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PC Res 4545RESOLUTION NO.4545 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING THAT THE CITY COUNCIL APPROVE A VESTING TENTATIVE PARCEL MAP (PLN2018-338) TO MERGE EXISTING PARCELS, ABANDON EXISTING PUBLIC AND PRIVATE EASEMENTS, AND TO ESTABLISH A NEW PARCEL WITH ASSOCIATED PUBLIC AND PRIVATE EASEMENTS, ON PROPERTY LOCATED AT 680 AND 700 E MCGLINCY LANE. FILE NO.: PLN2018-338 After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to the recommended approval of a Vesting Tentative Parcel Map (PLN2018-338): Environmental Findinq 1. An Initial Study has been prepared for the proposed project which provides documentation for the factual basis for concluding that a Mitigated Negative Declaration may be adopted since no substantial evidence exists, in light of the whole record, that the project may have a significant effect on the environment as conditioned. Evidentiary Findings 1. The Proposed Project is an application for a Zoning Map Amendment (PLN2018-336) to rezone the project site from C-PD (Condominium Planned Development) to M-1 (Light Industrial); a Conditional Use Permit with Site and Architectural Review (PLN2018-337) to allow construction of an approximately 156,500 square -foot 3-story self -storage facility with a basement level and caretaker/employee housing unit, including associated site, lighting, parking, and landscaping improvements, an increased floor area ratio (FAR) of 1.26, an increase to the allowable fence height, and an adjustment to the landscape requirements; a Vesting Tentative Parcel Map (PLN2018-338) to merge existing parcels, abandon existing public and private easements, and to establish a new parcel with associated public and private easements, on property located at 680 and 700 E McGlincy Lane and a Major Modification (PLN2019-114) to a previously approved Planned Development Permit (PLN2005-126/PLN2009-159) to eliminate the second phase of the McGlincy Business Center Project affecting property located at 680, 700, 710, and 750 E McGlincy Lane. 2. The Project Site is composed of two approximately one -acre parcels, located along the south side of E. McGlincy Lane, between Westchester and Forman Drives, and is currently developed with an outdoor cargo storage container facility. 3. The Project Site would be located within the M-1 (Light Industrial) Zoning District as shown on the City of Campbell Zoning Map upon approval of a concurrently considered Zoning Map Amendment. Planning Commission Resolution No. 4545 Page 2 of 3 Recommending Approval of a Vesting Tentative Parcel Map (PLN2018-338) 680 and 700 E. McGlincv Lane 4. The Project Site is designated Light Industrial as shown on the General Plan Land Use Diagram. 5. The proposed Vesting Tentative Parcel Map (PLN2018-338) is considered in conjunction with and subject to, a Conditional Use Permit with Site and Architectural Review (PLN2018-337) to allow construction of a new self -storage facility. 6. The proposed Vesting Tentative Parcel Map incorporates a requirement for off -site public improvements including relocation of the existing streetlight, upgrading of existing streetlights along project frontage to LED luminaires, construction of a new storm drain manhole and storm drain lateral and installation of traffic control, stripes and signs. Based upon the foregoing findings of fact and pursuant, the Planning Commission further finds and concludes that: 1. The proposed Vesting Tentative Parcel Map is consistent with the General Plan and Zoning Ordinance of the City. 2. The proposed Vesting Tentative Parcel Map does not impair the balance between the housing needs of the region and the public service needs of its residents and available fiscal and environmental resources. 3. The design of the Vesting Tentative Parcel Map provides, to the extent feasible, for future passive or natural heating and cooling opportunities. 4. 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. 5. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 6. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 7. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required Conditions of Approval, will have a significant adverse impact on the environment. THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Vesting Tentative Parcel Map (PLN2018-338) to allow merger of existing parcels, abandonment of existing public and private easements, and establishment of a new parcel with associated public and private easements, on property located at 680 and 700 E. McGlincy Lane, subject to the attached recommended Conditions of Approval (attached Exhibit A). Planning Commission Resolution No. 4545 Page 3 of 3 Recommending Approval of a Vesting Tentative Parcel Map (PLN2018-338) 680 and 700 E. McGlincy Lane PASSED AND ADOPTED this 12th day of November, 2019, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN ATTEST: Commissioners: Buchbinder, Krey, Ostrowski, Rivlin, and Hines Commissioners: Commissioners: Commissioners: Ching Paul Kermoyan, Secretary 13 EXHIBIT A RECOMMENDED CONDITIONS OF APPROVAL Vesting Tentative Parcel Map (PLN2018-338) Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Project: Approval is granted for a Vesting Tentative Parcel Map (PLN2018-338) to allow merger of existing parcels, abandonment of existing public and private easements, and establishment of a new parcel with associated public and private easements, on property located at 680 and 700 E. McGlincy Lane. The (final) Parcel Map shall substantially conform to Vesting Tentative Parcel Map, included as Sheet C6 within the Revised Project Plans, dated as received by the Planning Division August 16, 2019, except as may be modified by the Conditions of Approval herein. 2. Approval Expiration: The Vesting Tentative Parcel Map (PLN2018-338) (hereon "Approval') is valid for a period of two (2) years from the effective date established by Condition approval No. 3 (Approval Effectiveness). Within this two-year period the (final) Parcel Map shall be recorded. 3. Approval Effectiveness: This Approval shall not be effective until Ordinance No. 22 and 22_are effective (30 days following passage and adoption), approving the associated Zoning Map Amendment (PLN2018-336) and Major Planned Development Permit Modification (PLN2019-114), respectively, have become effective. 4. Conditional Use Permit: The Vesting Tentative Parcel Map is contingent upon approval of the associated Conditional Use Permit with Site and Architectural Review (PLN2018-337). The (final) Parcel Map may not be recorded if the Conditional Use Permit with Site and Architectural Review expires. 5. Mitigation Measures: The Mitigation Measures identified in the Mitigated Negative Declaration for the project, as also included in the Resolution approving the associated Conditional Use Permit with Site and Architectural Review (PLN2018-337) are herein incorporated by reference. 6. Shared Access and Parkinq Easements: The shared access and parking easement shall be depicted on the final (Parcel Map) and the document number specified in the "Owners Statement". Recommended Conditions of Approval Vesting Tentative Parcel Map (PLN2018-338) 680 and 700 E. McGlincv Lane PUBLIC WORKS DEPARTMENT Page 2 The scope of this project triggers the requirement for Frontage Improvements as required by Campbell Municipal Code 11.24.040. While most of the frontage improvements for Phase II were constructed as part of Phase I, there are some minor frontage improvements required as part of this project. 7. Construction Drawings: The applicant shall submit the required Street Improvement Plans, Grading and Drainage plans, and Parcel Map directly to the Public Works Department prior to, or concurrent with the Building permit application. Said application shall include the following: a. Response Letter: Upon submittal of the Street Improvement Plans, Grading and Drainage plans, and the Parcel Map the applicant shall provide an itemized response letter verifying that all the Public Works Conditions of Approval have been met or addressed. b. Submittal Requirements: The checklist for the various plans required for submittal can be found on the City's Website at City Services► Public Works► Engineering► Land Development► Documents, (or use this link: http://www.citvofcampbell.com/206/Documents). See instructions on: i. Checklist for Street Improvement Plans ii.Checklist for Grading and Drainage Plans iii. Checklist for Final Parcel Maps 8. Vacation of Public Easements: Prior to recordation of the Parcel Map, the applicant shall fully complete the vacation process. The applicant shall coordinate the proposed vacation of public easements within the property with all affected utility companies, pay the current application processing fee, process the application with City staffs comments and fully complete the street vacation. 9. Parcel Map: Prior to issuance of any grading or building permits for the project, the applicant shall submit a Parcel Map for recordation upon approval by the City, pay various fees/deposits and submit the map in a digital format acceptable to the City. 10. Soils Report: Upon submittal of the Parcel Map, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 11.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 ten-year storm frequency, prepare an engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. Prior to occupancy, the design engineer shall provide written certification that the development has been built per the engineered grading and drainage plans. In addition, a plan review letter will be required of the Geotechnical engineer for the entire grading and drainage system which should include but is not limited to a review of the Recommended Conditions of Approval Vesting Tentative Parcel Map (PLN2018-338) 680 and 700 E. McGlincv Lane Page 3 subsurface of the non -compacted biotreatment material that may have potential for subsurface failure and surface failure due to adjacent vehicle loads. 12. State General Construction Activity Permit Prior to issuance of any grading or building permits, the applicant shall comply with the State General Construction Activity Permit requirements including paying fees, filing a Notice of Intent and providing a Storm Water Pollution Prevention Plan (SWPPP). The applicant shall provide the City with a copy of the filed Notice of Intent and SWPPP. 13. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. Specifically the project must include source control, site design and treatment measures to achieve compliance with Provision C.3. of the NPDES Permit. Measures may include, but are not limited to, minimization of impervious surface area, vegetated swales, infiltration areas, and treatment devices. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Resources to achieve these objectives include Stormwater Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Stormwater Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. Upon submission of the preliminary site/grading plans, the applicant shall calculate and submit to the City the amount of impervious surface created by the development including the types of stormwater controls to be used. The applicant shall submit preliminary sizing and design showing stormwater controls meet the City's LID requirements. Prior to issuance of any grading or building permits; a. The applicant's designer or engineer shall submit the required certification indicating that sizing, selection, and design of treatment BMP's for the project site has been completed to meet the requirements of the City of Campbell's NPDES permit, No. 01-119, Provision C.3. b. The applicant shall sign the "Covenants for the Operation and Maintenance of Stormwater Facilities" and submit a Stormwater Management Plan. Prior to occupancy: a. A qualified BMP certifier is required to inspect the stormwater management facilities, submit a complete set of as -built drawings to Public Works Engineering, and certify on these drawings that: 1. The stormwater management facilities were constructed in compliance with the approved plans. 2. The as -built drawings show all pertinent constructed dimensions, elevations, shapes, and materials. Recommended Conditions of Approval Page 4 Vesting Tentative Parcel Map (PLN2018-338) 680 and 700 E. McGlincy Lane 3. All variations in construction from the approved design plan have been identified, including omissions to and additions from the approved plan. 4. Any changes are in conformance with local, state, or federal regulations. 14.Trash Capture — The on -site storm drain system shall include trash capture treatment prior to the connection to the City storm drain system in the street. 15. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits: Prior to issuance of any building permits, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The plans shall include the following, unless otherwise approved by the City Engineer: a. Show location of all existing utilities within the existing public right of way. b. Relocation of the existing streetlight in the middle of the sidewalk to the standard location 18 inches behind the face of curb. This will most likely require a new streetlight pole, fixture and pullbox. c. Upgrade of existing streetlights along project frontage to LED, including upgrades of conduits, conductors and related facilities as needed to accommodate LED upgrade. d. Construction of a new storm drain manhole and storm drain lateral. Please note that the minimum requirement for a storm drain lateral in the right -of, -way is 12" RCP. e. Installation of traffic control, stripes and signs f. Construction of conforms to existing public and private improvements, as necessary. 16. Street Improvements Completed for Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the required street improvements and pavement restoration installed and accepted by the City, and the design engineer shall submit as -built drawings to the City. 17. Utilities: All on -site utilities shall be installed underground per Section 21.18.140 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. Utility locations shall not cause damage to any existing street trees. Where there are utility conflicts due to established tree roots or where a new tree will be installed, alternate locations for utilities shall be explored. Include utility trench details where necessary. 18. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. Recommended Conditions of Approval Page 5 Vesting Tentative Parcel Map (PLN2018-338) 680 and 700 E. McGlincy Lane 19. Pavement Restoration: The applicant shall restore the pavement in compliance with City standard requirements. In the event that the roadway has recently received a pavement treatment or reconstruction, the project will be subject to the City's Street Cut Moratorium. The applicant will be required to perform enhanced pavement restoration consistent with the restoration requirements associated with the Street Cut Moratorium. The City's Pavement Maintenance Program website(https://www.ci.campbelf.ca.us/219) has detailed information on the streets currently under moratorium and the enhanced restoration requirements. 20. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the landscaped park strip and tree wells in the public right of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to grow to a mature height. 21. Utility Encroachment Permit: Separate encroachment permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work. 22.Additional Street Improvements: Should it be discovered after the approval process that new utility main lines, extra utility work or other work is required to service the development, and should those facilities or other work affect any public improvements, the City may add conditions to the development/project/permit, at the discretion of the City Engineer, to restore pavement or other public improvements to the satisfaction of the City.