourned the meeting at 8:53 p.m. APPROVED: Jane P. Kennedy, Mayor .Minutes of 11/6/2000 City Council Meeting L Oty Council Report ITEM NO: CATEGORY: MEETING DATE: 12. Public Hearing November 6, 2000 TITLE Application of Ms. Donna Williamson, on behalf of Huettig & Schromm Inc., for approval of a Planned Development Permit (PLN2000-111) to allow the construction of a two story research and development building on property located at 603 Campbell Technology Parkway in a PD(Planned Development) Zoning District. RECOMMENDATION The Planning Commission recommends that the City Council take the following: Grant a Negative Declaration for the proposed project; and Adopt a Resolution upholding the Planning Commission's recommended approval of the Planned Development Permit (PLN2000-111), incorporating the attached findings and subject to the attached conditions of approval. ENVIRONMENTAL DETERMINATION The City prepared an Initial Study for this project and it was determined that no significant impacts would be created as a result of the project. Based upon the information provided in the Initial Study, the Planning Commission recommends that the City Council grant a Negative Declaration for this project. BACKGROUND The applicant is requesting approval of a Planned Development Permit (PLN2000-111) to allow the construction of a two story research and development/office building of 10,890 square feet on property located at 603 Campbell Technology Parkway. The project site is currently vacant and undeveloped. The property has double frontage on both Campbell Technology Parkway and Westchester Drive and is situated adjacent to the entrance of Campbell Technology Park. The site was previously used as the primary entrance to the Winchester Drive In. The Planning Commission at its meeting of October 10, 2000, forwarded a recommendation to the City Council by a 4-0-3 vote to approve the proposed project with the attached conditions of approval. ANALYSIS General Plan Desi~ation: The General Plan land use designation for the project site is Industrial. The proposed research and development/office use is consistent with this General Plan designation. The General Plan Update is recommending a change to Research & Development designation at this location. The proposed project is consistent with this recommended designation as well. Zoning District: The subject site is currently zoned P-D (Planned Development). The Planned City Council Report- City Council Meeting of November 6, 2000 PLN2000- 111 - 603 Campbell Technology Parkway Page 2 Development Permit will allow for the construction of a research and development building that is consistent with the General Plan and the development standards in terms of parking, landscaping, and use standards of industrial zoning district. Building Design: The presented plans propose the construction of a two story office building in a contemporary-style steel frame structure. The architectural appearance of the structure is similar to the recently constructed buildings at Campbell technology Park. ALTERNATIVES 1. Approve the proposed project subject to additional and/or modified Conditions of Approval. 2. Deny the proposed project. 3. Continue for further review. FISCAL IMPACTS None ,Attachments: 1. Draft City Council Resolution approving Planned Development Permit 2. Planning Commission Resolution and Minutes 3. Planning Commission Report 4. Reduced Exhibits 5. Location Map Prepared by: Reviewed by: Approved by: Tim J. }~ddy, Associate Planner Sharon Fierro, Community Development Director ~~ aer Bern~r~ ~y Man g CITY OF CAMPBELL Community Development Department - Current Planning October 12, 2000 Ms. Donna Williamson TSH Architects 1118 Chess Drive Foster City, CA 94404 Re: PLN2000-111 - 603 Campbell Technology Parkway Dear Applicant: Please be advised that the Planning Commission, at its meeting of October 10, 2000, adopted Resolution No. 3305 recommending approval of a Planned Development Permit to allow the eonstuction of a 10,890 square foot research and development building on the above-referenced property. This project is tentatively set for, consideration by the City Council at its meeting of November 6, 2000. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerer, Tim J. Haley Associate Planner Cc: Ken Neumeister (Property Owner) Huettig & Schromm 900 Welch Road, #10 Palo Alto, CA 94304 70 North First Street - Campbell, California 95OO8.1423 - TEL 408.866.2140 · Vax 408.866.8381 · TDD 408.866.2790 RESOLUTION NO. 3305 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PLN2000-111) TO ALLOW THE CONSTRUCTION OF A TWO STORY, 10,890 SQUARE FOOT RESEARCH AND DEVELOPMENT BUILDING ON PROPERTY LOCATED AT 603 CAMPBELL TECHNOLOGY PARKWAY IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MS. DONNA WILLIAMSON, ON BEHALF OF HEUTTIG & SCHROMM. 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 finds as follows with regard to File No. PLN2000-11 I(PD): 1. The proposed project is located on property with an Industrial land use designation under the General Plan. o The Planned Development Permit to allow a two-story, 10,890 square foot office development is consistent with the Land Use Element of the General Plan. The proposed office building, as conditioned, is well designed and architecturally compatible with other developments in the surrounding area and is consistent with the development standards for commercial uses. The proposed project is compatible with the adjacent industrial and commercial uses. The proposed project will install streetscape improvements along Campbell Technology Parkway and Westchester Avenue. The removal of the existing eucalyptus trees on-site is necessary as it restricts the economic enjoyment of the property and creates an unusual hardship for the property owner to develop the project as proposed. An initial study was prepared for this project and no significant environmental impacts were found. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Planning Commission Resolution No. 3305 PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit Page 2 o The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 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. 5. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. 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. The lead department with which the applicant will work is identified on each condition where necessary. 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 1. Approved Project: Approval is granted to construct a two-story, 10,890 square foot office/R&D building on property located at 603 Campbell Technology Parkway and shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: A. Site plan and floor plans, elevations prepared by TSH, Architects, dated as submitted on October 5, 2000. B. Color/material board and colored elevations submitted by TSH, Architects dated August 3, 2000. C. Applicant shall provide a wall section detail, depicting windows and reveals, for the review and approval of the Community Development Director to ensure consistency with the other buildings in the Campbell Technology Park. Roof Screen: Prior to issuance of building permits for the tenant improvements for the building, submit a detailed plan for the roof screen. The roof screen shall be compatible with the overall design of the building and shall be subject to review and approval by the Community Development Director. The parapet is to be of a proportionate height so as to be. compatible with the overall design of the Campbell Technology Park. Planning Commission Resolutmn No. 3305 PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit Page 3 Trash Enclosure: Prior to issuance of Building Permits for the shell building, submit a revised Site Plan, which reflects a modified location for the trash enclosure. The trash enclosure shall be compatible with the overall design of the building and shall be subject to review and approval by the Community Development Director. Landscaping: Prior to the issuance of building permits for the project, the applicant shall submit landscaping and irrigation plans for review and approval by the Community Development Director that incorporates the following: A. Compliance with the City's Tree Protection Ordinance including obtainment of a tree removal permit to remove any trees in conjunction with the development of the project and replacement of trees required in conjunction with the development of the project. - B. Compliance with the City's Water Efficient Landscape Standards (WELS) for the protection of any trees in conjunction with the development of the project. C. Installation of minimum 24-inch box street trees planted 40 feet on center in tree wells along Westchester Avenue. D. Installation of minimum 24-inch box trees, minimum 5-gallon shrubs and groundcover for all landscaped areas of the proposed building. 5. Landscape Maintenance: The applicant shall be required to provide on-going maintenance of the required landscaping for the project as approved by the Conditions of Approval herein. 6. Outdoor Storage: No outdoor storage is permitted on the property. No construction equipment, construction vehicles, and/or construction debris shall be parked and/or stored on the property. 7. Americans With Disabilities Act: The applicant shall be required to comply with all Americans with Disabilities Act requirements. 8. Building Division Requirements: The applicant shall comply with all Building Code requirements and obtain necessary permits as determined by the City's Building Division. Fences/walls: Any newly proposed fencing and/or wall shall comply with Section 21.59.090 of the Campbell Municipal Code and shall be submitted for review and approval by the Community Development Department. The driveway and related traffic control measures, to prevent use of the site for cut-through traffic in ways that will not impede the free flow of traffic on Westchester, shall be reviewed and approved by the Community Development and Public Works Directors prior to issuance of building permits. 10. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). Planning Commission Resoluh,~n No. 3305 PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit Page 4 11. Location of Mechanical Equipment: No roof-mounted mechanical equipment, i.e. air conditioning units, shall be located on the roof of building without providing screening of the mechanical equipment from public view. Screening material and method shall require review and approval by the Community Development Director prior to installation' of such mechanical equipment screening. 12. Utility Boxes and Back-Flow Preventers: Applicant to submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division. 13. Trash Disposal/Recycling: The applicant shall submit details regarding the design and location of trash disposal/recycling facilities to the City for review and approval prior to the issuance of building permits for the project. The design of the trash enclosure shall match the building in terms of color and finish. 14. On-site lighting: On-site lighting shall not create a glare on adjacent properties, and shall be shielded away from adjacent properties and directed on-site. The applicant shall provide a lighting and photometric plan indicating the location of all light fixtures on site and on the building prior to issuance of building permits. All outdoor light fixtures shall use low pressure sodium lamps. 15. Signs: Any signs proposed to be erected on site shall require approval of a Sign Permit. A Sign Permit may be granted upon complete submission of a Sign application and approval by the Community Development Department, in accordance with the City's Sign Ordinance. No sign shall be permitted until the application is approved and a permit issued. 16. Construction Mitigation Measures: The applicant shall implement the following construction mitigation measures: A. 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. Construction is prohibited on Sundays and Holidays unless an exception is granted by the Building Official. B. No pile driving is allowed for construction of the project. C. All internal combustion engines for construction equipment used on the site will be properly muffled and maintained. D. All stationary noise generating construction equipment, such as air compressors and portable power generator, will be located as far as practical from the existing residences and businesses. E. All active construction areas shall be watered at least twice daily. F. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the site. G. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging areas at the construction site. Planning Commission Resoluh,.~ No. 3305 PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit Page 5 H. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public streets as directed by the City Engineer. I. Enclose, cover, water or apply soil binders to exposed stockpiles. J. Install sandbags or other erosion control measures to prevent runoff to all roadways, waterways or pubic walkways accessed by the public. BUILDING DIVISION 17. Permits Required: A building permit application shall be required for the proposed structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 18. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 19. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24 in. X 36 in. 20. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. 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. Site address and parcel numbers shall also be clearly called out. 22. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: · pad elevation · finish floor elevation (first floor) · foundation comer locations 23. Title 24 Energy Compliance: 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. 24. 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 Planning Commission Resolut~,a No. 3305 PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit Page 6 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. 25. Non-Point Source Pollution Control Program: 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. 26. 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. 27. 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. 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 C. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (874-2900) iv. Cambrian School District (377-2103) D. Bay Area Air Quality Management District (Demolitions Only) CENTRAL FIRE DISTRICT: 29. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of 2,000 GPM, or in excess of two stories in height, or 35 feet in height, shall be equipped throughout with an approved automatic fire sprinkler system. The fire sprinkler system shall be hydraulically designed per National Fire Protection Association (NFPA) Standard #13, 1994 edition. 30. Final Required Fire Flow: Required fire flow may be reduced up to 50% in buildings equipped with automatic fire sprinkler systems, but can be no less than 1500 GPM. Therefore, the final required fire flow is 1500 GPM at 20 psi. residual pressure. This flow shall be taken from any two fire hydrants, on or near the site so long as they are spaced at a maximum spacing of 250 feet. 31. Fire Department Key Box Required: Provide an approved fire department key box and appropriate building keys. Installations shall conform with Fire Department standard Detail and Specification K-1. Planning Commission Resoluh~.l No. 3305 PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit Page 7 PUBLIC WORKS DEPARTMENT 32. Preliminary Title Report: Prior to recordation of the Parcel Map, the applicant shall provide a current Preliminary Title Report. 33. Public Service Easement: Prior to recordation of the Parcel Map, the applicant shall grant a Public Service Easements, as necessary. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 34. Street Improvements: Prior to recordation of the Parcel Map, the applicant shall execute a street improvement agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay fees, 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 fee for a non-utility encroachment permit is $245.00. The plans shall include the following: Campbell Technology Parkway · Construction of ADA compliant driveway approach. · Construction of separated sidewalk from the new driveway to the northerly curb return. · Construction of a new ADA compliant pedestrian ramp and/or remodeling of existing pedestrian ramp of the driveway entrance northerly of the new building site, as determined by the City Engineer. Installation of planting and irrigation along the new sidewalk, as necessary. Construction of conforms to existing public and private improvements as necessary. Westchester Drive · Removal of existing curb, gutter, and AC in the parkway · Construction of new curb, gutter, 8 foot sidewalk with tree wells, and ADA compliant driveway approach. · Installation of two street trees and irrigation. · Relocation and adjustment of utilities, as necessary. · Installation of surface treatment or reconstruction of one-half street pavement section as determined by City Engineer based on field testing of existing pavement. · Construction of conforms to existing public and private improvements, as necessary. 35. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of-way line. 36. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 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. Planning Commission Resoluh~a No. 3305 PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit Page 8 37. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets which have been resurfaced within the previous 5 years will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 38. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. 39. California Buildling Code: The plans shall comply with the 1998.edition of the California Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33. 40. Storm Drain Area Fee: Prior to recordation of the Parcel Map/Final Map, the applicant shall pay the required Storm Drain Area fee which is $2,500 per acre, unless previously paid. 41. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for grading, landscaping, or building or the recordation of the Lot Line Adjustment, the applicant shall obtain a clearance from the SCVWD. 42. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. 43. Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by the City prior to recordation of the Lot Line Adjustment and CC&Rs. 44. Lot Line Adjustment: Prior to issuance of any grading or building permits for the site, the applicant shall submit a Lot Line Adjustment application for approval by the City Engineer. The current application processing fee is $600.00. 45. Monumentation: Old monumentation shall be in accordance with the requirements of the Subdivision Map Act and Land Surveyors Act. 46. Site Plan: Upon submittal of a formal application, the developer shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist. Planning Commission Resoluh,,n No. 3305 PLN2000-111 - 603 Campbell Technology Parkway - Planned Development Permit Page 9 PASSED AND ADOPTED this l0th day of October, 2000, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: COMMISSIONERS: Doorley, Gibbons, Lindstrom, Lowe COMMISSIONERS: None COMMISSIONERS: Francois, Hernandez, Jones COMMISSIONERS: None APPROVED: Elizabeth Gibbons, Chair ATTEST: Sharon Fierro, Secretary Planning Commission Minutes of October 10, 2000 Page 2 COMMUNICATIONS. 1. Letters re Agenda Item No: 4. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no modifications or postponements. ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chairperson Gibbons read Agenda Item No. 1 into the record. 1. PLN2000-111 Williamson, D. Continued Public Hearing to consider the application of Ms. Donna Williamson, on behalf of Huettig & Schromm, for approval of a Planned Development Permit (PLN2000-111) to allow the construction of a two-story, 11,760 (revised to 10,890) square foot research and development building on property located at 603 Campbell Technology Parkway in a PD (Planned Development) Zoning District. A Negative Declaration has been prepared for this project. Tentative City Council Meeting Date: November 6, 2000. (Continued from the Planning Commission meeting of September 12, 2000.) Mr. Geoff I. Bradley, Senior Planner, presented the staff report as follows: · Advised that this application is for a Planned DeveloPment Permit to allow construction of a 10,890 square foot, two-story R&D building. The original submittal was for a 11,760 square foot building but the applicant reduced the size of the proposed structure. · This project site, currently vacant and undeveloped, is adjacent to the Campbell Technology Park. It is located to the east of the soon to be constructed Edith Morley Park. The site is surrounded by industrial uses to the north, south and east. · The new building will have frontage on two streets, Westchester and Campbell Technology Parkway. · Advised that the current General Plan Land Use Designation is Industrial. With the pending General Plan Update, it is proposed that the Land Use Designation be changed to Research and Development. · The Zoning for the property is Planned Development. · The design of the new building is contemporary. It will be a metal frame building and include stucco and blue and gray glass windows. The building will be a two-story building, 32 feet in height. · This new building, while different from the buildings in the Campbell Technology Park, will be compatible. · Advised that an Initial Study was prepared and the determination made that there are no significant environmental impacts. Therefore, staff suggests that the Planning Commission Planning Commission Minutes of October 10, 2000 Page 3 forward a recommendation to Council to adopt a Negative Declaration. Additionally, staff recommends that the Commission adopt a Resolution recommending that Council approve the Planned Development Permit. Informed the Commission that the trees on this site do not actually require a Tree Removal Permit, as they are Eucalyptus trees, which are exempt from the Tree Protection Ordinance. Commissioner Lowe asked whether signs are included in this application. Mr. Geoff Bradley replied that signs are not included. If the proposed signage for the site complies with the Sign Ordinance, the signs can be approved at staff level. If they seek to exceed signage allowed under the Sign Ordinance, the application would come before the Planning Commission. Ms. Sharon Fierro added that while this project is not identical in design to the Campbell Technology Parkway buildings, it has been designed to be compatible. Therefore the signs will also be compatible to the sign program approved for the Campbell Technology Park. Commissioner Mel Lindstrom presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on two occasions, September 12~h and October l0th. · Advised that the concerns raised by SARC have been addressed. o One concern was the need to provide 48 parking spaces per the Parking Ordinance. The original submittal included only 46 spaces. The applicant has modified the proposal and the required 48 spaces are now provided on site. A second concern was the location of the trash enclosure, which was originally placed at the front of the site. The enclosure has now been moved to the rear of the site and will be screened with additional landscaping. o A third concern was the potential for cut-through traffic using this site. SARC is recommending the use of a gate at the Westchester entrance and/or other traffic calming measures such as speed bumps to prevent such use of the site for cut-through traffic. o SARC also recommended the inclusion of a patio area for use by the employees in this building. · SARC recommends approval of the project. Commissioner Doorley asked for clarification as to whether there were 47 or 48 spaces and if a discount or shared parking arrangement was granted for this site. Commissioner Lindstrom advised that there is no discount or shared parking arrangement for this site. Commissioner Lowe stated that about 40 percent of the spaces are compact. Asked whether the Commissions decision is final with this application. Planning Commission Minutes of October 10, 2000 Page 4 City Attorney William Seligrnann advised that as this is a Planned Development Permit, this application would go to Council for final approval. Chairperson Gibbons asked whether this building were not part of the already approved Campbell Technology Park. Commissioner Lindstrom replied that this site was not approved as part of that approval. Chairperson Gibbons opened the Public Heating for Agenda Item No. 1. Chairperson Gibbons closed the Public Heating for Agenda Item No. 1. Commissioner Lowe stated that he wanted to be certain that SARC's recommendations are adequately addressed, including the provision of 48 parking stalls. Mr. Geoff Bradley suggested the following edits to the Conditions: · Strike the last sentence from Condition No. 13. · Strike the last sentence from Condition No. 29. Chairperson Gibbons stated that no details on the design of the building have been provided. Since the project is not related to the Campbell Technology Park, the details are different from those buildings. Mr. Geoff Bradley agreed that as this building is steel framed, it is different in design and construction from the concrete tilt up buildings in the Campbell Technology Park. Chairperson Gibbons: · Suggested that the roof screen come back to the Community Development Director for final approval. There is potential that the screen could be eight feet or higher than the parapet. Said that would be extreme and inconsistent. · Suggested that Condition of Approval No. 2 state that the parapet is of a proportionate height with the other buildings. · Asked if there is an elevator penthouse. If so, this should be considered with the roof screen. · Stated that the drive through traffic is a significant issue. Stated that the solution of a fence with gate at the property line would cause problems with cars stopping on the roadway. · Said that this is not an appropriate solution and suggested the use of speed bumps as an alternative. Commissioner Lowe advised that SARC spent considerable time discussing many possible solutions to the cut-through traffic issue, including the use of garage door type openers, a gate on a timer and/or speed bumps. Planning Commission Minutes of October 10, 2000 Page 5 Mr. Geoff Bradley stated that the existing Condition of Approval No. 9 requires compliance with the Campbell Municipal Code and provides for review and approval by the Community Development Director. Suggested adding a sentence: The proposed gate and/or traffic circulation measures shall be reviewed by the Community Development and Public Works Director. Chairperson Gibbons: · Stated that, as shown, a gate will not work. · Said that she would support the issue of cut-through traffic prevention measures going back to the Community Development Director. · Said that there is not enough detail provided to approve this project. · Added that, typically, the Commission has building sections to review. Commissioner Lindstrom said that he assumes that this building will be compatible with the other buildings constructed at the Campbell Technology Park. Chairperson Gibbons stated that this is a totally different construction type. Commissioner Lowe suggested adding a Condition of Approval requiring details, including further details of the wall section with window treatment and reveals, be provided to the Community Development Director. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Lowe, the Planning Commission Adopted Resolution No. 3305 recommending approval of a Planned Development Permit (PLN2000-111) to allow the construction of a two-story, 10,890 square foot research and development building on property located at 603 Campbell Technology Parkway with the following changes to the Conditions of Approval: 1. The property gate and related traffic mitigation measures, to prevent use of this site for cut-through traffic in ways that will not impede the free flow of traffic on Westchester, shall be reviewed and approved by the Community Development and Public Works Directors. 2. Condition of Approval No. 2 shall be changed to read "shall be compatible with the overall design of the Campbell Technology Park." 3. Add Section C to Condition of Approval No. 1 to read "Applicant shall provide a wall detail, depicting windows and reveals, to the Community Development Director to ensure consistency with the other buildings in the Campbell Technology Park. by the following roll call vote: AYES: Doorley, Gibbons, Lindstrom, Lowe NOES: None ABSENT: Francois, Hernandez, Jones ABSTAIN: None Planning Commission Minutes of October 10, 2000 Page 6 Chairperson Gibbons advised that Council would consider this matter at its meeting of November 6, 2000. ~i, r :-¥ --_- _-- C"'-': :_~: _: z2 .'.~,..../',. I .... , ,, u. z ~nto me recorct. PLN2000-113 Langeman, K. Public Heating to consider the application of Dr. Karen on behalf of Porte Veterinary Clinic, for approval of a (PLN2000-113) to allow the Modification to a Site and Approval to allow an addition to an existing property located at 3265 Winchester Boulevard Commercial) Zoning District. This project is Planning Commission decision final in 10 writing to the City Clerk. clinic on C-2-S (General Exempt. unless appealed in Ms. Sharon Fierro, Community Development Director, presented · Stated that a Use Permit (UP82-16) was approved in 1982 staff report as follows: wing the establishment of a veterinary clinic on this site. · Advised that in 1997, the applicant obtained an for a 695 square foot addition to the building on this site. The building is a converted :r residence. This addition was never constructed and the approval expired. · An 18-month Reinstatement was approved in 1998. This Reinstatement expired in September 1999, without the addition bein · Advised that the applicant is now askin another Reinstatement, good for two years. The proposal, for an addition at the front existing building, on the south property line, is consistent with existing and has not changed from the original submittal and approval. · SARC did not review this as there are no changes proposed, just an extension of time. · Staff recommends approva Commissioner Lowe aske many Reinstatements are allowed. Ms. Sharon Fierro: · Advised that are no limits to the number of times a Reinstatement can be requested. Each time .,instatement is sought, a Public Heating is held and a review of current requirem, is considered. The Reinstatement is not guaranteed if requirements change. · Added this is still an acceptable project. ~ner Lowe asked why the applicant wants a two-year approval instead of 18 months. ;haron Fierro ~s ,ntractor during these busy times, particularly for smaller additions such as this one. ITEM NO. 1 STAFF REPORT - PLANNING COMMISSION MEETING OF OCTOBER 10, 2000 PLN 2000-111 Williamson, D. Public Hearing to consider the application of Ms. Donna Williams on behalf of Heuttig and Schromm, for approval of a Planned Development Permit (PLN2000-111) to allow the development of a two-story, 11,760 (revised to 10, 890) square foot research and development building on property located at 603 Campbell Technology Parkway in a PD (Planned Development) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Recommend that the City Council grant a Negative Declaration for this project based upon the attached findings; and Adopt a Resolution, incorporating the attached findings, recommending that the City Council approve a Planned Development Permit to allow the development of a two-story office/R&D building, subject to the attached Conditions of Approval; and Recommend that the City Council approve a Tree Removal Permit to allow removal of all the Eucalyptus trees along the southern property line in conjunction with the development of the project. ENVIRONMENTAL DETERMINATION In accordance with CEQA, the City conducted an Initial Study for this project. The results of the study determined that no significant impacts would be created as a result of this project. Based upon the information provided in the environmental assessment, Staff recommends that the Planning Commission recommend that the City Council adopt the Negative Declaration prepared for this project. The Initial Study and the findings in support of the Negative Declaration are included as an attachment to this report. PROJECT DATA Net Lot Area: Building Area: Floor Area Ratio (F.A.R.) .67 acres 37.2% 29,235 sq. ft. 10,890 sq. ft. Planning Commission Staff Report for October 10, 2000 PLN2000-111 - 603 Campbell Technology Parkway - New Office/R&D Building Page 2 Site Utilization: Building Coverage: 18.6% Landscape Coverage: 32.7% Paving Coverage: 48.7% 5,445 sq. ft. 9,561 sq. ft. 14,229 sq. ft. Parking Provided: Required: 48 parking spaces 48 parking spaces DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Planned Development Permit (PLN 2000-111) to construct a new two-story office/R&D building on property located at 603 Campbell Technology Parkway. The subject property is located east of the Campbell Technology Park (CTP) and the site of the future Edith Morley Park. To the north, south and east are industrial uses such as machine shops, warehouses and automotive related businesses. The proposed building does not provide loading facilities, and may be utilized as regular office space, but could also be adaptable to some types of Research & Development activities. Background: The project site is currently vacant and undeveloped. The property has double frontage on both Campbell Technology Parkway and Westchester Avenue. The site was previously used for the primary access road to the Winchester Drive In. The parcel was sold to the current owner by the Campbell Redevelopment Agency as part of the Winchester Drive-In project. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Industrial. The General Plan Update will recommend that the designation be changed to Research & Development. The proposed office/R&D building is an R&D facility and is, therefore, consistent with both General Plan designations. Zoning Designation: The zoning designation for the project site is Planned Development (PD). The Planned Development zoning designation allows for the development of uses consistent with the General Plan with greater flexibility in the arrangement of buildings on site and building design in order to promote a quality development which is consistent and compatible with the character of the surrounding area. The proposed project as a commercial office/R&D development achieves this goal. Redevelopment Proiect Area The subject site is located within the Redevelopment Project Area. The goals for the McGlincey Lane Redevelopment Project Area include the construction of new office, R&D and light industrial facilities. The upgrade of existing public facilities is also a priority of the Planning Commission Staff Report for October 10, 2000 PLN2000-111 - 603 Campbell Technology Parkway - New Office/R&D Building Page 3 Redevelopment Plan. This project is consistent with the Redevelopment Plan in that it provides a new office/R&D building and associated public improvements. Site Plan: The proposed site plan illustrates the development of a two-story, 10,890 square foot office/R&D building on the subject property. Access is provided by driveways on both Campbell Technology Parkway and Westchester Avenue. The building is placed parallel to the northern property line, towards the CTP frontage. The building is positioned for visibility for those entering Campbell Technology Park from McGlincey Lane. The proposed setback of the building includes a 20-foot setback along the front of the building facing Campbell Technology Parkway, a 1 O-foot setback from the rear property line to the north, a 97-foot setback to the east along Westchester Drive and a 75-foot setback, incorporating the main parking area, along the southerly property line. Floor Plans and Building Design: The proposed floor plans indicate the 10,890 square foot office/R&D area evenly split between the first and second floor. The main entrance to the building will be provided along the south elevation, oriented towards the parking area. The proposed colors for the building include a light gray color for the body of the building, an aluminum silver color for the window and door framing, and a darker gray color for the accent and trim color. The design of the proposed office building is a contemporary-style, steel frame, two-story, 30- foot high office building with a stucco exterior and blue and gray glass windows, and will be accented by two story glass entry curtain wall. A clear anodized aluminum window system will provide ground level glazing. The second story features a darker window treatment utilized in a continuous strip window wrapping around the building. A covered porch will be provided on the northeast comer of the building accessed from the first floor office space. Staff finds that the proposed architectural design of the building is compatible with the newly constructed Campbell Technology Park and will be an asset to the on-going revitalization efforts in the area. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed the application at its meeting of September 12, 2000 and expressed the following concems and comments: The Committee expressed a desire that the project provide sufficient parking for an office building. The applicant has subsequently reduced the size of the building and increased the parking to 47 stalls, in order to provide one space per 225 square feet of office space. The previous submittal provided one space per 250 square feet of building area, which is the R&D parking standard. The Committee expressed an interest in relocating the trash enclosure to a less visible location. The revised plans provide a location further from the street and in a less prominent location on the site. Staff believes that the enclosure should be located along the northern Planning Commission Staff Report for October 10, 2000 PLN2000-111 - 603 Campbell Technology Parkway - New Office/R&D Building Page 4 o property line with access from the smaller of the two parking areas. A condition of approval addresses this issue. Issues related to possible cut-through traffic were addressed by the applicant by proposing the installation of an automatic rolling gate along the Westchester Avenue driveway that could be used to limit access. An employee amenity consisting of a concrete patio and overhead trellis at the northeast comer of the building has been added to address the issue of useable outdoor space for future users of the site. This feature will also add visual interest to the view from Westchester Avenue. 5. The overall height of the building has been reduced 18 inches in response to the SARC concern regarding the apparent height of the building. Attachments: 1. Planning Commission Findings for PLN 2000-111 2. Planning Commission Conditions of Approval for PLN 2000-111 3. Exhibits (Site Plan, Floor Plans & Elevations) 4. Initial Study/Environmental Documentation 5. Location Map Prepared by: ~, .~~/~,/~P~~// G~off'II Bradley, Senior planner Approved by: Sh~on Fierro, Community Development Director Attachment #1 PLANNING COMMISSION FINDINGS FOR APPROVAL OF FILE NO. PLN 2000-111 SITE ADDRESS: 603 Campbell Technology Parkway APPLICANT: Donna Williamson, TSH Architects P.C. MEETING: October 10, 2000 Planning Commission Recommended Findings for Approval of a Planned Development Permit to allow the development of a two-story office/R&D building The Planning Commission finds as follows with regard to File No. PLN 2000-111' 1. The proposed project is located on property with an Industrial land use designation under the General Plan. o The Planned Development Permit to allow a two-story, 10,890 square foot office development is consistent with the Land Use Element of the General Plan. The proposed office building, as conditioned, is well designed and architecturally compatible with other developments in the surrounding area and is consistent with the development standards for commercial uses. o ° The proposed project is compatible with the adjacent industrial and commercial uses. The proposed project will install streetscape improvements along Campbell Technology Parkway and Westchester Avenue. The removal of the existing eucalyptus trees on-site is necessary as it restricts the economic enjoyment of the property and creates an unusual hardship for the property owner to develop the project as proposed. An initial study was prepared for this project and no significant environmental impacts were found. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: o The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. Findings for Approval PLN2000-111 -- 603 Campbell Technology Parkway - Office/R&D Building Page 2 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. 5. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. Attachment #2 PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. PLN 2000-111 SITE ADDRESS: 603 Campbell Technology Parkway APPLICANT: Donna Williamson P.C. MEETING: October 10, 2000 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinance 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 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 1. Approved Proiect: Approval is granted to construct a two-story, 10,890 square foot office/R&D building on property located at 603 Campbell Technology Parkway and shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: A. Site plan and floor plans, elevations prepared by TSH, Architects, dated as submitted on October 5, 2000. B. Color/material board and colored elevations submitted by TSH, Architects dated August 3, 2000. Roof Screen: Prior to issuance of building permits for the tenant improvements for the building, submit a detailed plan for the roof screen. The roof screen shall be compatible with the overall design of the building and shall be subject to review and approval by the Community Development Director. Trash Enclosure: Prior to issuance of Building Permits for the shell building, submit a revised Site Plan, which reflects a modified location for the trash enclosure. The trash enclosure shall be compatible with the overall design of the building and shall be subject to review and approval by the Community Development Director Landscaping: Prior to the issuance of building permits for the project, the applicant shall submit landscaping and irrigation plans for review and approval by the Community Development Director that incorporates the following: A. Compliance with the City's Tree Protection Ordinance including obtainment of a tree removal permit to remove any trees in conjunction with the development of the project and replacement of trees required in conjunction with the development of the project. B. Compliance with the City's Water Efficient Landscape Standards (WELS) for the protection of any trees in conjunction with the development of the project. C. Installation of minimum 24-inch box street trees planted 40 feet on center in tree wells along Westchester Avenue. Conditions of Approval PLN2000-111 - 603 Campbell Technology Parkway - Office/R&D Building Page 2 D. Installation of minimum 24-inch box trees, minimum 5-gallon shrubs and groundcover for all landscaped areas of the proposed building. 5. Landscape Maintenance: The applicant shall be required to provide on-going maintenance of the required landscaping for the project as approved by the Conditions of Approval herein. Outdoor Storage: No outdoor storage is permitted on the property and/or pedestrian and vehicular easement to the north of the project site. No construction equipment, construction vehicles, and/or construction debris shall be parked and/or stored on the property. 7. Americans With Disabilities Act: The applicant shall be required to comply with all Americans with Disabilities Act requirements. 8. Building Division Requirements: The applicant shall comply with all Building Code requirements and obtain necessary permits as determined by the City's Building Division. o Fences/walls: Any newly proposed fencing and/or wall shall comply with Section 21.59.090 of the Campbell Municipal Code and shall be submitted for review and approval by the Community Development Department. 10. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 11. Location of Mechanical Equipment: No roof-mounted mechanical equipment, i.e. air conditioning units, shall be located on the roof of building without providing screening of the mechanical equipment from public view. Screening material and method shall require review and approval by the Community Development Director prior to installation of such mechanical equipment screening. 12. Utility Boxes and Back-Flow Preventers: Applicant to submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division. 13. Trash Disposal/Recycling: The applicant shall submit details regarding the design and location of trash disposal/recycling facilities to the City for review and approval prior to the issuance of building permits for the project. The design of the trash enclosure shall match the building in terms of color and finish. Decorative tile trim cap shall match the roof tile. Conditions of Approval PLN2000-111 - 603 Campbell Technology Parkway - Office/R&D Building Page 3 14. On-site lighting: On-site lighting shall not create a glare on adjacent properties, and shall be shielded away from adjacent properties and directed on-site. The applicant shall provide a lighting and photometric plan indicating the location of all light fixtures on site and on the building prior to issuance of building permits. All outdoor light fixtures shall use low pressure sodium lamps. 15. Signs: Any signs proposed to be erected on site shall require approval of a Sign Permit. A Sign Permit may be granted upon complete submission of a Sign application and approval by the Community Development Department, in accordance with the City's Sign Ordinance. No sign shall be permitted until the application is approved and a permit issued. 16. Construction Mitigation Measures: The applicant shall implement the following construction mitigation measures: A. 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. Construction is prohibited on Sundays and Holidays unless an exception is granted by the Building Official. B. No pile driving is allowed for construction of the project. C. All internal combustion engines for construction equipment used on the site will be properly muffled and maintained. D. All stationary noise generating construction equipment, such as air compressors and portable power generator, will be located as far as practical from the existing residences and businesses. E. All active construction areas shall be watered at least twice daily. F. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the site. G. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging areas at the construction site. H. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public streets as directed by the City Engineer. I. Enclose, cover, water or apply soil binders to exposed stockpiles. J. Install sandbags or other erosion control measures to prevent runoff to all roadways, waterways or pubic walkways accessed by the public. BUILDING DIVISION 17. Permits Required: A building permit application shall be required for the proposed structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 18. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 19. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24 in. X 36 in. Conditions of Approval PLN2000-111 - 603 Campbell Technology Parkway - Office/R&D Building Page 4 20. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. 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. Site address and parcel numbers shall also be clearly called out. 22. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: · pad elevation · finish floor elevation (first floor) · foundation comer locations 23. 24. Title 24 Energy Compliance: 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. 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. 25. 26. 27. 28. Non-Point Source Pollution Control Program: 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. 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. 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. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: · West Valley Sanitation District · Santa Clara County Fire Department · School District: Conditions of Approval PLN2000-111 - 603 Campbell Technology Parkway - Office/R&D Building Page 5 i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (874-2900) iv. Cambrian School District (377-2103) Bay Area Air Quality Management District (Demolitions Only) CENTRAL FIRE DISTRICT: 29. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of 2,000 GPM, or in excess of two stories in height, or 35 feet in height, shall be equipped throughout with an approved automatic fire sprinkler system. The fire sprinkler system shall be hydraulically designed per National Fire Protection Association (NFPA) Standard #13, 1994 edition. Fire sprinklers are also to be included within the space of the parking garage. 30. Final Required Fire Flow: Required fire flow may be reduced up to 50% in buildings equipped with automatic fire sprinkler systems, but can be no less than 1500 GPM. Therefore, the final required fire flow is 1750 GPM at 20 psi. residual pressure. This flow shall be taken from any two fire hydrants, on or near the site so long as they are spaced at a maximum spacing of 250 feet. 31. Fire Department Key Box Required: Provide an approved fire department key box and appropriate building keys. Installations shall conform with Fire Department standard Detail and Specification K-1. PUBLIC WORKS DEPARTMENT 32. Preliminary Title Report: Prior to recordation of the Parcel Map, the applicant shall provide a current Preliminary Title Report. 33. Public Service Easement: Prior to recordation of the Parcel Map, the applicant shall grant a Public Service Easements, as necessary. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 34. Street Improvements: Prior to recordation of the Parcel Map, the applicant shall execute a street improvement agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay fees, 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 fee for a non-utility encroachment permit is $245.00. The plans shall include the following: Campbell Technology Parkway · Construction of ADA compliant driveway approach. · Construction of separated sidewalk from the new driveway to the northerly curb return. · Construction of a new ADA compliant pedestrian ramp and/or remodeling of existing pedestrian ramp of the driveway entrance northerly of the new building site, as determined by the City Engineer. · Installation of planting and irrigation along the new sidewalk, as necessary. Conditions of Approval PLN2000-111 - 603 Campbell Technology Parkway - Office/R&D Building Page 6 · Construction of conforms to existing public and private improvements as necessary. Vr'estchester Drive · Removal of existing curb, gutter, and AC in the parkway · Construction of new curb, gutter, 8 foot sidewalk with tree wells, and ADA compliant driveway approach. · Installation of two street trees and irrigation. · Relocation and adjustment of utilities, as necessary. · Installation of surface treatment or reconstruction of one-half street pavement section as determined by City Engineer based on field testing of existing pavement. · Construction of conforms to existing public and private improvements, as necessary. 35. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of-way line. 36. 37. 38. 39. 40. 41. 42. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 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. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets which have been resurfaced within the previous 5 years will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. Califomia Buildling Code: The plans shall comply with the 1998 edition of the Califomia Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33. Storm Drain Area Fee: Prior to recordation of the Parcel Map/Final Map, the applicant shall pay the required Storm Drain Area fee which is $2,500 per acre, unless previously paid. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for grading, landscaping, or building or the recordation of the Lot Line Adjustment, the applicant shall obtain a clearance from the SCVWD. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Conditions of Approval PLN2000-111 - 603 Campbell Technology Parkway - Office/R&D Building Page 7 43. 44. 45. 46. Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by the City prior to recordation of the Lot Line Adjustment and CC&Rs. Lot Line Adjustment: Prior to issuance of any grading or building permits for the site, the applicant shall submit a Lot Line Adjustment application for approval by the City Engineer. The current application processing fee is $600.00. Monumentation: Old monumentation shall be in accordance with the requirements of the Subdivision Map Act and Land Surveyors Act. Site Plan: Upon submittal of a formal application, the developer shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist.