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PC Res 4554RESOLUTION NO. 4554 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING THAT THE CITY COUNCIL DENY A ZONING MAP AMENDMENT TO AMEND THE CAMPBELL ZONING MAP DESIGNATION FROM C-M (CONTROLLED MANUFACTURING) to P-D (PLANNED DEVELOPMENT) FOR PROPERTY LOCATED AT 1700 DELL AVENUE. FILE NO.: PLN2017-381 . 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 denial of a Zoning Map Amendment (PLN2017-381): Environmental Findin 1. An Environmental Impact Report (EIR) was prepared for the Proposed Project in accordance with the California Environmental Quality (CEQA). However, the EIR need not be certified since the Planning Commission's recommendation to deny the proposed project is Statutorily Exempt pursuant to California Public Resource Code Section 21080(b)(5). Evidentiary Findings The proposed project includes an application for a Zoning Map Amendment, Planned Development Permit, and Tree Removal Permit (PLN2017-381), and Final Environmental Impact Report (PLN2018-148) to allow construction of a 161,870- square-foot four-story office building, a 146,478-square-foot five -story parking garage (with one level of underground parking), additional surface parking, and on - site open space on property located at 1700 Dell Avenue in the City of Campbell. 2..The subject property is located at the corner of Knowles Drive and Dell Avenue within a developed area of the City and adjacent to the City's southern border with Los Gatos. Local access to the project site Js provided via SR-85, Winchester Boulevard, Knowles Drive, and Dell Avenue. 3. Abutting land uses include the Los Gatos Creek Trail and Los Gatos Creek to the east and a mix of commercial, office, and light industrial uses to the north, west, and south. 4. The 4.5-acre project site is currently developed with a 71,620-square-foot office building and a surface parking lot. As of May 2018, roughly one third of the office space in the existing office building is occupied. The existing building is irregularly shaped and has areas that are single story, two stories, and three stories. Access Planning Commission Resolution No. 4554 1700 Dell Avenue Zoning Map Amendment (PLN2017-381) Page 2 of 4 to the property is gained via two driveway entrances on the western and southern portions of the site along Dell Avenue. The project site was developed with the existing building in 1975 and has operated as an office building since its initial construction. The building is located (approximately) within the middle of the project site with surface parking to the north, west, and south of the building. 5. The project site is designated by the Campbell General Plan Land Use Diagram as Research and Development. 6. The project site is not subject to an Area Plan or Design Guidelines. 7. The project site is currently designated by the Campbell Zoning Map as C-M (Controlled Manufacturing). 8. The General Plan provides a comprehensive vision for the City's various neighborhoods. In the subject neighborhood, the General Plan contemplated a development intensity of 0.40 F.A.R. (Appendix B, Page B-1 of the General Plan). 9. The proposal to change the zoning to Planned Development (P-D) is inconsistent with the General Plan, given its vision set forth in Appendix B land use limitations. 10. The proposed Zoning Map Amendment to rezone the property from C-M (Controlled Manufacturing) to P-D (Planned Development) is requested to allow flexible development standards under the Planned Development Zoning District since the proposed project does not conform to the floor area and height standards of the existing Controlled Manufacturing Zoning District. 11. Development of the area should be contemplated as a comprehensive plan, rather than on an individual basis so that projects developed over the next 20 years will contribute to a cohesive neighborhood that was deliberately contemplated. 12. Complying with the General Plan from the start will result in a compliant and anticipated development. 13. Rezoning this property to P-D independent from the current zoning of the adjacent properties would create an inconsistent development environment. 14. The proposed project is inconsistent with General Plan Strategy LUT-9.1 c (Land Use Objectives and Redevelopment Plans) to permit only those uses that are compatible with land use objectives and redevelopment plans since the project is inconsistent with the Controlled Manufacturing Zoning District. 15. The recommendation to deny the proposed project would be consistent with General Plan Land Use Strategy LUT-5.2e (Reduction of Development Intensity) Planning Commission Resolution No. 4554 1700 Dell Avenue Zoning Map Amendment (PLN2017-381) Page 3 of 4 since denial of a floor area ratio that exceeds 0.40 helps to ensure development compatibility with surrounding properties. 16. When flexible development standards are permitted under the P-D designation, the resulting project should be consistent with site characteristics and shall aid in the harmonious development of the immediate area. 17. The only Planned Development property in the Dell Avenue is a C-P-D (Condominium Planned Development) zoned property. The C-P-D zoning district was established to allow the conversion of existing commercial and industrial structures to commercial and industrial condominiums so that individual businesses in a single building could be owned by individual owners. In the subject project, the proposed Planned Development would be for an individual property owner rather than for multiple owners. 18. The subject property and the proposed project would be the only building in the entire Dell Avenue area that is three or more stories in height. 19. Approving this project would be inconsistent with General Plan Policy LUT-5.7 which encourages site and architectural design that is sensitive to surrounding uses and Policy LUT-9.3 which promotes site planning that is compatible with surrounding development, public spaces and natural resources. 20. The recommendation to deny the proposed project would not be consistent with Policy LUT-9.3 (Design and Planning Compatibility) since the proposed site planning is incompatible with surrounding development and natural resources such as the Los Gatos Creek. 21. The proposed zoning map amendment would be detrimental to the public interest since a rezoning of the property from C-M (Controlled Manufacturing) to P-D (Planned Development) would occur without the benefit of a comprehensive plan to aid in the harmonious development of the immediate area and ensure compatibility with adjacent land uses. 22. The proposed project would be detrimental to the public interest since the Planned Development would not achieve compatibility with other properties as new development or redevelopment occurs. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed amendment is inconsistent with the goals, policies, and actions of the General Plan; Planning Commission Resolution No. 4554 Page 4 of 4 1700 Dell Avenue Zoning. Map Amendment (PLN2017-381) 2. The proposed amendment would be detrimental 'to the public interest, health, safety, convenience, or general welfare of the city; and 3. The parcel is not physically suitable for the 'requested zoning designation(s) and anticipated land uses/project. THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City Council deny a Zoning Map Amendment to amend the Campbell Zoning Map designation from C-M (Controlled Manufacturing) to P-D (Planned Development) for property located at 1700 Dell Avenue. PASSED AND ADOPTED this 10th day of December, 2019, by "the following roll call vote: AYES: Commissioners: Colvill, Krey, Ostrowski, Rivlin NOES: Commissioners: ,Buchbinder, Hines ABSENT: Commissioners: Ching ABSTAIN: Commissioners: APPROVED: ATTEST: v Paul Ke moy n, Secretary