PC Res 4555RESOLUTION NO. 4555
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING THAT THE CITY
COUNCIL DENY A PLANNED DEVELOPMENT PERMIT 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. 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
Planned Development Permit (PLN2017-381):
Environmental Findinq
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 sinc
the proposed project is. St
Code Section 21080(b)(5).
Evidentiary Findings
the Planning Commission's recommendation to deny
atutorily Exempt pursuant to California Public Resource
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 is 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
Planning Commission Resolution No. 4555
Planned Development Permit (PLN2018-381)
Page 2 of 4
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
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 proposed 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.
9. 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.
10. Complying with' the General Plan from the start will result in a compliant and
anticipated development.
11. Rezoning this property to P-D independent from the current zoning of the adjacent
properties would create an inconsistent development environment.
12. 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.
13. , The recommendation to deny the proposed project would be consistent with
General Plan Land Use Strategy LUT-5.2e (Reduction of Development Intensity)
since denial of a floor area ratio that exceeds 0.40 helps to ensure development
compatibility with surrounding properties.
14. 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.
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Planned Development Permit (PLN2018-381)
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15. 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.
16. 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.
17. 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.
18. 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.
19. 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.
20. 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:
The proposed development would not result in a more desirable environment and
use of land than would be possible under the C-M zoning district classification;
2. The proposed development would be incompatible with the general plan and will
not aid in the harmonious development of the immediate area;
3. The, proposed development would be detrimental to the , welfare of the
neighborhood or of the city as a whole.
THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the
City Council deny a Planned Development Permit for construction of a 161,870 square
foot four-story office building, a 146,478 square foot five -story parking. garage (with one
Planning Commission Resolution No. 4555 Page 4 of 4
Planned Development Permit (PLN2018-381)
level of underground parking), additional surface parking, and on -site open space on
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:
ATTEST:
Paul
APPROVED:
n, Secretary