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