Reinstatement/Extension S&A - 2002June 26, 2002
Mr. James Chalmers
700 E. McGlincy Lane
Campbell, CA 95008
Re: PLN2002-52 - 700-750 E. McGlincy Lane
ReinstatementlExtension of Approval - Site and Architectural Review Permit
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of June 25, 2002, adopted
Resolution No. 3438 approving a ReinstatementlExtension of Approval (PLN2002-52) to
a previously approved Site and Architectural Review Permit to allow the construction of
two Research and Development buildings consisting of 80,000 square feet on the above
referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk
by 5 p.m. on Friday, July 5, 2002. California Code of Civil Procedure, Section 1094.6,
governs the time within which judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Tim J. Haley
Associate Planner
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790
RESOLUTION NO. 3438
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A REINSTA TEMENTIEXTENSION
OF APPROVAL (PLN2002-52) OF A PREVIOUS SITE AND
ARCHITECTURAL REVIEW PERMIT TO ALLOW THE
CONSTRUCTION OF TWO' RESEARCH AND DEVELOPMENT
BUIlDINGS CONSISTING OF 80,000 SQUARE FEET ON PROPERTY
OWNED BY MR. JAMES CHALMERS AT 700-750 E. McGLINCY
LANE IN AN M-I-S (UGHT INDUSTRIAL) ZONING DISTRICT.
APPUCATION OF MR. JAMES CHALMERS. FILE NO. PLN2002-52.
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 PLN2oo2-52:
1. 1. The proposed project is consistent with the land use designation of Industrial 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 McGlincy Lane frontage.
5. The presented landscape plan preserves significant on-site trees and provides for replacement
of removed trees consistent with the Tree Preservation Ordinance.
6. Due to the complexity of this project and the current economic environment, a two year
approval of this project is necessary.
7. 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.
8. No evidence has been presented which shows that the project will have a substantial impact
on plant or animal life.
9. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulati ve impacts of successive projects of the same type in the same place.
Planning Commission Resolution No. 3438
PLN2oo2-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Pasze 2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The proposed use will not be detrimental to the 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.
4. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a
Reinstatement/Extension of Approval (PLN2oo2-52) of a previous Site and Architectural
Review Permit to allow the construction of two research and development buildings consisting
of 80.000 square feet on property owned by Mr. James Chalmers at 700-750 E. McGlincy Lane,
subject to the following conditions:
Where approval by the Director of Community Development. City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
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 McGlincy 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.
Planning Commission Resolution No. 3438
PLN2oo2-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Pa2e 3
2. Research and Develooment 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. Landscaoe and Irri!:!:ltion 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 10 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 McGlincy 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 Di vision, 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 archit~cturally 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
frontagl: <It the main project entry. This feature shall incorporate building forms and materials
used 011 the proposed buildings. The revised entry feature plan shall be approved prior to the
issuance of building permits.
7. Garbasze Collection: Trash Containers of a size and quantity necessary to serve the new
building sha:1 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
Planning Commission Resolution No. 3438
PLN2002-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Pasze 4
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, unless a conditional use permit is obtained. 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 (PLN2002-
52) for this project is valid for a period of two (2) years from the Planning Commission
approval of reinstatement. All conditions of approval specified herein must be completed
within two years 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 Reauired: 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
Planning Commission Resolution No. 3438
PLN2002-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Pasze 5
stamped" and signed by the qualifying professional person. A minimum of two stamped sets
will be required prior to issuance.
16. Soils Reoort: 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 Insoections: 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 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. Soecial 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.
Planning Commission Resolution No. 3438
PLN2002-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Pae:e 6
23. Title 24 Accessibilitv - 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)
d. Bay Area Air Quality Management District (Demolitions Only)
25. Prooerty 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 MaD: 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 ReDort: Prior to recordation of the Parcel Map, the applicant shall provide
a CUtTent 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 McGlincy 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.
Planning Commission Resolution No. 3438
PLN2002-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Pae:e 7
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:
a. Removal of existing substandard curb, gutter, sidewalk, street light(s), driveway
approaches, and related improvements.
b. Installation of surface treatment or reconstruction of one-half street pavement section as
determined by City Engineer based on field testing of existing pavement.
c. Construction of new curb/gutter, and 8-foot attached sidewalk measured from back of
curb to back of sidewalk.
d. Construction of public street lights in accordance with the City of Campbell Street
Lighting Policy.
e. Construction of street trees and irrigation at 40 feet on center.
f. Construction of new ADA compliant driveway approaches.
g. Installation of storm water conveyance improvements as necessary.
h. Installation of signs and stripes.
i. Relocation and protection of utilities.
j. 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
Planning Commission Resolution No. 3438
PLN2oo2-52 -700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Page 8
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.
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 proiect civil engineer shall meet with the fire department water
supply officer to iointly soot the reQuired fire hydrant locations.
Planning Commission Resolution No. 3438
PLN2oo2-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Page 9
44. Timinsz of Required Water Suoply 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 Hvdrant 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 A"paratus (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-l. At time of final inspection, access keys shall be provided to the
fire department.
49. Timing of Reauired 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. Drawinszs 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
Planning Commission Resolution No. 3438
PLN2oo2-52 -700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Pae:e 10
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.
PASSED AND ADOPTED this 25th day of June, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois and Jones
None
Gibbons and Hernandez
None ~
. )
APPRO: 1 dUv
4COiS' Chair-
ATIEST: ~ ~
/ Sharon Fierro, Secretary
."'-
ITEM NO.1
CAMPBELL
~
STAFF REPORT - PLANNING COMMISSION MEETING OF
June 25, 2002
PLN 2002-52
Chalmers, J.
Public Hearing to consider the application of Mr. James Chalmers, for
ReinstatementlExtension of Approval (pLN 2002-52) of a previous Site and
Architectural Review Permit to allow the construction of two Research and
Development buildings consisting of 80,000 square feet on property owned
by Mr. James Chalmers at 700-750 E. McGlincy Lane in a M-I-S (Light
Industrial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission takes the following actions:
1. Adopt a Resolution, incorporating the attached findings, reinstating and extending the
previous Site and Architectural Permit for a period of two years, 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 the Planning Commission
granted a Negative Declaration for this project. There have been no changes in the project nor the
environmental conditions that warrant further environmental review.
DISCUSSION
Background
The Planning Commission at its meeting of April 24, 2001, adopted Resolution No.3340
approving the applicant's Site and Architectural Application (PLN 2000-161) and Tree Removal
Permit (PLN 2001-38) allowing the development of two 40,000 square foot Research and
Development buildings on the project site. This approval was appealed to the City Council at its
meeting June 5, 2001, where the City Council upheld the Planning Commission's approval of
this project. The project approval expired on June 5, 2002.
The applicant is requesting a reinstatement of that approval for a period of two years. The
attached letter explains that the project has not moved forward due to the current economic
environment. The applicant is requesting approval for a two-year period due to the complexity of
the project.
/...
Staff Report - Planning Commission Meeting of June 25, 2002
PLN 2002-52 - 700-750 McGlincy Lane
Page 2 of 4
PROJECT DATA
Catel!orv
Net Lot Area:
ProDosed Proiect
4.67 acres (203,461 sq. ft.)
Required! Allowed
6,000 square feet
PrODosed Buildinl! Area
Building A:
Building B:
80.000 SQ. ft.
40,000 sq. ft.
40,000 sq. ft.
Floor Area Ratio:
0.39(FAR)
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%
Parking Required:
Spaces
Parkine Ratio
Square Footage
No.
Research &
Development @ 1: 250 sq. ft.
80,000 sq. ft.
320
Parking Provided:
320 spaces (184 standard, 128 compact(40%)and 8 disabled)
ANALYSIS
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.
Zoning Desienation: 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 the 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 and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of June 11, 2002, and was supportive of the reinstatement
of the previous approval.
Attachments:
1. Findings for Approval of File No. PLN 2002-52 (Site and Architectural Approval Permit)
2. Conditions of Approval for File No. PLN 2002-52 (Site and Architectural Approval Permit)
3. Applicants letter of request, dated May 14,2002.
Staff Report - Planning C0111mission Meeting of June 25, 2002
PLN 2002-52 - 700-750 McGlincy Lane
Page 3 of 4
4. Planning Commission Resolution No. 3340 and Minutes April 24, 2001
5. Exhibits (Site Plan, Floor Plans & Elevations)
6. Location Map
Prepared by:
Approved by:
~).\q-
Tim Haley, Associate Planner
Geoff I. Bradley, Senior Planner
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN 2002-52 (Site and Architectural
Approval Reinstatement)
SITE ADDRESS:
APPUCANT:
DATE:
700-750 E. McGlincy Lane
J ames Chalmers
June 25, 2002
Findinszs for Approval of a Site and Architectural Approval Permit to allow the reinstatement
and extension of a previous Site and Architectural Approval for two 40,000 square foot research
and development buildings
The Planning Commission finds as follows with regard to File No. PLN 2002-52:
1. The proposed project is consistent with the land use designation of Industrial 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 McGlincy Lane frontage.
5. The presented landscape plan preserves significant on-site trees and provides for replacement
of removed trees consistent with the Tree Preservation Ordinance.
6. Due to the complexity of this project and the current economic environment, a two year
approval of this project is necessary.
7. 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.
8. No evidence has been presented which shows that the project will have a substantial impact
on plant or animal life.
9. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Findings for Approval- Platuling Commission Meeting of June 25, 2vv2
PLN 2002-52 - 700-750 E. McGlincy Lane
Attachment #1
Page 20f2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The proposed use will not be detrimental to the 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.
4. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project
Attachment # 2
CONDITIONS OF APPROVAL FOR FILE NO. PLN 2002-52 (SITE AND
ARCHITECTURAL PERMIT)
SITE ADDRESS: 700 E. McGlincy Lane
APPLICANT: James Chalmers
DATE: June 25, 2002
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. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the items under review.
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 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:
a. Protection and preservation of 10 on-site trees.
-,..
Conditions of Approval - Pli1tming Commission Meeting of June 25, ~u02
PLN 2002-52 - 700-750 E. McGlincy Lane
Attachment #2
Page 2 of 8
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 McGlincy 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. Operational Hours: Operational hours shall be limited to 7 a.m. to 11 p.m. daily for the
research and development use, unless a conditional use permit is obtained. 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
Conditions of Approval- Pla(ming Commission Meeting of June 25, ~u02
PLN 2002-52 - 700-750 E. McGlincy Lane
Attachment #2
Page 3 of 8
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 (PLN2002-
52) for this project is valid for a period of two (2) years from the Planning Commission
approval of reinstatement. All conditions of approval specified herein must be completed
within two years 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
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
Conditions of Approval- Pli:llming Commission Meeting of June 25, ~v02
PLN 2002-52 - 700-750 E. McGlincy Lane
Attachment #2
Page 4 of 8
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 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)
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).
-
Conditions of Approval - Phllming Commission Meeting of June 25, ",002
PLN 2002-52 - 700-750 E. McGlincy Lane
Attachment #2
Page 5 of 8
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 McGlincy 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:
a) Removal of existing substandard curb, gutter, sidewalk, street light(s), driveway
approaches, and related improvements.
b) Installation of surface treatment or reconstruction of one-half street pavement section
as determined by City Engineer based on field testing of existing pavement.
c) Construction of new curb/gutter, and 8 foot attached sidewalk measured from back of
curb to back of sidewalk.
d) Construction of public street lights in accordance with the City of Campbell Street
Lighting Policy.
e) Construction of street trees and irrigation at 40 feet on center.
f) Construction of new ADA compliant driveway approaches.
g) Installation of storm water conveyance improvements as necessary.
h) Installation of signs and stripes.
i) Relocation and protection of utilities.
j) Construction of conforms to existing public and private improvements, as necessary.
Conditions of Approval- Plu.ming Commission Meeting of June 25, ",002
PLN 2002-52 - 700-750 E. McGlincy Lane
Attachment #2
Page 6 of 8
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. 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 $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- Plailning Commission Meeting of June 25, ~u02
PLN 2002-52 - 700-750 E. McGlincy Lane
Attachment #2
Page 7 of 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 adiusted 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 proiect civil enszineer shall meet with the fire department water
supply officer to iointly spot the reQuired fire hydrant locations.
44. Timinsz 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- Pioliming Commission Meeting of June 25, .L.u02
PLN 2002-52 - 700-750 E. McGlincy Lane
Attachment #2
Page 8 of 8
48. Fire Department Kev 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 Plow 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. Drawinszs 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.
James S. Chalmers
Attachment #3
May 14, 2002
Planning Department
City of Campbell
70 N. First Street
Campbell, CA 95008
Re: Request for Extension of Approval of PLN 2000-161 /PLN 2001-38
To Whom It May Concern:
Due to the current economic situation I am unable to secure tenants for this project
and therefore am unable to build the project at this time. I would like to request an
extension of the application PLN 2000-161 /PLN 2001-38 for two years.
If you should have any questions please feel free to call me at 408-377-1400
Thank you,
LA'
.~;~es S. Chalmers
700 Me G1iney Lane Campbell, Ca 95008 (408) 377-1400 Fax (408) 371-1846
Attachment #4
RESOLUTION NO. 3340
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL ADOPTING A NEGATIVE
DECLARA nON 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 LOeA TED AT 700-750
MCGLINCEY LANE IN AN M-I-S (LIGHT INDUSTRIAL)
ZONING DISTRICT. APPLICA nON OF MR. BILL HAGMAN.
FILE NO. PLN2000-161/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 PLN2000-161/PLN2001-38:
1. The proposed project is consistent with the Commercial land 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 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 Reso In No. 3340
PLN2000-16112001-38 - 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:
COM:\IVNITY 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
substantialiy 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.
.., 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 Reso)-'m No. 3340
PLN2000-161/2001-38 -70v-/50 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 liQ:htinQ:: 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. 0:oise Mana2:ement and Operational Hours: In the event that the Community Development
Director detennines 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 Reso' In No. 3340
PLN2000-1611200 1-38 - 700-750 McGlincey Ln - Site & ArchitecturaVTree Removal Permits
Page ~
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. Si!!n 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 proj ect 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.
BCILDI~G 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 Res :ion No. 3340
PLN2000-1 6 11200 1-38 - 700-750 McG1incey 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 pennit 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
cenified by a licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish tloor elevation (first floor)
c. foundation corner locations
19. Title 24 EnerQ:v Compliance: California Title 24 Energy Standards Compliance fonns 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. ~on-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 Accessibilitv - 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.
2~. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
Planning Commission Rest ion No. 3340
PLN2000-1 6 11200 1-38 - 700-750 McGlincey Ln - Site & Architectural/Tree Removal Permits
Page 6
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. School District:
1. Campbell Union School District (378-3405)
Il. Campbell Union High School District (371-0960)
Ill. 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 51,170.00 plus 525 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-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 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
pennit is 5245.00. The plans shall include the following:
. Removal of existing substandard curb, gutter, sidewalk, street light(s), driveway
Planning Commission Res- .ion No. 3340
PLN2000-1611200 1-38 - 700-750 McGlincey Ln - Site & ArchitecturaVTree Removal Permits
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. Ctilities: 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. Ctilitv Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Ctility 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. Stonn 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 52.500.00 per acre.
Planning Commission Reso. .on No. 3340
Pl~2000-16 1/200 1-38 - 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 systeqt 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 flo\v 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 1\vo stories or 35 feet in height, shall be equipped throughout
with an automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NrP 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 supp!\. officer to jointly spot the required fire hydrant locations.
44. Timing of Required Water Supply Installations: Installations of required fire service(s) and
fire hydrantls) 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 Resol. In No. 3340
PLN2000-161/2001-38 -700-750 McGlincey Ln - Site & Architectural/Tree Removal Pennits
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 confonn 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 pennanently
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 #1 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
:'\"FPA Std. 24, a completed pennit 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 Reso. .on No. 3340
PLN2000-161/2001-38 -700-750 McGlincey Ln - Site & Architectural/Tree Removal Permits
Page 10
PASSED AND ADOPTED this 24th day April, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN :
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Francois, Gibbons, Lindstrom and Lowe
Hernandez and Jones
None
None
ATTEST:
4i~~
Sharon Fierro, Secretary
Planning Commission Minu. Jf April 24, 2001
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 elP 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. PL~2000-161
Hagman, B.
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-I-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 A venue.
. 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 Minr-' 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 of 7 am. 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 1. 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 Mint' - 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
adj acent 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.
~'1r. 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 Minu. 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.
NIr. 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 1. 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 Mint 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 Minut~ Jf April 24, 200 I
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 1. 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
\Vinchester Drive-In Site project.
Planning Commission Minllt Jf April 24, 200 I
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:
ABST AIN:
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 Citv Clerk.
.
***
Chairperson Lindstrom read Agenda Item No.4 into the record.
4. PLN200l-33 (PD)
PLN2001-39 (ZC)
PL~2001-40 (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 (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