PC Res 3699
RESOLUTION NO. 3699
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED
DEVELOPMENT PERMIT (PLN2005-126) TO ALLOW THE
CONVERSION OF FOUR APPROVED COMMERCIAL/INDSUTRIAL
BUILDINGS INTO 46 COMMERCIAL/INDUSTRIAL CONDOMINIUM
UNITS ON PROPERTY OWNED BY MR. JAMES CHALMERS,
LOCATED AT 700-750 E. McGLlNCY LANE IN AN M-1-S (LIGHT
INDUSTRIAL) DISTRICT. APPLICATION OF MR. CRAIG ALMELEH,
ON BEHALF OF ARCHITECTURAL TECHNOLOGIES, INC. FILE NO.
PLN2005-126.
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 PLN2005-126:
1. The conversion of four approved commercial/industrial buildings into 46
commercial/industrial condominium units is consistent with the current Light
Industrial General Plan land use designation for the property.
2. The project is consistent with the redevelopment goals to encourage the
redevelopment of blighted properties with high quality industrial uses.
3. Projects within the C-PD Zoning District are subject to the procedures set forth in the
P-D Zoning District. The proposed project will be consistent with the C-PD Zoning
District with approval of a Planned Development Permit.
4. The approved site layout for the four new industrial buildings depicts 223 total
parking spaces, with 209 unistall spaces and 14 accessible spaces. The 223
parking spaces exceed the minimum required number of parking spaces by five
spaces and the proposed condominium conversion does not affect the parking
requirements for the project.
5. All parking areas and driveways would be in the common lot area to be shared by
the future tenants/owners in all four buildings.
6. A traffic impact analysis was prepared by DKS Associates for the development of
the site. The analysis revealed that there would be no adverse impacts to the level of
service of the surrounding study intersections. The conversion of approved
structures to commercial/industrial condominiums will not increase the number of
trips for the project site or the surrounding intersections beyond what has been
previously considered.
Planning Commission Resolution No. 3699
PLN2005-126 - 700-750 E. McGlincy Lane
Recommending Approval of a Planned Development Permit
Page 2
7. The conversion of the buildings to condominiums will allow for individual ownership of
the units. The common areas of the project would be maintained pursuant to the
provisions set forth in the recorded covenants, codes and restrictions (CC&R's).
8. A Negative Declaration has been prepared for this project concluding that there are
no significant impacts associated with this project, pursuant to the California
Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed development will result in a more desirable environment and use of
the land than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in
the harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
4. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
5. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
6. 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.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends
approval of a Planned Development Permit (PLN2005-126) to allow the conversion of
four approved commercial/industrial buildings into 46 commercial/industrial
condominium units on property owned by Mr. James Chalmers located 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.
Planning Commission Resolution No. 3699
PLN2005-126 - 700-750 E. McGlincy Lane
Recommending Approval of a Planned Development Permit
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted for a Planned Development Permit
(PLN2005-126) to allow the conversion of four approved commercial/industrial
buildings into 46 commerciallindustrial condominium units located at 700-750 E.
McGlincy Lane. The project shall substantially conform to the project exhibits listed
below, except as may be modified by the conditions of approval herein:
a. Project plans prepared by ARC-TEC, Inc. and stamped as received by the
Planning Division on November 1, 2005.
b. Tentative Parcel Map for condominium purposes prepared by Kier & Wright and
stamped as received by the Planning Division on October 31,2005.
2, Approval Expiration: The Planned Development Permit approval shall be valid for
two years from the date of City Council approval. Within this period either: (1) a
building permit must be obtained; or (2) the use must be established on the property
(if no building permit is required). Failure to complete (1) or (2) above will result in
the Planned Development Permit being void.
3. Propertv Maintenance and Graffiti Removal: The property is to be maintained free of
any combustible trash, debris and weeds until the time that actual construction
commences. All 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). The property owner shall be
responsible for the removal of any graffiti from walls, fences or structures on the
project site within one week of notification by the Community Development Director
or their designate.
4. Noise:
a. Trucking loading and unloading between the hours of 10:00 p.m. and 7:00 a.m. is
not permitted.
b. The roll up doors and man doors of all structures must be maintained closed
between the hours of 10:00 pm to 7:00 a.m. and the operation of the roll up doors
during these hours is prohibited.
c. Any machine, device, activity, or operation that exceeds a sound level of 67 dBA at
a distance of 50 feet for 30 minutes or more per hour shall be used inside the
enclosed building when the roll up door or associated man door is fully closed.
Examples of this type of equipment include, but are not limited to, the following:
hammering; forklifts; nail guns; cement mixers; pumps; generators; welders; and air
compressors.
Planning Commission Resolution No. 3699
PLN2005-126 - 700-750 E. McGlincy Lane
Recommending Approval of a Planned Development Permit
Page 4
d. Parking lot sweepers, leaf blowers and other mechanical devices that have the
potential to cause a disturbance to the adjacent residential properties shall only be
operated between 7:00 a.m. and 5:00 p.m. daily.
5. Covenants. Codes. and~ons (CC&K§1 Prior to recordation of the Parcel
Map, the applicant shall submit for review and approval by the City a copy of the
draft CC&R's which shall include the following:
a. Formation of one common Owner's Association;
b. Continued architectural controls to ensure the architectural integrity of the
project;
c.
Definition of common areas and easements and provisions for the maintenance
of these areas;
Definition and allocation for the approved mixture of office and warehouse uses
in each building for the life of the project, pursuant to the approved Site and
Architectural Review Permit PLN2005-23;
All signage within the project shall be in conformance with an approved Master
Sign Plan;
Provision of a funding mechanism to ensure maintenance and upkeep of
common areas; and
Provision to prohibit the use of exterior common areas for storage purposes,
including but not limited to, boats, trailers, automobiles, recreational vehicles,
cargo containers, generators, merchandise, supplies, equipment, or other
personal property.
No new building square footage shall be added to the buildings (i.e.
mezzanines).
d.
e.
f.
g.
h.
6. Allowable Land Uses: The uses allowed on the project site shall be limited to the
uses allowed under Section 21.10.080 (M-1 - Light Industrial) of the Campbell
Municipal Code and shall be regulated by Section 21.12.030 (P-D Zoning District)
and the permit procedures established under the P-D Zoning District.
7. Mixture of Office and Warehouse Uses: The office and warehousing uses, as
specified on the project site plan, specify that there is a total of 25,503 square feet of
office, at one parking space per each 250 square feet of gross floor area, and
46,237 square feet of warehousing, at one parking space per each 400 square feet
of gross floor area. The approved mixture of office and warehouse uses shall be
maintained throughout the life of the project so that adequate parking is provided.
No additional square footage shall be allowed either as an addition or an interior
conversion such as a mezzanine.
Planning Commission Resolution No. 3699
PLN2005-126 - 700-750 E. McGlincy Lane
Recommending Approval of a Planned Development Permit
Page 5
8. Siqnaqe: All signage within the project shall be in conformance with an approved
Master Sign Plan. No sign shall be installed until a Sign Permit has been approved
by the Planning Division for conformance with the Sign Ordinance and the approved
Master Sign Plan.
9. Operational Hours: Operational hours shall be limited to 6 a.m. to 11 p.m. daily for all
uses within the structures on the project site.
10. Outdoor Business Activities: Business activities shall not be allowed outside the
buildings within the common lot areas, including but not limited to, parking lots,
driveways, loading areas, and landscaping areas. The exterior common areas shall
not be used for storage purposes, including but not limited to, boats, trailers,
automobiles, recreational vehicles, cargo containers, generators, merchandise,
supplies, equipment, or other personal property.
PUBLIC WORKS DEPARTMENT
11. Previously Conditioned Proiect: Prior to recordation of the map, the applicant shall
have completed all the requirements for the Project previously submitted under
application PLN 2005-023.
12. Parcel Map: 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.
13. Condominium Plan: Prior to recordation of the map as required by the City
Engineer, the applicant shall submit a Condominium Plan for review by the City and
submit the map in a digital format acceptable to the City.
14. Preliminarv Title Report: Upon submittal of the parcel map, the applicant shall
provide a current Preliminary Title Report.
15. Public Service Easement: Upon recordation of the parcel map, the applicant shall
grant a 10 foot public service easement on private property contiguous with the
public right-of-way along the East McGlincy Lane frontage. 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.
16. Private Easements: Upon recordation of the parcel map, the applicant shall cause
private easements to be recorded for private utilities, private storm drains, reciprocal
ingress and egress, emergency vehicles, etc.
17. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant
shall provide a cash deposit for setting all monuments shown on the map.
Monuments shall be set per section 20.76.010 of the Campbell Municipal Code.
Planning Commission Resolution No. 3699
PLN2005-126 - 700-750 E. McGlincy Lane
Recommending Approval of a Planned Development Permit
Page 6
18. Maintenance of Landscapinq: 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.
19. Work in the Public Riqht-of-Wav: Prior to doing any work in the public right-of-way,
the applicant shall obtain an encroachment permit, provide plans, pay fees and
deposits, post security, and provide insurance.
20. Covenants. Codes. and Restrictions: Provide copies of CC&R's for review by the
City prior to recordation of the parcel map and CC&R's.
FIRE DEPARTMENT
21. Formal Plan Review: Review of this development proposal is limited to accessibility
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 Division all applicable
construction permits.
22. Required Fire Flow: The building construction type has changed to type 3N for all
buildings. The revised adjusted fore flow is 1,500 GPM (plus sprinkler demand).
23.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. Revise drawing notes to
reflect intent to fully sprinkler all buildings.
24. Private Fire Hvdrants Required: Provide three private on-site fire hydrants installed
per NFPA Standard #24, at locations to be determined by the Fire Department.
Maximum hydrant spacing shall be 250 feet, with a minimum acceptable flow of
1,500 GPM at 20 psi residual pressure. Prior to design, the project civil engineer
shall meet with the Fire Department Water Supply Officer to jointly spot the required
fire hydrant locations. New on-site south and west private hydrants must be
relocated to a minimum distance of 40 feet from the proposed buildings in the
islands on the outer side of the parking lot.
25. Timinq of Required Water Supply Installations: Installation 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
may be withheld until installations required installations are completed, tested, and
accepted.
Planning Commission Resolution No. 3699
PLN2005-126 - 700-750 E. McGlincy Lane
Recommending Approval of a Planned Development Permit
Page 7
26. Fire Hvdrant Location Identifier: Prior to project final inspection, the general
contractor shall ensure that an approved "blue dot" fire hydrant location identifier has
been placed in the roadway, as directed by the Fire Department.
27. Fire Apparatus (EnQine) 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 to Fire
Department Standard Details and Specifications sheet A-1.
28. Fire Lane MarkinQ Required: Provide markings 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.
29. Fire Department Kev Box Required: All buildings shall be equipped with a
permanently installed emergency access key lock box (Knox), conforming to Fire
Department Standard Details and Specifications K-1. At the time of final inspection,
access keys shall be provided to the Fire Department.
30. TiminQ of Required Roadwav 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 so complete. During construction, emergency access roads shall be
maintained clear and unimpeded. Building permit issuance may be withheld until
such installations are completed.
31. 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 contrast with their backgrounds.
PASSED AND ADOPTED this 13th day of December, 2005, by the following roll call
vote:
AYES: Comm issioners: Alderete, Doorley, Ebner, Francois, Gibbons, Rocha
and Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
APPROVED:
ATTEST: ~~ L
Sharon Fierro, Secretary