Site & Arch - 2000MEMORANDUM
To: Tim Haley
sociate Planner
From:
Date:
Subject:
Appeal of PC decision approving a Site and Architectural Review
Permit/Tree Removal Permi9t (PLN 2000-161/2001-38) to allow the
construction of two new R&D buildings - 700-750 McGlincey Lane
After a public hearing held June 5, 2001, the City Council adopted Resolution No.
9874 denying the Appeal made by Mr. Bovenberg and upholding a Planning
Commission action granting Site and Architectural and Tree Removal Approvals to
allow the construction of two R&D buildings on property located at 700-750 McGlincey
Lane in an M -1-S (Light Industrial) Zoning District.
A certified copy of this Resolution, together with a copy of the letter written to
appellant, Peter Bovenberg, is attached for your files.
CITY OF CAMPBELL
City Clerk's Office
June 11, 2001
Mr. Pete Bovenberg
661-667 McGlincey Lane
Campbell, CA 95008
Dear Mr. Bovenberg:
At the regular meeting of June 5, 2001, the City Council held a public hearing to consider your
Appeal of a Planning Commission decision approving a Site and Architectural Review
Permit/Tree Removal Permit (PLN 2000-161/2001-38) to allow the construction of two new
research and development buildings on property located at 700-750 McGlincey Lane.
After public testimony, and Council discussion and consideration, the City Council adopted
Resolution No. 9874 denying the appeal and upholding a Planning Commission action granting
Site and Architectural and Tree Removal approvals to allow the construction of two research
and development buildings on property located at 700-750 McGlincey Lane in a M-I-S (Light
Industrial) Zoning District.
For your records, please fmd enclosed certified copy of Resolution No. 9874.
Should you have any questions in regard to the City Council's action, please do not hesitate to
contact this office (866-2117) or Tim Haley, Associate Planner.
Sincerely,
Anne Bybee
City Clerk
Enc.
cc. Tim Haley, Associate Planner
Bill Hagman, The Hagman Group
Jim Chalmers
70 North First Stre;:t . Campbell, California 95008.1423 . TEL 408.866.2117 . FAX 408.374.6889 . TDD 408.866.2790
RESOLUTION NO. 9874
BEING A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF CAMPBELL DENYING AN APPEAL AND
UPHOLDING A PLANNING COMMISSION ACTION'~H'
GRANTING SITE AND ARCHITECTURAL AND TREE
REMOV AL APPROVALS TO ALLOW THE CONSTRUCTION
OF TWO RESEARCH AND DEVELOPMENT BUILDINGS ON
PROPERTY LOCATED AT 700-750 McGLINCEY LANE IN
AN M-l-S (LIGHT INDUSTRIAL) ZONING DISTRICT.
APPEALED BY MR. PETE BOVENBERG. FILE NO.
PLN2000-l6 1/PLN200 1-38.
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 denies the appeal and
upholds the Planning Commission action and did find as follows with respect to application
PLN2000-16l/PLN200l-38:
I. The proposed project is consistent with the Industrial land use designation of the General
Plan and the M-l-S (Light Industrial) Zoning District.
2. The proposed research and development buildings, as conditioned, are well designed and
architecturally compatible with other developments in the surrounding area and are
consistent with the development standards for industrial uses.
3. The proposed project is compatible with the adjacent industrial and residential uses.
4. The proposed project will install street improvements along McGlincey Lane.
5. The presented landscape plan preserves significant on-site trees and provides for replacement
of removed trees consistent with the Tree Preservation Ordinance.
6. 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.
7. No evidence has been presented which shows that the project will have a substantial impact
on plant or animal life.
Based upon the. foregoing findings of fact, the City Council further finds and concludes that:
City Council Resolution re r LN2000-161/PLN2001-38 - 700-750 McGlincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 2
1. The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfar~ of persons
residing or working in the neighborhood of such proposed use, or be detrimentalor injurious
to property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
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 Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of two new 40,000 square-foot two-story research and development
buildings (total 80,000 square feet) at 700-750 McGlincey Lane. Project approval shall
substantially comply with project plans prepared by the Hagman Group, that were received
by the Planning Division on November 2, 2000, except as modified by the Conditions of
Approval herein.
2. Research and Development Use: The 80,000 square-foot of building area shall be occupied
by research and development uses only. Research and Development uses predominately
consist of large open offices with administrative private offices, conference and training
areas that are complemented by some (e.g. less than 50% of the gross floor area) laboratory
or testing space, small-scale manufacturing and assembly areas, as well as a small amount of
warehouse, shipping and receiving areas. The activity shall not require exterior equipment,
specifically noise generating equipment such as emergency generators, compressors and
storage tanks.
3. Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards and shall include the
following:
City Council Resolution re rLN2000-161/PLN2001-38 -700-750 Ml;Glincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 3
a) Protection and preservation of lOon-site trees.
b) Provision of details of the plaza and fountain area between the buildings to improve this
area as outdoor area for employees -' '.
c) Provision of decorative pavement details.
d) Relocation of redwood trees along the McGlincey Lane frontage to perimeter landscape
areas adjacent to residential uses.
4. On-site lighting: The applicant shall submit a lighting plan, light fixture details and illustrated
brochures indicating the location and design of light fixtures and parking lot lighting to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director. All lighting shall be arranged and shielded so that light is
reflected away from adjacent residential uses and so that there is no glare, which will cause
unreasonable annoyance to occupants of residential properties or otherwise interfere with the
public health, safety or welfare.
5. Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened
with architecturally compatible materials, subject to approval by the Community
Development Director, prior to the issuance of building permits.
6. Revised Plans: The applicant shall submit revised plans for review and approval of the
Community Development Director that illustrate an entry wall! arcade feature along the street
frontage at the main project entry. This feature shall incorporate building forms and materials
used on the proposed buildings. The revised entry feature plan shall be approved prior to the
issuance of building permits.
7. Garbage Collection: Trash Containers of a size and quantity necessary to serve the new
building shall be in areas approved by the Fire Department and Community Development
Director. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by a
solid wall or fence and have self-closing doors of a size specified by the Fire Department. All
enclosures to be construct at grade level and have a level area adjacent to the trash enclosure
area to service the containers and to be architecturally compatible with the building walls.
The easterly trash enclosure area shall be relocated so that it is not oriented towards the
adjacent residential use.
8. Noise Management and Operational Hours: In the event that the Community Development
Director determines that noises are being generated by the project, that unreasonably
interfere with the neighboring properties, the Community Development Director may limit
the hours of operation and/or require the preparation of a Noise Management Plan to be
submitted by the applicant, consisting of an acoustical study prepared by a qualified
acoustical engineer for recommendations to attenuate the noise. The Noise Management
Plan shall require implementation of the mitigation measures found necessary to mitigate the
unreasonable interference with the neighboring properties. The proposed use shall be
conducted within an enclosed building except for the parking of vehicles and use of the
. City Council Resolution re J. LN2000-161/PLN2001-38 -700-750 rvl~Glincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 4
outdoor plaza area. All deliveries at the service door shall be restricted to the hours of 7 a.m.
to 10 p.m.
9. Sign Permits: No signage is approved as a part of the development applicciiibn approved
herein. The applicant shall submit a sign program application indicating all new signs for the
site. No sign shall be installed until such application is approved and a sign permit approved
and a permit issued by the Community Development Director as specified in Chapter 21.53
(Sign Ordinance) of the Campbell Municipal Code.
10. Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
161) for this project is valid for a period of one (1) year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year
from the date of approval, or the permit shall be void.
11. Wall Plan: The applicant shall submit a sound wall plan that provides an eight-foot
acoustically effective sound wall with a consistent appearance along the eastern and southern
property lines, where the project abuts adjacent residential uses. The sound wall plan shall be
submitted for review and approval by the Community Development Director, prior to the
issuance of building permits.
BUILDING DIVISION
12. Pemits Required: A building permit application shall be required for each proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
13. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
14. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
15. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person. A minimum of two stamped sets
will be required prior to issuance.
16. Soils Report: Two copies of a current site specific 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
engineer specializing in soils mechanics.
17. 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
City Council Resolution re t LN2000-16I/PLN2001-38 -700-750 Ml,vlincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 5
shall also include site drainage details. Site address and parcel numbers shall also be clearly
called out.
18. 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 locr.~ions 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:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
19. 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.
20. 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.
21. Non-Point Source Pollution: 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.
22. 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.
23. 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.
24. 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)
. City Council Resolution re J. LN2000-16I/PLN2001-38 -700-750 tv.h..Jlincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 6
d. Bay Area Air Quality Management District (Demolitions Only)
25. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant 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).
PUBLIC WORKS DEPARTMENT
26. Tentative Parcel Map: The applicant shall submit a complete and accurate Tentative Parcel
Map in accordance with the Planning Division's checklist. The current application
processing fee is $2,348.00.
27. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall
submit a Parcel Map for recordation upon approval by the City. The parcel Map shall
merge the two parcels. The current plan check fee is $1,170.00 plus $25 per parcel.
28. Preliminary Title Report: Prior to recordation of the Parcel Map, the applicant shall provide
a current Preliminary Title Report.
29. Right-of- Way for Public Street Purposes: Prior to recordation of the Parcel Map, the
applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along
the McGlincey Lane frontage to accommodate a 30-foot half street. 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.
30. Monumentation for Parcel Map: Prior to recordation of the Parcel Map, all Monuments
shown on the map shall be set.
31. 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:
· Removal of existing substandard curb, gutter, sidewalk, street light(s), driveway
approaches, and related improvements.
a) Installation of surface treatment or reconstruction of one-half street pavement section
as determined by City Engineer based on field testing of existing pavement.
b) Construction of new curb/gutter, and 8 foot attached sidewalk measured from back
of curb to back of sidewalk.
c) Construction of public street lights in accordance with the City of Campbell Street
Lighting Policy.
d) Construction of street trees and irrigation at 40 feet on center.
e) Construction of new ADA compliant driveway approaches.
City Council Resolution re _ .....,N2000-161/PLN2001-38 -700-750 ~~_Jlincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 7
f) Installation of storm water conveyance improvements as necessary.
g) Installation of signs and stripes.
h) Relocation and protection of utilities.
i) Construction of conforms to existing public and private improvements;'as necessary.
32. 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.
33. Soils Report: Prior to issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer. The
report shall include recommendations for public street improvements.
34. 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.
35. 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.
36. 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. The plans shall comply with the 1998 edition of the California Building
Code including Chapters 10, 11, 18,33, and Appendix Chapter 33.
37. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site or
recordation of the Parcel Map, the applicant shall pay the required Storm Drain Area fee,
which is $2,500.00 per acre.
38. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for grading,
landscaping, or building or the recordation of the Parcel Map, the applicant shall obtain a
clearance from the SCVWD.
39. 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.
. . City Council Resolution re. ~N2000-161/PLN2001-38 -700-750 :tv.., 3lincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 8
FIRE DEPARTMENT
40. General Comment: Review of this Development proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine complianc~'with adopted
model codes. Prior to performing any work, the applicant shall make application to and
receive from the Building Department all applicable construction permits.
41. Required Fire Flow: The fire flow for this project is 5,550 gpm at 20 psi residual pressure
(*). As an automatic fire sprinkler system will be installed, the fire flow has been reduced
to 50% establishing a required adjusted fire flow of 2,750 gpm at 20 psi residual pressure.
The adjusted fire flow is not available from area water mains and fire hydrant(s), which are
spaced at the required spacing. (* - based upon Type V-Non Rated construction.)
42. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of
2,000 GPM, or in excess of two stories or 35 feet in height, shall be equipped throughout
with an automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NFP A) Standard #13. (* See additional underground fire service comment)
43. Private Fire Hydrant(s) Required: Provide three private on-site fire hydrant(s) installed per
HFPA Std. #24, at location(s) to be determined by the Fire Department. Maximum hydrant
spacing shall be 250 feet, with a minimum acceptable flow of 1,000 GPM at 20 psi residual
pressure. Prior to design, the project civil engineer shall meet with the fire department
water supply officer to jointly spot the required fire hydrant locations.
44. Timing of Required Water Supply Installations: Installations of required fire service(s) and
fire hydrant(s) shall be tested and accepted by the Fire Department, prior to the start of
framing or delivery of bulk combustible materials. Building permit issuance with be
withheld until required installations are completed, tested and accepted.
45. Fire Hydrant Location Identifier: Prior to project final inspection, the general contractor
shall ensure that a "Blue" dot has been placed in the roadway, as directed by the fire
department.
46. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all
weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6
inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%. Installations shall conform with Fire Department Standard Details
and Specifications sheet A-I.
47. Fire Lane Markings Required: Provide marking for all roadways within the project.
Markings shall be per fire department specifications. Installations shall also conform to
Local Government Standards and Fire Department Standard Details and Specifications A-6.
48. Fire Department Key Box Required: The building shall be equipped with a permanently
. "
City Council Resolution re & LN2000-1611PLN2001-38 -700-750 J\,.l~ulincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 9
installed emergency access key box (Knox), conforming to Fire Department Standard Detail
and Specification sheet K-l. At time of final inspection, access keys shall be provided to
the fire department.
49. Timing of Rp.f}lIiTf~ci Ro~ciw~y Tn<;t~IIMiom:: Required access roads, up through first lift of
asphalt, shall be installed and accepted by the Fire Department prior to the start of
construction. Bulk combustible materials shall not be delivered to the site until installation
is complete. During construction, emergency access roads shall be maintained clear and
unimpeded. Note that building permit issuance may be withheld until installations are
completed.
50. Prp.mi<;p.<; Tcip.ntificMion: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contract with their background.
51. WMp.r Flow ~hortf~JJ: Prior to next planning submittal, the applicant shall meet with fire
department water supply officer to discuss intentions or methodology proposed to comply
with Item #2 above regarding water flow shortfall.
52. J)r~wing<; to ~~n To<;p W~tp.r C'omr~ny: A copy of the fire department "approved"
underground fire service drawings shall be provided to the San Jose Water Company for
record purposes, prior to installation. To prevent engineering delays, the underground
contractor shall submit to the fire department three sets of shop drawings designed per
NFP A Std. 24, a completed permit application and applicable fees for review and approval
as soon as possible.
53. C'onciition<; T i<;tp.ci on FlItllrp. PI~n<;: To prevent plan review and inspection delays, the above
noted Developmental Review Conditions shall be restated as "notes" on all pending and
future plan submittals.
PASSED AND ADOPTED this ~ day of June , 200 I, by the following roll call vote:
AYES: COUNCILMEMBERS: Furtado, Kennedy, Burr, Watson, Dean
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: None
APPROVED:
ATTEST:
tZ~~~
Anne Bybee, City Clerk
t'M8 FORmOlN<l INSTRuue..-r IS A fU
I\NO COAAECT COpy OF tHE OAIGIN~.'
OM PILE IN THill OFFICE,
ANNE aYB!!E. 6ttv tiL.iRK, Be"
FOfNA \)^ fl. UJt CkJz..
-, .J
M/S: Kennedy/Burr - to approve the Consent Calendar. Motion adopted by the
following roll call vote:
A YES: Councilmembers: Furtado, Kennedy, Burr , Watson, Dean
NOES: Councilmembers: None
ITEM REMOVED FROM CONSENT CALENDAR:
13. Request for Fee Waiver for Use of Community Center Facilities for Youth Football
Fund Raiser
Steve Norris, Applicant, appeared before the City Council and requested a full fee
waiver for this event.
Following discussion, M/S: Furtado/Kennedy - that the City Council approve a
waiver of facility use fees ($637.50) but assess fees for the processing fee to cover
administrative expenses ($25) and the damage deposit ($200) to hold group
responsible for appropriate clean-up after their event, resulting in a subsidy (loss
of Community Center occasional rent revenue) of $637.50. Motion adopted by the
following roll call vote:
A YES: Councilmembers: Furtado, Kennedy, Burr , Watson, Dean
NOES: Councilmembers: None
ORAL REQUESTS
a. Betty Deal, Campbell Chamber of Commerce, appeared before the City Council and
expressed appreciation to the City Council and staff for their support of the
Prunefesti val,
b. Harry Oberhelman, 346 David Avenue, appeared before the City Council and
expressed concerns regarding residential density in the North Central A venue area
including impacts on traffic, aesthetics and character of existing neighborhood.
Mayor Dean referred this matter to staff.
PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES
20. Appeal of Planning Commission decision Approving a Site and Architectural
Approval (pLN2000-161) and Tree Removal Permit (pLN2001-038) to allow the
construction of two new research and development buildings with a total of 80,000
square feet on property located at 700-750 McGlincey Lane in an M-I-S (Light
Industrial) Zoning District (Resolution/Roll Call Vote)
Minutes of 6/5/2001 City Council Meeting
5
This is the time and place for a public hearing to consider an Appeal of Planning
Commission decision Approving a Site and Architectural Approval (PLN2000-161) and
Tree Removal Permit (PLN2001-038) to allow the construction of two new research
and development buildings with a total of 80,000 square feet on property located at
700-750 McGlincey Lane in an M-l-S (Light Industrial) Zoning District.
Associate Planner Haley - Staff Report dated June 5,2001.
Mayor Dean declared the public hearing open and asked if anyone in the audience
wished to be heard.
Pete Bovenberg, 661-667 McGlincey, Campbell, appeared before the City Council and
stated that he is not opposed to the project but requested further study of utility services
to the site and traffic related concerns of the project.
There being no one else wishing to be heard, Mayor Dean closed the public hearing.
M/S: Watson/Kennedy - that the City Council adopt Resolution 9874 denying an
Appeal and upholding a Planning Commission action granting Site and
Architectural and Tree Removal Approvals to allow the construction of two
research and development buildings on property located at 700-750 McGlincey
Lane in an M-I-S (Light Industrial) Zoning District. Motion adopted by the
following roll call vote:
AYES: Councilmembers: Furtado, Kennedy, Burr, Watson, Dean
NOES: Councilmembers: None
21. Amendment of Contract with Public Employees Retirement System (PERS) -
Safety Employees (Introduction of OrdinanceIResolutionlRoll Call Vote)
This is the time and place for a public hearing to consider an Amendment of the
Contract with Public Employees Retirement System (PERS) - Safety Employees.
Administrative Services Director Lee - Staff Report dated June 5, 2001.
Mayor Dean declared the public hearing open and asked if anyone in the audience
wished to be heard.
There being no one wishing to be heard, Mayor Dean closed the public hearing.
MIS: Kennedy/Burr - that the City Council adopt Resolution 9875, a Resolution of
Intention, and introduce Ordinance 2007 for first reading approving an
amendment to the contract between the City of Campbell and the Board of
Administration of the California Public Employees' Retirement System. Motion
adopted by the following roll call vote:
Minutes of 6/5/2001 City Council Meeting
6
March 30,2001
To: County Clerk's Office
Notice of the Preparation of a Negative Declaration and Public Review Period
A Public Hearing is scheduled for April 24, 2001, by the Planning Commission at 7:30 p.m. in the City
Council Chambers, Campbell City Hall, 70 N. First Street, Campbell, CA 95008, to consider the
following projects:
1. Public Hearing to consider the City of Campbell's 2001-2008 Capital Improvement Plan. A Negative
Declaration has been prepared which concludes that no significant impacts are associated with these
projects. Many of the projects are considered Categorically Exempt.
2. Public Hearing to consider the application of Mr. Bill Hagman for a Site and Architectural Approval
(PLN2000-161) and Tree Removal Permit (PLN2001-38) to remove five of 13 existing trees to allow
the construction of two two-story research and development buildings, with a total of 80,000 square
feet, on property located at 700-750 McGlincey Lane in an M-1-S (Light Industrial) Zoning District.
A Negative Declaration has been prepared for this project.
3. Public Hearing to consider the application of Silicon Valley Habitat for Humanity and the Campbell
Redevelopment Agency for approval of a Zone Change (PLN2001-39) from R-1-6 (Single Family
Residential) to PD (Planned Development); approval of a Planned Development Permit (PLN200 1-
33) to allow the construction of four new single-family homes and a Tree Removal Permit (PLN200 1-
40) to allow the removal of three existing trees on property located at 975 W. Campbell Avenue and
10-30 Victor Avenue in an R-1-6 (Single Family Residential) Zoning District. A Negative
Declaration has been prepared for this project.
4. Public Hearing to consider the application of Eurocraft Development for approval of a Zone Change
(PLN2001-16) from R-M-S (Multiple Family Residential) to PD (Planned Development); Tentative
Subdivision Map (PLN200 1-12) to create six lots and a Planned Development Permit (pLN200 1-17)
to allow the construction of a five unit townhome development on property located at 247 Shelley
Avenue in a R-M-S (Multiple Family Residential) Zoning District. A Negative Declaration has been
prepared for this project.
An Initial Study has been prepared for these projects and a Negative Declaration has been recommended
which concludes that there are no significant environmental impacts related to these projects. The Initial
Studies and Draft Negative Declarations are available for public review and comment in the Planning
Department, 70 N. First Street, Campbell, CA 95008. The review period of these documents is from
April 3, 2001, to April 23, 2001.
Any written comments must be received in the Planning Office by April 23, 2001.
POSTED I)N~~ '<:A-O\ THROUGF1D1-f -'0-'2.'(- - Co \
IN THL Ul'T!C'F: OF THE COUNTY CLERK-RECORDf-:"
BRENDA DAVIS. COUNTY CLERK
BY 8. HOR'UCH~ '
DEPU1Y
70 North First Street Campbell, California 95008-1436 ' TEL 408,866,2140 . FAX 408.866,8381 ' TOD 408,866,2790
Public Hearing
June 5, 2001
TITLE
Appeal of a Planning Commission decision approving a Site and Architectural Review
PermitlTree Removal Permit (PLN 2000-161/2001-38) to allow the construction of two new
research and development buildings - 700-750 McGlincey Lane
CITY COUNCIL ACTION:
The City Council may take one of the following actions:
1. Adopt a Resolution upholding the Planning Commission approval of PLN 2000-161/2001-
38 and denying the appeal; or,
2. Adopt a Resolution upholding the appeal and by modifying the adopted Planning
Commission conditions of approval to require that existing off-site utilities be installed
underground; or,
3. Continue the item for further review and consideration of modifications to the conditions of
approval.
BACKGROUND
Planning Commission Meeting: On April 24, 2001, the Planning Commission, by a 5-2 vote,
approved a Site and Architectural Review and Tree Removal Permit (PLN 2000-161/200139) to
allow the construction of two new 40,000 square foot research and development buildings on
properties located at 700-750 McGlincey Lane and the removal of three of the existing 13 trees
on-site. This approval allows the redevelopment of these existing industrial properties where a
recycling center and a storage container service operation currently exist.
Appeal:
On May 4, 2001, the City received a letter from Mr. Pete Bovenberg, a nearby property owner,
who is appealing the project approval. The appellant is requesting further study of utility services
to the site and traffic related concerns of the project.
Utilities: The applicant will be required to provide new utility services to the project site.
Utilities will include, gas, water, communications and electric services. Conditions No. 33 of the
project approval requires that new on-site utilities be installed underground. The appellant is
asking that the other utilities that are located in the public right-of-way and that service other
properties along the street frontage of the project also be installed underground. The majority of
the existing utility lines are located on the opposite side ofMcGlincey Lane from the project site.
Development projects in CampbeU are not typically required to instaU existing utilities Jines
underground. Section 20.36.150 of the Campbell Municipal Code requires the undergrounding of
new utilities necessary to serve a development. The requirement for placing utilities underground
has been limited to those new utilities that are required to service the specific project. Generally,
utility facilities that service the surrounding neighborhood have not been relocated underground
unless they are part of an underground utility district.
City Council Report - June 5, 2001
Appeal ofPLN 2000-161/2001-38 -700-750 McGlincey Lane Avenue
Page 2
Major commercial streets such as Hamilton, Bascom and Campbell A venues have been
identified as underground utility districts. Additionally, new subdivisions where all new utilities
are being provided are placed underground.
While the City has the discretion to require the undergrounding of existing utilities along
property frontages, there is little or no nexus to require the undergrounding of utilities on the
opposite side of the street from a project. Consequently, staff did not recommend that the utility
services along the frontage of this project be installed underground.
Traffic Concerns: The appellant raises additional concerns regarding the street alignment and the
visibility from the proposed project driveways.
The proposed project is providing three project driveways along the McGlincey Lane frontage. A
traffic report was prepared for this project. which was reviewed and approved by the City's
Traffic Engineer, that reviewed the project related traffic and driveway locations. The traffic
report concluded that traffic associated with this project would be accommodated with the
existing circulation system and that the project driveways were acceptable.
The developer will be required to install an eight-foot sidewalk along the street frontage of the
project and the current alignment ofMcGlincey Lane will remain the same.
The project site is currently improved with a cyclone fence along the street property line. The
proposed project removes this fencing and provides a 15-foot landscape setback with a double
row of parking along the street frontage. The proposed improvements significantly improve
vehicular visibility along this portion of McGlincey Lane.
The Community Development Director will review the final landscaping plan and the City's
Traffic Engineer has reviewed the driveway locations for the proposed project. Staff does not
anticipate any traffic visibility problems associated with the project design and driveway
locations and finds that the project as conditioned will improve the existing driveway situation.
A copy of Mr. Bovenberg's appeal letter is included as Attached No.3.
FISCAL IMP ACTS
None
Attachments:
1. Draft City Council Resolution denying the appeal and upholding the Planning Commission
approval ofPLN 2000-161/2001-38.
2. Draft City Council Resolution upholding the appeal and modifying the Planning
Commission's approval ofPLN 2000-161/2001-38.
3. Letter of Appeal submitted by Mr. Peter Bovenberg
City Council Report - June 5, 2001
Appeal ofPLN 2000-161/2001-38 -700-750 McGlincey Lane Avenue
Page 3
4. Planning Commission Resolution 3340
5. Planning Commission Meeting Minutes of April 24, 2001
6. Staff Report for Planning Commission Meeting April 24, 2001
7. Exhibits
8. Location Map
Prepared by: ~~Planner
.Ijp-~YI ~
Sharon Fierro, Community Development Director
Reviewed by:
Approved by:
Bernard M. Strojny, City Manager
Attachment #1
RESOLUTION NO.
BEING A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF CAMPBELL DENYING AN APPEAL AND
UPHOLDING A PLANNING COMMISSION ACTION
GRANTING SITE AND ARCHITECTURAL AND TREE
REMOVAL APPROVALS TO ALLOW THE CONSTRUCTION
OF TWO RESEARCH AND DEVELOPMENT BUILDINGS ON
PROPERTY LOCATED AT 700-750 McGLINCEY LANE IN
AN M-I-S (LIGHT INDUSTRIAL) ZONING DISTRICT.
APPEALED BY MR. PETE BOVENBERG. FILE NO.
PLN2000-16I/PLN2001-38.
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 did find as follows with
respect to application PLN2000-161/PLN2001-38:
1. The proposed project is consistent with the Industrial land use designation of the General
Plan and the M -I-S (Light Industrial) Zoning District.
2. The proposed research and development buildings, as conditioned, are well designed and
architecturally compatible with other developments in the ,surrounding area and are
consistent with the development standards for industrial uses.
3. The proposed project is compatible with the adjacent industrial and residential uses.
4. The proposed project will install street improvements along McGlincey Lane.
5. The presented landscape plan preserves significant on-site trees and provides for replacement
of removed trees consistent with the Tree Preservation Ordinance.
6. 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.
7. No evidence has been presented which shows that the project will have a substantial impact
on plant or animal life.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
City Council Resolution re ~LN2000-16I/PLN2001-38 -700-750 Mculincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 2
1. The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
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
I. Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of two new 40,000 square-foot two-story research and development
buildings (total 80,000 square feet) at 700-750 McGlincey Lane. Project approval shall
substantially comply with project plans prepared by the Hagman Group, that were received
by the Planning Division on November 2, 2000, except as modified by the Conditions of
Approval herein.
2. Research and Development Use: The 80,000 square-foot of building area shall be occupied
by research and development uses only. Research and Development uses predominately
consist of large open offices with administrative private offices, conference and training
areas that are complemented by some (e.g. less than 50% of the gross floor area) laboratory
or testing space, small-scale manufacturing and assembly areas, as well as a small amount of
warehouse, shipping and receiving areas. The activity shall not require exterior equipment,
specifically noise generating equipment such as emergency generators, compressors and
storage tanks.
3. Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards and shall include the
following:
City Council Resolution re 1- .....N2000-161/PLN2001-38 -700-750 ~l"'\'.Hincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 3
a) Protection and preservation of 1 0 on-site trees.
b) Provision of details of the plaza and fountain area between the buildings to improve this
area as outdoor area for employees
c) Provision of decorative pavement details.
d) Relocation of redwood trees along the McGlincey Lane frontage to perimeter landscape
areas adjacent to residential uses.
4. On-site lighting: The applicant shall submit a lighting plan, light fixture details and illustrated
brochures indicating the location and design of light fixtures and parking lot lighting to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director. All lighting shall be arranged and shielded so that light is
reflected away from adjacent residential uses and so that there is no glare, which will cause
unreasonable annoyance to occupants of residential properties or otherwise interfere with the
public health, safety or welfare.
5. Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened
with architecturally compatible materials, subject to approval by the Community
Development Director, prior to the issuance of building permits.
6. Revised Plans: The applicant shall submit revised plans for review and approval of the
Community Development Director that illustrate an entry wall! arcade feature along the street
frontage at the main project entry. This feature shall incorporate building forms and materials
used on the proposed buildings. The revised entry feature plan shall be approved prior to the
issuance of building permits.
7. Garbage Collection: Trash Containers of a size and quantity necessary to serve the new
building shall be in areas approved by the Fire Department and Community Development
Director. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by a
solid wall or fence and have self-closing doors of a size specified by the Fire Department. All
enclosures to be construct at grade level and have a level area adjacent to the trash enclosure
area to service the containers and to be architecturally compatible with the building walls.
The easterly trash enclosure area shall be relocated so that it is not oriented towards the
adjacent residential use.
8. Noise Management and Operational Hours: In the event that the Community Development
Director determines that noises are being generated by the project, that unreasonably
interfere with the neighboring properties, the Community Development Director may limit
the hours of operation and/or require the preparation of a Noise Management Plan to be
submitted by the applicant, consisting of an acoustical study prepared by a qualified
acoustical engineer for recommendations to attenuate the noise. The Noise Management
Plan shall require implementation of the mitigation measures found necessary to mitigate the
unreasonable interference with the neighboring properties. The proposed use shall be
conducted within an enclosed building except for the parking of vehicles and use of the
City Council Resolution re ~ LN2000-16I/PLN2001-38 -700-750 ~.L...Jlincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 4
outdoor plaza area. All deliveries at the service door shall be restricted to the hours of 7 a.m.
to 10 p.m.
9. Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign program application indicating all new signs for the
site. No sign shall be installed until such application is approved and a sign permit approved
and a permit issued by the Community Development Director as specified in Chapter 21.53
(Sign Ordinance) of the Campbell Municipal Code.
10. Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
161) for this project is valid for a period of one (1) year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year
from the date of approval, or the permit shall be void.
11. Wall Plan: The applicant shall submit a sound wall plan that provides an eight-foot
acoustically effective sound wall with a consistent appearance along the eastern and southern
property lines, where the project abuts adjacent residential uses. The sound wall plan shall be
submitted for review and approval by the Community Development Director, prior to the
issuance of building permits.
BUILDING DIVISION
12. Pemits Required: A building permit application shall be required for each proposed structure.
The building permit shall include Electrical/PlumbinglMechanical fees when such work is
part of the permit.
13. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
14. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
15. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be ''wet
stamped" and signed by the qualifying professional person. A minimum of two stamped sets
will be required prior to issuance.
16. Soils Report: Two copies of a current site specific 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
engineer specializing in soils mechanics.
17. 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
City Council Resolution re PLN2000-161/PLN2001-38 -700-750 M",Jlincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 5
shall also include site drainage details. Site address and parcel numbers shall also be clearly
called out.
18. 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:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
19. 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.
20. 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.
21. Non-Point Source Pollution: 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.
22. 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.
23. 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.
24. 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)
City Council Resolution re ~LN2000-161/PLN2001-38 -700-750 M""..Hincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 6
d. Bay Area Air Quality Management District (Demolitions Only)
25. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant 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).
PUBLIC WORKS DEPARTMENT
26. Tentative Parcel Map: The applicant shall submit a complete and accurate Tentative Parcel
Map in accordance with the Planning Division's checklist. The current application
processing fee is $2,348.00.
27. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall
submit a Parcel Map for recordation upon approval by the City. The parcel Map shall
merge the two parcels. The current plan check fee is $1,170.00 plus $25 per parcel.
28. Preliminary Title Report: Prior to recordation ofthe Parcel Map, the applicant shall provide
a current Preliminary Title Report.
29. Right-of- Way for Public Street Purposes: Prior to recordation of the Parcel Map, the
applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along
the McGlincey Lane frontage to accommodate a 30-foot half street. 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.
30. Monumentation for Parcel Map: Prior to recordation of the Parcel Map, all Monuments
shown on the map shall be set.
31. 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:
. Removal of existing substandard curb, gutter, sidewalk, street light(s), driveway
approaches, and related improvements.
a) Installation of surface treatment or reconstruction of one-half street pavement section
as determined by City Engineer based on field testing of existing pavement.
b) Construction of new curb/gutter, and 8 foot attached sidewalk measured from back
of curb to back of sidewalk.
c) Construction of public street lights in accordance with the City of Campbell Street
Lighting Policy.
d) Construction of street trees and irrigation at 40 feet on center.
e) Construction of new ADA compliant driveway approaches.
f) Installation of storm water conveyance improvements as necessary.
City Council Resolution re 1 ~N2000-161/PLN2001-38 -700-750 ~~_ Jlincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 7
g) Installation of signs and stripes.
h) Relocation and protection of utilities.
i) Construction of conforms to existing public and private improvements, as necessary.
32. 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.
33. Soils Report: Prior to issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer. The
report shall include recommendations for public street improvements.
34. 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.
35. 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.
36. 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. The plans shall comply with the 1998 edition of the California Building
Code including Chapters 10, 11, 18,33, and Appendix Chapter 33.
37. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site or
recordation of the Parcel Map, the applicant shall pay the required Storm Drain Area fee,
which is $2,500.00 per acre.
38. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for grading,
landscaping, or building or the recordation of the Parcel Map, the applicant shall obtain a
clearance from the SCVWD.
39. 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.
City Council Resolution re.. .....N2000-16I/PLN200l-38 -700-750 ~~ Jlincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 8
FIRE DEPARTMENT
40. General Comment: Review of this Development proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with adopted
model codes. Prior to performing any work, the applicant shall make application to and
receive from the Building Department all applicable construction permits.
41. Required Fire Flow: The fire flow for this project is 5,550 gpm at 20 psi residual pressure
(*). As an automatic fire sprinkler system will be installed, the fire flow has been reduced
to 50% establishing a required adjusted fire flow of 2,750 gpm at 20 psi residual pressure.
The adjusted fire flow is not available from area water mains and fire hydrant(s), which are
spaced at the required spacing. (* - based upon Type V-Non Rated construction.)
42. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of
2,000 GPM, or in excess of two stories or 35 feet in height, shall be equipped throughout
with an automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NFPA) Standard #13. (* See additional underground fire service comment)
43. Private Fire Hydrant(s) Required: Provide three private on-site fire hydrant(s) installed per
HFPA Std. #24, at location(s) to be determined by the Fire Department. Maximum hydrant
spacing shall be 250 feet, with a minimum acceptable flow of 1,000 GPM at 20 psi residual
pressure. Prior to design, the project civil engineer shall meet with the fire department
water supply officer to jointly spot the required fire hydrant locations.
44. Timing of Required Water Supply Installations: Installations of required fire service(s) and
fire hydrant( s) shall be tested and accepted by the Fire Department, prior to the start of
framing or delivery of bulk combustible materials. Building permit issuance with be
withheld until required installations are completed, tested and accepted.
45. Fire Hydrant Location Identifier: Prior to project final inspection, the general contractor
shall ensure that a "Blue" dot has been placed in the roadway, as directed by the fire
department.
46. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all
weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6
inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%. Installations shall conform with Fire Department Standard Details
and Specifications sheet A-I.
47. Fire Lane Markings Required: Provide marking for all roadways within the project.
Markings shall be per fire department specifications. Installations shall also conform to
Local Government Standards and Fire Department Standard Details and Specifications A-6.
48.' Fire Department Key Box Required: The building shall be equipped with a permanently
City Council Resolution re PLN2000-16I/PLN2001-38 -700-750 Mculincey Lane
Upholding Planning Commission Site and Architectural & Tree Removal Approvals
and Denying an Appeal
Page 9
installed emergency access key box (Knox), conforming to Fire Department Standard Detail
and Specification sheet K-l. At time of final inspection, access keys shall be provided to
the fire department.
49. Timing nf Rpl})lirpti Rnl'ltiwl'lY Tndl'll1l'1tinn~: Required access roads, up through first lift of
asphalt, shall be installed and accepted by the Fire Department prior to the start of
construction. Bulk combustible materials shall not be delivered to the site until installation
is complete. During construction, emergency access roads shall be maintained clear and
unimpeded. Note that building permit issuance may be withheld until installations are
completed.
50. Prpmi~p~ Ttipntifirl'ltlQn: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contract with their background.
51. Wl'Itpr Flow ~hortfl'll1: Prior to next planning submittal, the applicant shall meet with fire
department water supply officer to discuss intentions or methodology proposed to comply
with Item #2 above regarding water flow shortfall.
52. f)rl'lMng<: to ~l'In TMP Wl'Itpr rnmpl'lny: A copy of the fire department "approved"
underground fire service drawings shall be provided to the San Jose Water Company for
record purposes, prior to installation. To prevent engineering delays, the underground
contractor shall submit to the fire department three sets of shop drawings designed per
NFP A Std. 24, a completed permit application and applicable fees for review and approval
as soon as possible.
53. Contiition<: T idpti on Flltnrp pll'ln~: To prevent plan review and inspection delays, the above
noted Developmental Review Conditions shall be restated as "notes" on all pending and
future plan submittals.
PASSED AND ADOPTED this _ day of
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
,2001, by the following roll call vote:
APPROVED:
Matthew Dean, Mayor
ATTEST:
Anne Bybee, City Clerk
Attachment #2
RESOLUTION NO.
BEING A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF CAMPBELL UPHOLDING AN APPEAL AND
MODIFYING THE PLANNING COMMISSION SITE AND
ARCHITECTURAL APPROVAL (pLN2000-16112001-38) TO
ALLOW THE CONSTRUCTION OF TWO RESEARCH AND
DEVELOPMENT BUILDINGS AND THE REMOVAL OF
THREE TREES ON PROPERTY LOCATED AT 700-750
McGLINCEY LANE IN AN M-I-S (LIGHT INDUSTRIAL)
ZONING DISTRICT. APPEAL BY MR. PETE B OVENB ERG.
FILE NO. PLN2000-16I/PLN2001-38.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponentst the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows with
respect to application PLN2000-161/PLN2001-38:
1. The proposed project, as conditioned, is not consistent with the Industrial land use
designation of the General Plan and the M-I-S (Light Industrial) Zoning District.
2. The proposed project, as conditioned, does not require the placement of utilities underground
along the street frontage.
3. The proposed project installs street improvements along McGlincey Lane with driveway
locations and a street alignment that is not desirable.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed project will not aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the use will be detrimental
to the public health, safety, peace, morals, comfort or general welfare of persons residing or
working in the neighborhood of such proposed use, and will be detrimental or injurious to
property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is not adequately conditioned to accommodate the proposed uses.
3. The subject site is not adequately served due to the location of driveways and the required
street improvements to carry the kind and quantity of traffic such uses would generate.
4. The proposed project is not compatible with the adjacent land uses and the surrounding
neighborhood.
City Council Resolution re l'LN2000-161/PLN2001-38 -700-750 M\.JIincey Lane
Modifying Planning Commission Site and Architectural and Tree Removal Approvals
and Granting an Appeal
Page 2
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following revised condition and all other Conditions of Approval as outlined in Planning
Commission Resolution No. 3340 in accordance with the Ordinances of the City of Campbell
and the State of California:
34. Utilities: All new on-site and off-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.
PASSED AND ADOPTED this _ day of
~ 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN :
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
APPROVED:
Matthew Dean~ Mayor
ATTEST:
Anne Bybee, City Clerk
Attachment #3
Notice of Ap,peal
City of Campbell
Planning Commission
70 North First Street
Campbell, CA 95008-1423
REceIveD
M~y 0 '* ZOOf
CITY OF CAMPBELL
PLANNING DEPT.
May 4, 2001
Regarding Property 700-750 McGlincey Lane, Campbell, CA 95008
File No. PLN200-161/PLN2001-38
Please be advised that I am appealing to the City of Campbell for more time. In
order for a more detailed study of the scope and project to under take at 700-750
McGlincey Lane property.
I would like a detailed plan for the following.
1. Utilities:
The underground utilities should be outlined in order to get a better idea
how it will impact the other residence on McGlincey Lane.
2. Utilities installation plan:
Their needs to be a detailed plan presented with regards to the power poles
located at the adjacent to 700-750 property.
The currant above ground power poles should be moved underground in
conjunction with the McGlincey Lane being dug up and resurfaced.
The currant power poles will interfere with the placed street lighting on
the project, this will cause an unsightly and unorganized mess. The issues
need to be addressed before the construction project begins.
3. Traffic:
The increase office space will cause additional traffic on McGlincey Lane.
The plans submitted to the City shows the road to be straight when infact
it is curved.
The property currently has a blind intersection problem when entering the
driveway. The entrance is on a comer and a bend in the road. This issue
should be discussed and addressed before finalizing the project plans.
Please contact me for further details.
Sincerely,
Pete Bovenberg
Owner 661-667 McGlincey
(408) 640-8392 Cell Phone
(408) 559-8633 Business Phone
(408) 559-4714 Home Phone
cc: Frank Mills, Building
Harold Housley, Public Works
Sharon Fierro, Secretary
GeoffBradley, Senior Planner
Attachment #4
RESOLUTION NO. 3340
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL ADOPTING A NEGATIVE
DECLARATION AND GRANTING A SITE AND
ARCHITECTURAL APPROVAL (PLN 2000-161) AND TREE
REMOVAL PERMIT (pLN2001-38) TO ALLOW THE
CONSTRUCTION OF TWO RESEARCH AND DEVELOPMENT
BUIDINGS (EACH CONSISTING OF 40,000 SQUARE FEET AND
TWO STORIES) AS WELL AS THE REMOVAL OF FIVE OF
THIRTEEN TREES, ON PROPERTY LOCATED AT 700-750
MCGLINCEY LANE IN AN M-I-S (LIGHT INDUSTRIAL)
ZONING DISTRICT. APPLICATION OF MR. BILL HAGMAN.
FILE NO. PLN2000-16I/PLN2001-38).
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2000-16I/PLN2001-38:
1. The proposed project is consistent with the Commercial land use designation of the Industrial
and the M -l-S (Light Industrial) Zoning District.
2. The proposed research and development buildings, as conditioned, are well designed and
architecturally compatible with other developments in the surrounding area and are consistent
with the development standards for industrial uses.
3. The proposed project is compatible with the adjacent industrial and residential uses.
4, The proposed project will install street improvements along McGlincey Lane.
5. The presented landscape plan preserves significant on-site trees and provides for replacement
of removed trees consistent with the Tree Preservation Ordinance.
6. 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.
7. No evidence has been presented which shows that the project will have a substantial impact
on plant or animal life.
Planning Commission Resolutlon No. 3340
PLN2000-16I/2001-38 - 700-750 McGlincey Ln - Site & Architectural/Tree Removal Permits
Page 2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
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 Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of two new 40,000 square-foot two-story research and development
buildings (total 80,000 square feet) at 700-750 McGlincey Lane. Project approval shall
substantially comply with project plans prepared by the Hagman Group, that were received
by the Planning Division on November 2, 2000, except as modified by the Conditions of
Approval herein.
2, Research and Development Use: The 80,000 square-foot of building area shall be occupied
by research and development uses only. Research and Development uses predominately
consist of large open offices with administrative private offices, conference and training areas
that are complemented by some (e.g. less than 50% of the gross floor area) laboratory or
testing space, small-scale manufacturing and assembly areas, as well as a small amount of
warehouse, shipping and receiving areas. The activity shall not require exterior equipment,
specifically noise generating equipment such as emergency generators, compressors and
storage tanks.
Planning Commission Resohh,on No. 3340
PLN2000-l61/2001-38 - 700-750 McGlincey Ln - Site & Architectural!Tree Removal Permits
Page 3
3. Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards and shall include the
following:
a) Protection and preservation of lOon-site trees.
b) Provision of details of the plaza and fountain area between the buildings to improve this
area as outdoor area for employees
c) Provision of decorative pavement details.
d) Relocation of redwood trees along the McGlincey Lane frontage to perimeter landscape
areas adjacent to residential uses.
4. On-site lighting: The applicant shall submit a lighting plan, light fixture details and illustrated
brochures indicating the location and design of light fixtures and parking lot lighting to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director. All lighting shall be arranged and shielded so that light is
reflected away from adjacent residential uses and so that there is no glare, which will cause
unreasonable annoyance to occupants of residential properties or otherwise interfere with the
public health, safety or welfare.
5. Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened
with architecturally compatible materials, subject to approval by the Community
De\'elopment Director, prior to the issuance of building permits.
6, Re\'ised Plans: The applicant shall submit revised plans for review and approval of the
Community Development Director that illustrate an entry wall/ arcade feature along the street
frontage at the main project entry. This feature shall incorporate building forms and materials
used on the proposed buildings. The revised entry feature plan shall be approved prior to the
issuance of building permits.
7, Garbage Collection: Trash Containers of a size and quantity necessary to serve the new
building shall be in areas approved by the Fire Department and Community Development
Director. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by a
solid wall or fence and have self-closing doors of a size specified by the Fire Department. All
enclosures to be construct at grade level and have a level area adjacent to the trash enclosure
area to service the containers and to be architecturally compatible with the building walls.
The easterly trash enclosure area shall be relocated so that it is not oriented towards the
adjacent residential use.
8. Noise Management and Operational Hours: In the event that the Community Development
Director determines that noises are being generated by the project, that unreasonably interfere
with the neighboring properties, the Community Development Director may limit the hours
Planning Commission ResoluLlon No. 3340
PLN2000-161/2001-38 - 700-750 McGlincey Ln - Site & Architectural!Tree Removal Permits
Page 4
of operation and/or require the preparation of a Noise Management Plan to be submitted by
the applicant, consisting of an acoustical study prepared by a qualified acoustical engineer for
recommendations to attenuate the noise. The Noise Management Plan shall require
implementation of the mitigation measures found necessary to mitigate the unreasonable
interference with the neighboring properties. The proposed use shall be conducted within an
enclosed building except for the parking of vehicles and use of the outdoor plaza area. All
deliveries at the service door shall be restricted to the hours of 7 a.m. to 10 p.m.
9. Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign program application indicating all new signs for the
site. No sign shall be installed until such application is approved and a sign permit approved
and a permit issued by the Community Development Director as specified in Chapter 21.53
(Sign Ordinance) of the Campbell Municipal Code.
10. Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
161) for this project is valid for a period of one (I) year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year
from the date of approval, or the permit shall be void.
11. Wall Plan: The applicant shall submit a sound wall plan that provides an eight-foot
acoustically effective sound wall with a consistent appearance along the eastern and southern
property lines, where the project abuts adjacent residential uses. The sound wall plan shall be
submitted for review and approval by the Community Development Director, prior to the
issuance of building permits.
Bl'ILDING DIVISION
12, Pemits Required: A building permit application shall be required for each proposed structure.
The building permit shall include Electrical/PlumbinglMechanical fees when such work is part
of the permit.
13. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
14. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
15. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person. A minimum of two stamped sets
will be required prior to issuance.
Planning Commission ReSolution No. 3340
PLN2000-161/2001-38 - 700-750 McGlincey Ln - Site & Architectural/Tree Removal Pennits
Page 5
16. Soils Report: Two copies of a current site specific 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
engineer specializing in soils mechanics.
17. 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.
18. 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:
a. pad elevation
b. finish floor elevation (first floor)
c, foundation comer locations
19. Title 24 Energv 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.
20. 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.
21. Non-Point Source Pollution: 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.
22, 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.
23, Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption fonn on
submitted construction plans. Form is available at Building Division service counter.
24, Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
Planning Commission Resolution No. 3340
PLN2000-16112001-38 -700-750 McGlincey Ln - Site & Architectural/Tree Removal Pennits
Page 6
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)
25. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant 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).
PUBLIC WORKS DEPARTMENT
26. Tentative Parcel Map: The applicant shall submit a complete and accurate Tentative Parcel
Map in accordance with the Planning Division's checklist. The current application
processing fee is $2,348.00.
27. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall
submit a Parcel Map for recordation upon approval by the City. The parcel Map shall
merge the two parcels. The current plan check fee is $1,170.00 plus $25 per parcel.
28. Preliminarv Title Report: Prior to recordation of the Parcel Map, the applicant shall provide
a current Preliminary Title Report.
29. Right-of- Wav for Public Street Purposes: Prior to recordation of the Parcel Map, the
applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along
the McGlincey Lane frontage to accommodate a 30-foot half street. 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.
30. Monumentation for Parcel Map: Prior to recordation of the Parcel Map, all Monuments
shown on the map shall be set.
31, 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 anti 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:
. Removal of existing substandard curb, gutter, sidewalk, street light(s), driveway
Planning Commission Resolution No. 3340
PLN2000-l611200 1-38 - 700-750 McGlincey Ln - Site & Architectural/Tree Removal Pennits
Page 7
approaches, and related improvements.
a) Installation of surface treatment or reconstruction of one-half street pavement section
as determined by City Engineer based on field testing of existing pavement.
b) Construction of new curb/gutter, and 8 foot attached sidewalk measured from back
of curb to back of sidewalk.
c) Construction of public street lights in accordance with the City of Campbell Street
Lighting Policy.
d) Construction of street trees and irrigation at 40 feet on center.
e) Construction of new ADA compliant driveway approaches.
f) Installation of storm water conveyance improvements as necessary.
g) Installation of signs and stripes.
h) Relocation and protection of utilities.
i) Construction of conforms to existing public and private improvements, as necessary.
32. 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.
33. Soils Report: Prior to issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer. The
report shall include recommendations for public street improvements.
34. 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
compames.
35, Utilitv 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.
36. 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. The plans shall comply with the 1998 edition of the California Building
Code including Chapters 10, 11, 18,33, and Appendix Chapter 33.
37. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site or
recordation of the Parcel Map, the applicant shall pay the required Storm Drain Area fee,
which is S2,500.00 per acre.
Planning Commission Resolution No. 3340
PLN2000-l6l/2001-38 - 700-750 McGlincey Ln - Site & Architectural/Tree Removal Permits
Page 8
38. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for grading,
landscaping, or building or the recordation of the Parcel Map, the applicant shall obtain a
clearance from the SCVWD.
39. 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.
FIRE DEPARTMENT
40. General Comment: Review of this Development proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with adopted
model codes. Prior to performing any work, the applicant shall make application to and
receive from the Building Department all applicable construction permits.
41. Required Fire Flow: The fire flow for this project is 5,550 gpm at 20 psi residual pressure
(*). As an automatic fire sprinkler systeqI will be installed, the fire flow has been reduced
to 50% establishing a required adjusted fire flow of 2,750 gpm at 20 psi residual pressure.
The adjusted fire flow is not available from area water mains and fire hydrant(s), which are
spaced at the required spacing. (* - based upon Type V-Non Rated construction.)
42. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of
2,000 GPM. or in excess of two stories or 35 feet in height, shall be equipped throughout
with an automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NFPA) Standard #13. (* See additional underground fire service comment)
43. Private Fire Hydrant(s) Required: Provide three private on-site fire hydrant(s) installed per
HFPA Std. #24, at location(s) to be determined by the Fire Department. Maximum hydrant
spacing shall be 250 feet, with a minimum acceptable flow of 1,000 GPM at 20 psi residual
pressure. Prior to design, the project civil engineer shall meet with the fire department
water supply officer to jointly spot the required fire hydrant locations.
44. Timing of Required Water Supply Installations: Installations of required fire service(s) and
fire hydrant(s) shall be tested and accepted by the Fire Department, prior to the start of
framing or delivery of bulk combustible materials. Building permit issuance with be
withheld until required installations are completed, tested and accepted.
45, Fire Hydrant Location Identifier: Prior to project final inspection, the general contractor
shall ensure that a "Blue" dot has been placed in the roadway, as directed by the fire
Planning Commission Resolution No. 3340
PLN2000-16112001-38 - 700-750 McGlincey Ln - Site & Architectural/Tree Removal Permits
Page 9
department.
46. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all
weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6
inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%. Installations shall conform with Fire Department Standard Details
and Specifications sheet A-I.
47. Fire Lane Markings Required: Provide marking for all roadways within the project.
Markings shall be per fire department specifications. Installations shall also conform to
Local Government Standards and Fire Department Standard Details and Specifications A-6.
48. Fire Department Key Box Required: The building shall be equipped with a permanently
installed emergency access key box (Knox), conforming to Fire Department Standard Detail
and Specification sheet K-1. At time of final inspection, access keys shall be provided to
the fire department.
49. Timing of Required Roadway Installations: Required access roads, up through first lift of
asphalt, shall be installed and accepted by the Fire Department prior to the start of
construction. Bulk combustible materials shall not be delivered to the site until installation
is complete. During construction, emergency access roads shall be maintained clear and
unimpeded. Note that building permit issuance may be withheld until installations are
completed.
50. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contract with their background.
51. Water Flow Shortfall: Prior to next planning submittal, the applicant shall meet with fire
department water supply officer to discuss intentions or methodology proposed to comply
with Item #2 above regarding water flow shortfall.
52. Drawings to San Jose Water Company: A copy of the fire department "approved"
underground fire service drawings shall be provided to the San Jose Water Company for
record purposes, prior to installation. To prevent engineering delays, the underground
contractor shall submit to the fire department three sets of shop drawings designed per
!\"FP A Std. 24, a completed permit application and applicable fees for review and approval
as soon as possible.
53. Conditions Listed on Future Plans: To prevent plan review and inspection delays, the above
noted Developmental Review Conditions shall be restated as "notes" on all pending and
future plan submittals.
Planning Commission Resolution No. 3340
PLN2000-161/2001-38 -700-750 McGlincey Ln - Site & Architectural/Tree Removal Pennits
Page 10
PASSED AND ADOPTED this 24th day April, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN :
ATTEST:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
4)~~
Sharon Fierro, Secretary
Doorley, Francois, Gibbons, Lindstrom and Lowe
Hernandez and Jones
None
None
Attachment #5
Planning Commission Minutes of April 24, 200 1
~ -l:)- .
Motion:
Upon motion of Commissioner Gibbons, seconded by Commissioner
Doorley, the Planning Commission adopted Resolution No. 3339
recommending that Council approve the Harriet Avenue Street
Improvement Project within the CIP 2001-2008, by the following roll call
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Doorley, Gibbons, Hernandez, Jones, Lindstrom and Lowe
None
None
Francois
Chairperson Lindstrom advised that item will be considered by Council at its meeting of May
15,2001, for final approval.
.........
Chairperson Lindstrom read Agenda Item No 3 into the record.
3. PLN2000-161
Hagman, B.
Public Hearing to consider the application of Mr. Bill Hagman for
a Site and Architectural Approval (pLN2000-16I) and Tree
Removal Permit (PLN2001-38) to remove five of 13 existing trees
to allow the construction of two two-story research and
development buildings, with a total of 80,000 square feet, on
property located at 700-750 McGlincey Lane in an M-l-S (Light
Industrial) Zoning District. A Negative Declaration has been
prepared for this project. Planning Commission decision final in
10 days, unless appealed in writing to the City Clerk.
Mr. Tim J. Haley, Associate Planner, presented the staff report as follows:
. Advised that this project site consists of 4.5 acres and is located 350 feet from the
intersection of McGlincey Lane and Union Avenue.
. The current use of the site is for a recycling business.
. The applicant proposes to construct two two-story Research and Development buildings
consisting of 40,000 square feet each. The buildings will be centered on the site with
parking surrounding on the front and sides.
. The proposal is consistent with the General Plan and Zoning designations for the site as
well as with the Redevelopment Area guidelines.
. Surrounding uses include town homes to the west, single-family residences to the south and
industrial uses to the west, east and north.
. An eight-foot masonry wall will separate this project from the adjacent residential uses.
. The architectural style is contemporary, utilizing pre-cast concrete and tinted green glass.
Parking will consist of 320 spaces and three driveways will access the site from McGlincey
Lane.
. A Traffic Impact Analysis was prepared which predicts 79 additional trips in the morning
and 63 additional tips in the evening over existing industrial uses.
. Advised that both the Applicant's and City's Traffic Engineers are present for questions.
Planning Commission Minll."oS of April 24, 2001
Page 5
. Informed that 28 percent of the site will be landscaping and that 10 existing trees on site
will be retained and young recently planted redwoods will be relocated elsewhere on site.
. Staff is recommending the relocation of one of the proposed trash enclosures so that it is
further removed from adjacent residential uses.
. Advised that a letter has been distributed this evening from the applicant seeking a two-
year approval rather than a one-year approval and the elimination of a draft Condition of
Approval, which limits operation hours on site to the hours of7 a.m. through 11 p.m.
. Said that staff is recommending adoption of a Negative Declaration for this project and that
a Resolution be adopted that approves the Site and Architectural and Tree Removal Permit
applications.
Commissioner Gibbons asked why staff is proposing limitations on operational hours.
Mr. Tim J. Haley replied that the restriction is due to the proximity of the site to residential
uses. Added that the City typically restricts hours of operation for Commercial Uses. Said that
the applicant would be more supportive of limitations on delivery hours but not to operational
hours on site.
Commissioner Lowe presented the Site and Architectural Review Committee report as follows:
. Advised that SARC reviewed this proposal on April 10, 2001, and was supportive.
Chair Lindstrom opened the Public Hearing for Agenda Item No.3.
Mr. Bill Hagman, Project Architect, 1990 The Alameda, San Jose:
. Stated he was available for questions as were the project owner, Mr. Jim Chalmers and Mr.
Hopper, the project's Traffic Consultant.
. Advised that they have worked closely with staff over the past eight months and have
developed a quality project that meets all City requirements without need for any
Variances.
. Asked the Commission for its approval.
. Stressed his objection to the limits on operational hours and stated that to do so would
hinder the leasing of these buildings to potential tenants.
Chair Lindstrom sought clarification that Mr. Hagman does not oppose restrictions to delivery
hours.
Mr. Bill Hagman replied no.
Commissioner Lowe sought clarification that manufacturing would not occur, specifically third
shift. Added that he has problems will uses after 11 p.m. or midnight.
Commissioner Gibbons disagreed and stated that early morning hours within offices are
normal in this valley.
Commissioner Jones asked for comparisons with the P-Com use on Winchester.
Planning Commission Minu~",s of April 24, 2001
Page 6
Ms. Sharon Fierro:
. Advised that the problems between P-Com and its adjacent residential neighbors were a
key reason for imposing the operational hours restriction on this project. P-Com operates
24-hours a day, including shipping and receiving at all hours. Additionally, growth of that
business has created a space problem and extensive and unsightly outdoor storage resulted.
. Suggested that any business seeking 24-hour operation at this site be required to obtain a
Conditional Use Permit.
Commissioner Gibbons:
. Stated that McGlincey is a different area since the business uses in the area pre-date any
residential uses.
. Suggested that restrictions on late truck delivers and outdoor storage are appropriate.
. Added that this use will be less intensive than the existing use of the site and that she
wanted assurances that no hazardous materials would be permitted on the premises as well
as no outdoor equipment such as generators and chemical tanks.
. Said that the intent ofR&D is to create an office-like appearance.
Commissioner Lowe asked if the Traffic Study is based on 24-hour operation.
Ms. Sharon Fierro replied that peak hour impacts are what are evaluated. Those peak hours are
8 a.m. in the morning and 5 p.m. in the evening.
Commissioner Lowe asked whether operational hours were restricted for the Campbell
Technology Park at the former Winchester Drive-In Site.
Ms. Sharon Fierro replied no.
Commissioner Hernandez asked what is the main issue for the restriction of operational hours.
Ms. Sharon Fierro replied any type of noise, including cars, people and production.
Mr. Bill Hagman reminded that an eight-foot sound wall would separate this property from the
adjacent residences.
Commissioner Lowe asked Mr. Hagman to remove the existing pine trees on site.
Mr, Bill Hagman said that he had no problem removing those trees.
Mr. Mike Harms, 613 Union Avenue:
. Stated that he is not objecting to this project but his concerned about the potential for noise
since his residence is adjacent to this site.
. Added that since the recycling center has limited hours of operation and is closed on
Sunday, the noise impacts were manageable.
. Said that access to his town home project may be adversely impacted by this project.
Planning Commission Minutes of April 24, 2001
Page 7
· Asked that the pine trees be retained to help serve as a buffer between this site and the
residences.
. Added that there is the potential for him to lose his view of the hillsides.
· Expressed concern about the positioning of one of the delivery docks, as it appears to face
his unit.
Chair Lindstrom assured Mr. Harms that staff looks carefully at impact on residences.
Ms. Sandy Piano, 661 Regas Drive:
. Said that her main concern is the hours of operation.
. Added that she is thrilled to see the recycling center going out.
Commissioner Gibbons pointed out that a larger landscaping planting strip separates this site
from the adjacent residences than between it and the adjacent industrial uses on the other side.
This is a deliberate means of ensuring a buffer.
Mr. Tom Gregory, 677 Regas Drive:
. Stated that it is good that the City is considering noise impacts.
. Advised that while the houses may have been constructed after the businesses, many of the
current owners were unsuspecting of the noise impact when purchasing their homes.
. Asked for assurances that future uses will not create noise impacts.
Commissioner Gibbons asked which trees are proposed and why. Also sought to ensure that
on-site lighting not impact adjacent residences. The lighting should be placed on the perimeter
pointing inward rather than centered on the site facing out.
Commissioner Lowe advised that the lighting would be positioned on the property line and
baffled. Added that SARC considered lighting carefully.
Mr. Bill Hagman added that they are using shoe boxed light fixtures and that staff has
approved the trees. Added that he is comfortable that the trees will satisfy everyone.
Mr. Geoff I. Bradley added that Condition of Approval No. 3 requires approval of a detailed
landscape plan. The current plan is simply a conceptual plan. Additionally, Condition of
Approval No.4 requires that a detailed lighting plan be approved.
Ms. Sharon Fierro assured the Commission that staff would look at tree placement very
carefully on the final landscape plan.
Mr. Bob, 613 Union Avenue:
. Expressed his disagreement with Commissioner Gibbon's comment that the industrial uses
predate the residential uses and therefore they have less rights.
Mr. Richard Hopper, Project Traffic Engineer, advised that he is ready for any questions.
Commissioner Hernandez asked how the impact analysis was done.
Planning Commission Minutes of April 24, 2001
Page 8
Mr. Richard Hopper advised that the net increase in traffic from current use plus forecasted
future uses were evaluated.
Commissioner Francois asked Mr. Hopper whether McGlincey can support the projected extra
79 a.m. trips and 63 p.m. trips.
Mr. Richard Hopper replied yes. Added that this project will have no impact on McGlincey
Lane.
Commissioner Lowe asked for clarification between parking spaces on site versus trips
generated to and from the site. Also asked if cars were actually counted for the preparation of
the traffic study.
Mr. Richard Hopper advised that he looks at the highest peak hour in both morning and
evening use. Added that traffic generation is not related to parking. Established statistics are
used to evaluate traffic impacts. Said that they did count cars.
Commissioner Hernandez asked if the statistics represent national or local standards.
Mr. Richard Hopper replied national. Added that if a specific future user is identified, then that
use can be evaluated more specifically.
Commissioner Gibbons added that large trucks cause more traffic impact than does car traffic.
The area will have fewer truck deliveries as the area is redeveloped with R&D instead of
Industrial uses.
Chair Lindstrom asked Mr. Hopper for clarification on his recommendation regarding the
placement of the west driveway per page 20 of his report.
Mr. Richard Hopper advised that, when possible, it is better to offset driveways. Existing
equipment prevents that in this case.
Mr. Matthew Jue, City Traffic Engineer:
· Advised that he agrees with the Traffic Study prepared by Mr. Hopper.
· Reiterated that parking requirements are based upon the square footage of a building.
Mr. Jim Chalmers:
. Expressed his concern about the limitations on operational hours proposed.
. Added that the Campbell Technology Park has 24-hour operational hours.
. Said that he does not know yet who will occupy his buildings but these proposed
operational hour restrictions could be the death of the project and represent a hardship.
. Suggested retaining the pine trees for a while until the new trees mature sufficient to create
an acceptable buffer.
Planning Commission Minutes of April 24, 2001
Page 9
Commissioner Lowe stated that until the potential tenants are identified, it is difficult to
evaluate uses of the site.
Ms. Sharon Fierro advised that the proposed Condition of Approval regarding operational
hours seeks to prohibit business during normal sleeping hours. Said that a potential
modification of that Condition might require review of any proposed late hour uses. Removing
the Condition altogether creates the potential of impact since we don't know who the tenants
will be at this time.
Mr. Tim J. Haley clarified that evaluation of noise impacts are a standard Condition of
Approval for Use Permits.
Commissioner Brad Jones advised that he has no problem with 24-hour office use but does
have problems with any manufacturing and/or outdoor activity potential.
Mr. Tim J. Haley assured that there is a requirement that all activity occur entirely within the
buildings.
Commissioner Gibbons wanted to be sure that construction hours were honored.
Ms. Sharon Fierro advised that allowable hours of construction are called out in the Municipal
Code.
Chair Lindstrom closed the Public Hearing for Agenda Item No.3.
Commissioner Doorley stated that the interests of the City, the property owner and the nearby
residents must be balanced. Added that this is a better project than the existing use of the site.
Said that the City can address noise issues if they arise.
Commissioner Gibbons suggested that palm trees not be incorporated into the landscape plan.
Said that the landscape plan is a nice one but expressed concern about the high ratio of
compact parking spaces on the site.
Commissioner Hernandez stated that this is an excellent project and that there is an obligation
that residential and R&D uses get along. Agreed with Commissioner Jones regarding support
for 24-hour office uses but not manufacturing. Said that the Commission has to buy into the
experts' recommendations and hope for the best regarding traffic impacts.
Commissioner Francois stated that a two-year approval is not unreasonable. Said that he could
support limits on uses between the hours of 11 p.m. and 7 a.m. out of consideration for
adjacent residential uses but not to prohibit outright.
Commissioner Lowe said that any palm and pine trees should be removed and that operational
hour restrictions should not be imposed if such restrictions were not imposed on the
Winchester Drive-In Site project.
Planning Commission Minute;) of April 24, 2001
Page 10
Commissioner Gibbons said that she would not support a two-year approval. Added that there
is already a process available for obtaining an extension of an approval if necessary.
Commissioner Doorley agreed with Commissioner Gibbons.
City Attorney William Seligmann added the following language to Condition No.8:
. "In the event that the Community Development Director determines that noises are being
generated by the project, that unreasonably interfere with the neighboring properties, the
Community Development Director may limit the hours of operation and/or require the
preparation of a Noise Management Plan to be submitted by the applicant, consisting of an
acoustical study prepared by a qualified acoustical engineer for recommendations to
attenuate the noise. The Noise Management Plan shall require implementation of the
mitigation measures found necessary to mitigate the unreasonable interference with the
neighboring properties. "
Motion:
Upon motion of Commissioner Doorley, seconded by Commissioner
Gibbons, the Planning Commission granted a Negative Declaration and
adopted Resolution No. 3340 granting a Site and Architectural Approval
(PLN2000-161), and Tree Removal Permit (PLN2001-38) to remove five of
13 existing trees, to allow the construction of two two-story research and
development buildings, with a total of 80,000 square feet, with the
amendments to Condition No. 2 to prohibit exterior equipment and
Condition No. 8 per the City Attorney's proposed modification, on
property located at 700-750 McGlincey Lane, by the following roll call
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Doorley, Francois, Gibbons, Lindstrom and Lowe
Hernandez, Jones
None
None
Chairperson Lindstrom advised that this action is final in 10 days, unless appealed in writing to
the City Clerk.
***
Chairperson Lindstrom read Agenda Item No.4 into the record.
4. PLN2001-33 (PD)
PLN2001-39 (ZC)
PLN2001-40 (TRP)
SCV Habitat for
Humanity
Public Hearing to consider the application of Silicon Valley
Habitat for Humanity and the Campbell Redevelopment
Agency for approval ofa Zone Change (PLN2001-39) from R-
1-6 (Single Family Residential) to PD (Planned Development);
approval of a Planned Development Permit (PLN2001-33) to
allow the construction of four new single-family homes and a
Tree Removal Permit (PLN2001-40) to allow the removal of
three existing trees on property located at 975 W. Campbell
Avenue and 10-30 Victor Avenue in an R-I-6 (Single Family
Attachment #6
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STAFF REPORT - PLANNING COMMISSION MEETING OF
April 24, 2001
PLN2000-161
Hagman,B.
Public Hearing to consider the application of Bill Hagman, on behalf of the
Hagman Group, for a Site and Architectural Review Permit (pLN2000-16I)
and a Tree Removal Permit (pLN 2001-38) to allow construction of two
two-story research and development buildings with a total of 80,000 square
feet on properties located at 700-750 McGlincey Lane in an M-I-S (Light
Industrial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1) Grant a Negative Declaration for the proposed project; and
2) Adopt a Resolution, incorporating the attached findings. approving a Site and Architectural
Review Permit (PLN 2000-161) and a Tree Removal Permit (PLN 2001-38) to allow
construction of two new 40,000 square-foot two-story research and development buildings,
80,000 square feet total, subject to the attached conditions of approval.
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 grant 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. Attached to the initial study is a traffic impact analysis, a noise assessment and a tree
inventory that support the Negative Declaration.
PROJECT DATA
Cate20rv
Net Lot Area:
Proposed Project Required/Allowed
4.67 acres (203,461 sq. ft.) 6,000 square feet
Proposed Building Area
Building A:
Building B:
80,000 sq. ft.
40,000 sq. ft.
40,000 sq. ft.
Floor Area Ratio:
0.39
Building Coverage:
Landscaping:
Paving Coverage
40,000 sq. ft.
56,598 sq. ft.
106,862 sq. ft.
19.6%
27.8%
52.5.%
100.0%
,'-
Staff Report - Planning Co. ,nission Meeting of April 24, 200 I
PLN2000-161 & 2001-38 -700-750 McGlincey Lane
Page 2 of 4
Parking Required:
Spaces
Parking Ratio
Square Footage
No.
Research &
Development @ I: 250 sq. ft.
80.000 sq. ft.
320
Parking Provided:
320 spaces (184 standard, 128 compact(40%)and 8 disabled)
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the construction of two new two-story research and development buildings at
700-750 McGlincey Lane. The project site is located on the south side of McGlincey Lane 350
feet west of its intersection with Union Avenue. The site is surrounded by industrial uses to the
north and west, a townhome development and industrial uses to the east and single family
residential uses to the south.
Background: The project site is currently developed with a recycling center and a cargo container
storage/rental yard that would be removed with the development of this project.
ANAL YSIS
General Plan Designation: The General Plan land use designation for the project site is Industrial.
The proposed research and development uses are consistent with this land use designation and
therefore are consistent with the General Plan. The proposed General Plan update would change
the land use designation to Research and Development along the south side of McGlincey Lane.
If approved by the City Council, the project would be consistent with the recommended land use
designation.
Zoning Designation: The zoning designation for the project site is M-I-S (Light Industrial
Commercial). The proposed research and development uses are permitted uses within the M-I-S
Zoning District, subject to approval of a Site and Architectural Review Permit.
Redevelopment Plan: The project site is located within Redevelopment Project Area boundary.
The proposed project is consistent with the redevelopment goals to encourage the redevelopment
of blighted properties with high quality industrial uses.
Site Plan: The proposed site plan indicates the construction of two two-story, 40,000 square foot
research and development buildings on the subject properties. Vehicular access is provided by
way of three driveways proposed along the McGlincey Lane frontage. The buildings are centered
on the project site and are surrounded by the parking facilities and landscaping. The buildings are
positioned to allow circulation around the buildings and to distribute parking areas evenly around
the building. A courtyard/plaza area is created between the proposed buildings and the central
driveway is enhanced through pavement treatments, bollards and landscaping.
Staff finds that the building placement relates well to the McGlincey Lane frontage and provides
a buffer between the most active parking areas and adjacent residential uses. Staff is
Staff Report - Planning COl._ _lission Meeting of April 24, 2001
PLN2000-161 & 2001-38 -700-750 McGlincey Lane
Page 3 of 4
recommending that an entry wall feature be constructed at the center driveway to strengthen the
connection to the street and to denote the main entry to the project.
Architecture: The proposed floor plans indicate a 20,000 square foot floor plate of research and
development use. The entrances to the buildings will be provided along the north elevation and
oriented towards the McGlincey Lane frontage. Two entrances are provided to each building. An
at grade service door is located towards the rear of each building along the side elevations. A
wing wall is provided adjacent to the service are to shield the residential uses to the south of the
project.
The proposed colors for the buildings include two beige tones of pre-cast concrete panels.
Windows, window trim, and spandrel glass are shown as variations of green tints. The design of
the proposed buildings is a two-story contemporary style structure that utilized pre-cast concrete
panels. The building entrance is accented with a glass curtain walls in a green spandrel glass and
glass roof screen.
Staff finds that the project and building design is compatible with recently approved industrial
buildings in this area and would visually upgrade the site.
Parking and Circulation: The site plan illustrates the provision of 320 parking spaces or a parking
ratio of 1 parking space for each 250 square feet in building area. The proposed parking satisfies
the parking requirement for research and development uses.
The applicant has had a traffic impact analysis prepared for the project under the direction of the
City's Traffic Engineer. This analysis concludes that a net increase in the morning peak hour will
be approximately 79 trips and a net increase of 63 vehicle trips during the afternoon peak hour.
This projected traffic does not create a significant impact on the surrounding intersections
studied in this report. A copy of the traffic impact analysis is attached to the initial study.
Landscaping: The applicant is proposing on-site landscaping improvements that comprise nearly
28 percent of the project site. A lawn parkway has been provided along the street frontage and
the project entrance has been accented with a decorative pavement treatment. A plaza and seating
area has been provided between the buildings that are accentuated by a fountain and seat wall.
Staff is recommending a condition of approval as a part of the landscaping plan to develop this
area as an outdoor area for employees.
The preliminary landscape plan indicates the retention of 10 of the 13 existing mature trees on -
site. The tree survey and report rates the majority of trees to be in a fair to good condition,
however, 8 trees have been recommended to be retained by this report. The difference between
the conceptual landscape plan and the tree survey is the issue of retaining the Monterey Pine
trees. The arborist has recommended their removal.
Staff is recommending that a row of redwood trees recently planted on the street frontage be
relocated to the proposed 10 foot landscape buffer along the southern property line to provide
Staff Report - Planning Conuliission Meeting of April 24, 2001
PLN2000-161 & 2001-38 -700-750 McGlincey Lane
Page 4 of 4
buffering to adjacent residential uses. This recommendation improves the buffering to adjacent
uses as well as strengthening the landscape concept of larger plane trees along the street.
Sound Walls: The site plan indicates and the conditions of approval require the installation of an
eight foot masonry wall along the south and west property lines that abut residential uses.
Additionally, a screen wall is provided adjacent to the service door to the building. A noise
assessment was prepared in conjunction with this project. This report concludes that noise
associated with this project should be mitigated by the sound walls and by restricting delivery
hours and conducting the business operations within an enclosed building. A copy of the noise
assessment is attached to the initial study. A condition of approval restricts operational and
delivery hours (7 a.m. to IIp.m.) and that the business operation be conducted within the
building.
Trash Enclosures: The site plan indicates the installation of two trash enclosure areas to service
the proposed buildings. Staff has included a condition of approval recommending the relocation
of the easterly enclosure area so that it is oriented away from the adjacent residential uses. The
on-site circulation has been designed to allow trash pick-up without utilizing the drive aisle
adjacent to the residential uses.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of April 10, 2001. The Committee was supportive of the
project, however, one of the Committee members expressed reservation regarding the retention
of the Monterey Pine trees adjacent to the proposed buildings.
Attachments:
1. Findings for approval of File No. PLN2000-16I/PLN 2001-38
2. Conditions of Approval for File No. PLN2000-16l/PLN 2001-38
3. Exhibits (Site Plan, Floor Plans and Elevations)
4. Initial Study
5. Location Map
~
Prepared by: \ _~ ~--
Tim J. Ha~ey, A~s~~ile Planner
/'{)ML
Approved by:
Geoffl. Bradley, Senior PI er
FINDINGS FOR APPROVAL OF FILE NO. PLN2000-16112001-38
SITE ADDRESS: 700-750 McGlincey Lane
APPLICANT: Bill Hagman
DATE: April 24, 2001
Findings for Approval of a Site and Architectural Review Permit to allow the construction of two
40,000 square-foot two-story buildings and a tree removal permit.
The Planning Commission finds as follows with regard to File No. PLN2000-16112001-38:
1. The proposed project is consistent with the Commercia11and use designation of the Industrial
and the M -I-S (Light Industrial) Zoning District.
2. The proposed research and development buildings, as conditioned, are well designed and
architecturally compatible with other developments in the surrounding area and are consistent
with the development standards for industrial uses.
3. The proposed project is compatible with the adjacent industrial and residential uses.
4. The proposed project will install street impr?vements along McGlincey Lane.
5. The presented landscape plan preserves significant on-site trees and provides for replacement
of removed trees consistent with the Tree Preservation Ordinance.
6. 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.
7. No evidence has been presented which shows that the project will have a substantial impact
on plant or animal life.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
Findings for PLN2000-161 A>LN 2001-38 -700-750 McGlincey 1 ~
Page 2
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
CONDITIONS OF APPROVAL FOR FILE NO. PLN2000-16112001-38
SITE ADDRESS: 700-750 McGlincey Lane
APPLICANT: Bill Hagman
DATE: April 24, 2001
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Additionally, the applicant is hereby notified that (s)he is required to
comply with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit to allow
the construction of two new 40,000 square-foot two-story research and development
buildings (total 80,000 square feet) at 700-750 McGlincey Lane. Project approval shall
substantially comply with project plans prepared by the Hagman Group, that were received
by the Planning Division on November 2, 2000, except as modified by the Conditions of
Approval herein.
2. Research and Development Use: The 80,000 square-foot of building area shall be occupied
by research and development uses only. Research and Development uses predominately
consist of large open offices with administrative private offices, conference and training areas
that are complemented by some (e.g. less than 50% of the gross floor area) laboratory or
testing space, small-scale manufacturing and assembly areas, as well as a small amount of
warehouse, shipping and receiving areas.
3, Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards and shall include the
following:
a. Protection and preservation of lOon-site trees.
b. Provision of details of the plaza and fountain area between the buildings to improve this
area as outdoor area for employees
c. Provision of decorative pavement details.
d. Relocation of redwood trees along the McGlincey Lane frontage to perimeter landscape
areas adjacent to residential uses.
Conditions of Approval for rIle No. PLN2000-16112001-38
700-750 McGlincey Lane
4. On-site lighting: The applicant shall submit a lighting plan, light fixture details and illustrated
brochures indicating the location and design of light fixtures and parking lot lighting to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director. All lighting shall be arranged and shielded so that light is
reflected away from adjacent residential uses and so that there is no glare, which will cause
unreasonable annoyance to occupants of residential properties or otherwise interfere with the
public health, safety or welfare.
5. Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened
with architecturally compatible materials, subject to approval by the Community
Development Director, prior to the issuance of building permits.
6. Revised Plans: The applicant shall submit revised plans for review and approval of the
Community Development Director that illustrate an entry wall! arcade feature along the street
frontage at the main project entry. This feature shall incorporate building forms and materials
used on the proposed buildings. The revised entry feature plan shall be approved prior to the
issuance of building permits.
7. Garbage Collection: Trash Containers of a size and quantity necessary to serve the new
building shall be in areas approved by the Fire Department and Community Development
Director. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by a
solid wall or fence and have self-closing doors of a size specified by the Fire Department. All
enclosures to be construct at grade level and have a level area adjacent to the trash enclosure
area to service the containers and to be architecturally compatible with the building walls.
The easterly trash enclosure area shall be relocated so that it is not oriented towards the
adjacent residential use.
8. Operational Hours: Operational hours shall be limited to 7 a.m. to 11 p.m. daily for the
research and development use. The proposed use shall be conducted within an enclosed
building except for the parking of vehicles and use of the outdoor plaza area. All deliveries at
the service door shall be restricted to the hours of 7 a.m. to 10 p.m.
9. Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign program application indicating all new signs for the
site. No sign shall be installed until such application is approved and a sign permit approved
and a permit issued by the Community Development Director as specified in Chapter 21.53
(Sign Ordinance) of the Campbell Municipal Code.
10. Site and Architectural Approval Expiration: The Site and Architectural approval (pLN2000-
161) for this project is valid for a period of one (I) year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year
from the date of approval, or the permit shall be void.
Conditions of Approval for ~ de No. PLN2000-161/2001-38
700-750 McGlincey Lane
11. Wall Plan: The applicant shall submit a sound wall plan that provides an eight-foot
acoustically effective sound wall with a consistent appearance along the eastern and southern
property lines, where the project abuts adjacent residential uses. The sound wall plan shall be
submitted for review and approval by the Community Development Director, prior to the
issuance of building pennits.
BUILDING DIVISION
12. Pemits ReQuired: A building permit application shall be required for each proposed structure.
The building permit shall include Electrical/PlumbingIMechanical fees when such work is part
of the permit.
13. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
14. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
15. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be ''wet
stamped" and signed by the qualifying professional person. A minimum of two stamped sets
will be required prior to issuance.
16. Soils Report: Two copies of a current site specific 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
engineer specializing in soils mechanics.
17. 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.
18. 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:
a. pad elevation
b. finish floor elevation (first floor)
c, foundation comer locations
Conditions of Approval for t'de No. PLN2000-161/2001-38
700-750 McGlincey Lane
19. 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.
20. 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 fonns from
the Building Inspection Division Counter.
21. Non-Point Source Pollution: 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.
22. 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.
23. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption fonn on
submitted construction plans. Form is available at Building Division service counter.
24. 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)
25. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant existing structures
shall be secured, by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.20 I and 11.414, 1985 Ed. Uniform Fire Code).
Conditions of Approval fOl die No. PLN2000-161/2001-38
700-750 McGlincey Lane
PUBLIC WORKS DEPARTMENT
26. Tentative Parcel Map: The applicant shall submit a complete and accurate Tentative Parcel
Map in accordance with the Planning Division's checklist. The current application
processing fee is $2,348.00.
27. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall
submit a Parcel Map for recordation upon approval by the City. The parcel Map shall
merge the two parcels. The current plan check fee is $1,170.00 plus $25 per parcel.
28. Preliminary Title Report: Prior to recordation of the Parcel Map, the applicant shall provide
a current Preliminary Title Report.
29. Right-of-Way for Public Street Purposes: Prior to recordation of the Parcel Map, the
applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along
the McGlincey Lane frontage to accommodate a 30 foot half street. 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.
30. Monumentation for Parcel Map: Prior to recordation of the Parcel Map, all Monuments
shown on the map shall be set.
31. 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:
Removal of existing substandard curb, gutter, sidewalk, street light(s), driveway approaches,
and related improvements.
a) Installation of surface treatment or reconstruction of one-half street pavement section
as determined by City Engineer based on field testing of existing pavement.
b) Construction of new curb/gutter, and 8 foot attached sidewalk measured from back
of curb to back of sidewalk.
c) Construction of public street lights in accordance with the City of Campbell Street
Lighting Policy.
d) Construction of street trees and irrigation at 40 feet on center.
e) Construction of new ADA compliant driveway approaches.
f) Installation of storm water conveyance improvements as necessary.
g) Installation of signs and stripes.
h) Relocation and protection of utilities.
i) Construction of conforms to existing public and private improvements, as necessary.
Conditions of Approval for rIle No. PLN2000-16112001-38
700-750 McGlincey Lane
32. 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.
33. Soils Report: Prior to issuance of any grading or building permits for the site, applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer. The
report shall include recommendations for public street improvements.
34. 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.
35. 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.
36. 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. The plans shall comply with the 1998 edition of the California Building
Code including Chapters 10, 11, 18,33, and Appendix Chapter 33.
37. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site or
recordation of the Parcel Map, the applicant shall pay the required Storm Drain Area fee
which is $2,500.00 per acre.
38. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for grading,
landscaping, or building or the recordation of the Parcel Map, the applicant shall obtain a
clearance from the SCVWD.
39. 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.
Conditions of Approval for hie No. PLN2000-16112001-38
700-750 McGlincey Lane
FIRE DEPARTMENT
40. General Comment: Review of this Development proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with adopted
model codes. Prior to performing any work, the applicant shall make application to and
receive from the Building Department all applicable construction permits.
41. Required Fire Flow: The fire flow for this project is 5,550 gpm at 20 psi residual pressure
(*). As an automatic fire sprinkler system will be installed, the fire flow has been reduced
to 50% establishing a required adjusted fire flow of 2,750 gpm at 20 psi residual pressure.
The adjusted fire flow is not available from area water mains and fire hydrant(s), which are
spaced at the required spacing. (* - based upon Type V-Non Rated construction.)
42. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of
2,000 GPM, or in excess of two stories or 35 feet in height, shall be equipped throughout
with an automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NFPA) Standard #13. (* See additional underground fire service comment)
43. Private Fire Hvdrant(s) Required: Provide three private on-site fire hydrant(s) installed per
HFP A Std. #24, at location(s) to be determined by the Fire Department. Maximum hydrant
spacing shall be 250 feet, with a minimum acceptable flow of 1,000 GPM at 20 psi residual
pressure. Prior to design, the project civil engineer shall meet with the fire department
water supply officer to iointly spot the required fire hydrant locations.
44. Timing of Required Water Supply Installations: Installations of required fire service(s) and
fire hydrant(s) shall be tested and accepted by the Fire Department, prior to the start of
framing or delivery of bulk combustible materials. Building permit issuance with be
withheld until required installations are completed, tested and accepted.
45. Fire Hydrant Location Identifier; Prior to project final inspection, the general contractor
shall ensure that a "Blue" dot has been placed in the roadway, as directed by the fire
department.
46. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all
weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6
inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%. Installations shall conform with Fire Department Standard Details
and Specificiations sheet A-I.
47. Fire Lane Markings Required: Provide marking for all roadways within the project.
Markings shall be per fire department specifications. Installations shall also conform to
Local Government Standards and Fire Department Standard Details and Specificiations A-6.
Conditions of Approval for tHe No. PLN2000-161/2001-38
700-750 McGlincey Lane
48. Fire Department Key Box Required: The building shall be equipped with a permanently
installed emergency access key box (Knox), conforming to Fire Department Standard Detail
and Specification sheet K-l. At time of final inspection, access keys shall be provided to
the fire department.
49. Timing of Required Roadway Installations: Required access roads, up through first lift of
asphalt, shall be installed and accepted by the Fire Department prior to the start of
construction. Bulk combustible materials shall not be delivered to the site until installation
is complete. During construction, emergency access roads shall be maintained clear and
unimpeded. Note that building permit issuance may be withheld until installations are
completed.
50. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contract with their background.
51. Water Flow Shortfall: Prior to next planning submittal, the applicant shall meet with fire
department water supply officer to discuss intentions or methodology proposed to comply
with Item #2 above regarding water flow shortfall.
52. Drawings to San Jose Water Company: A copy of the fire department "approved"
underground fire service drawings shall be provided to the San Jose Water Company for
record purposes, prior to installation. To prevent engineering delays, the underground
contractor shall submit to the fire department three sets of shop drawings designed per
NFP A Std. 24, a completed permit application and applicable fees for review and approval
as soon as possible.
53. Conditions Listed on Future Plans: To prevent plan review and inspection delays, the above
noted Developmental Review Conditions shall be restated as "notes" on all pending and
future plan submittals.
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CITY OF CAMPBELL, CALIFORNIA
California Environmental Quality Act
INITIAL STUDY
New Research and Development Buildings (80,000 square feet)
700-750 McGlincey Lane
March 2001
Prepared By:
Tim Haley, Associate Planner
City of Campbell
Community Development Department
70 North First Street
Campbell CA, 95008
(408) 866-2140
This statement is prepared in compliance with the California Environmental Quality Act
Initial Study for 700-750 McGlincey Lane, Campbell
Prepared on March 30,2001
Page 2
I. BACKGROUND
Name of Project:
80,000 square foot research and development buildings
Application numbers PLN 2000-161(Site and Architectural Approval) and PLN 2001-38(Tree
Removal Permit)
Lead Agency Name and Address:
City of Campbell
Community Development Department
70 N. First St.
Campbell, CA 95008
Contact person and phone number:
Tim Haley, Associate Planner
(408) 866-2140
Project Location:
700-750 McGlincey Lane
Campbell, CA 95008
Name and Address of Project Proponent:
Bill Hagman
The Hagman Group
1990 The Alameda
San Jose, CA 95126
Project Zoning:
M-I-S (Light Industrial)
General Plan Designation:
Industrial
Project Description:
The project consist of the development of two new two story research and development buildings
accommodating 40,000 square feet each (total 80,000 square feet) and associated parking and
landscaping facilities
Surrounding Land Uses and Setting:
The project site is located on the south side of McGlincey Lane and is currently developed with a
recycling center and a storage facility for cargo containers. The project site is comprised of
approximately 4.67 acres and is generally flat.