PC Res 3438RESOLUTION NO. 3438
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBEIJ, APPROVING A REINSTATEMENT/EXTENSION
OF APPROVAL (PLN2002-52) OF A PREVIOUS SITE AND
ARCHITECTURAL REVIEW PERMIT TO ALLOW THE
CONSTRUCTION OF TWO RESEARCH AND DEVELOPMENT
BUILDINGS CONSISTING OF 80,000 SQUARE FEET ON PROPERTY
OWNED BY MR. JAMES CHALMERS AT 700-750 E. McGLINCY
LANE IN AN M-1-S (LIGHT INDUSTRIAL) ZONING DISTRICT.
APPLICATION OF MR. JAMES CHALMERS. FILE NO. PLN2002-52.
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 PLN2002-52:
1. 1. The proposed project is consistent with the land use designation of Industrial of the
General Plan and the M-1-S (Light Industrial) Zoning District.
The proposed research and development buildings, as conditioned, are well designed and
architecturally compatible with other developments in the surrounding area and are
consistent with the development standards for industrial uses.
3. The proposed project is compatible with the adjacent industrial and residential uses.
4. The proposed project will install street improvements along McGlincy Lane frontage.
5. The presented landscape plan preserves significant on-site trees and provides for replacement
of removed trees consistent with the Tree Preservation Ordinance.
6. Due to the complexity of this project and the current economic environment, a two year
approval of this project is necessary.
No substantial evidence has been presented which shows that the project, as currently
presented, and subject to the required conditions of approval, will have a significant adverse
impact on the environment.
8. No evidence has been presented which shows that the project will have a substantial impact
on plant or animal life.
The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Planning Commission Resolution No. 3438
PLN2002-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Page 2
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. 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.
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The proposed use will not be detrimental to the health, safety, peace, morals, comfort or
general welfare of persons residing or working in the neighborhood of such proposed use, or
be detrimental or injurious to property and improvements in the neighborhood or to the
general welfare of the city.
4. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
5. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a
Reinstatement/Extension of Approval (PLN2002-52) of a previous Site and Architectural
Review Permit to allow the construction of two research and development buildings consisting
of 80,000 square feet on property owned by Mr. James Chalmers 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 hercby 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
Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of two new 40,000 square-foot two-story research and development
buildings (total 80,000 square feet) at 700-750 McGlincy Lane. Project approval shall
substantially comply with project plans prepared by the Hagman Group, that were received
by the Planning Division on November 2, 2000, except as modified by the Conditions of
Approval herein.
Planning Commission Resolution No. 3438
PLN2002-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Page 3
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Research and Development Use: The 80,000 square-foot of building area shall be occupied
by research and development uses only. Research and Development uses predominately
consist of large open offices with administrative private offices, conference and training
areas that are complemented by some (e.g. less than 50% of the gross floor area) laboratory
or testing space, small-scale manufacturing and assembly areas, as well as a small amount of
warehouse, shipping and receiving areas. The activity shall not require exterior equipment,
specifically noise generating equipment such as emergency generators, compressors and
storage tanks.
Landscape and Irrieation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards and shall include the
following:
a. Protection and preservation of 10 on-site trees.
b. Provision of details of the plaza and fountain area between the buildings to improve this
area as outdoor area for employees
c. Provisioa of dccorative pavement details.
d. Relocation of rcdwood trees along the McGlincy Lane frontage to perimeter landscape
areas adjacent to residential uses.
On-site lighting: The applicant shall submit a lighting plan, light fixture details and illustrated
brochures indicating the location and design of light fixtures and parking lot lighting to the
Planning Di vision, prior to the issuance of building permits, for review and approval by the
Community Development Director. All lighting shall be arranged and shielded so that light is
reflected away from adjacent residential uses and so that there is no glare, which will cause
unreasonable annoy~mce to occupants of residential properties or otherwise interfere with the
public health, safety or welfare.
Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened
with architecturally compatible materials, subject to approval by the Community
Development Director, prior to the issuance of building permits.
Revised Plans: The applicant shall submit revised plans for review and approval of the
Community Development Director that illustrate an entry wall/arcade feature along the street
fronta~_c at the main project entry. This feature shall incorporate building forms and materials
used on the proposed buildings. The revised entry feature plan shall be approved prior to the
issuance of building permits.
Garbage Collection: Trash Containers of a size and quantity necessary to serve the new
building sh~ll be in areas approved by the Fire Department and Community Development
Director. Un less otherwise noted, enclosures shall consist of a concrete floor surrounded by a
Planning Commission Resolution No. 3438
PLN2002-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Page 4
solid wall or fence and have self-closing doors of a size specified by the Fire Department. All
enclosures to be construct at grade level and have a level area adjacent to the trash enclosure
area to service the containers and to be architecturally compatible with the building walls.
The easterly trash enclosure area shall be relocated so that it is not oriented towards the
adjacent residential use.
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Operational Hours: Operational hours shall be limited to 7 a.m. to 11 p.m. daily for the
research and development use, unless a conditional use permit is obtained. The proposed use
shall be conducted within an enclosed building except for the parking of vehicles and use of
the outdoor plaza area. All deliveries at the service door shall be restricted to the hours of 7
a.m. to 10 p.m.
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Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign program application indicating all new signs for the
site. No sign shall be installed until such application is approved and a sign permit approved
and a permit issued by the Community Development Director as specified in Chapter 21.53
(Sign Ordinance) of the Campbell Municipal Code.
10. Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2002-
52) for this project is valid for a period of two (2) years from the Planning Commission
approval of reinstatement. All conditions of approval specified herein must be completed
within two years from the date of approval, or the permit shall be void.
11. Wall Plan: The applicant shall submit a sound wall plan that provides an eight-foot
acoustically effective sound wall with a consistent appearance along the eastern and southern
property lines, where the project abuts adjacent residential uses. The sound wall plan shall be
submitted for review and approval by the Community Development Director, prior to the
issuance of building permits.
BUILDING DIVISION
12. Pemits Required: A building permit application shall be required for each proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
13. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
14. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. × 36 in.
15. Plan Preparation: This project requires plans prepared under the direction and oversight of a
Cali£omia licensed Engineer or Architect. Plans submitted for building permits shall be "wet
Planning Commission Resolution No. 3438
PLN2002-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Page 5
stamped" and signed by the qualifying professional person. A minimum of two stamped sets
will be required prior to issuance.
16. Soils Report: Two copies of a current site specific soils report, prepared to the satisfaction of
the Building Official, containing foundation and retaining wall design recommendations shall
be submitted with the building permit application. This report shall be prepared by a licensed
engineer specializing in soils mechanics.
17. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details. Site address and parcel numbers shall also be clearly
called out.
18. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection. This
certificate shall certify compliance with the recommendations as specified in the soils report
and the building pad elevation and on-site retaining wall locations and elevations are prepared
according to approved plans. Horizontal and vertical controls shall be set and certified by a
licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
19. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall
be blue-lined on the construction plans. Compliance with the Standards shall be demonstrated
for conditioning of the building envelope and lighting of the building.
20. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
21. Non-Point Source Pollution: The City of Campbell, standard Santa Clara Valley Non-point
Source Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
22. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
Planning Commission Resolution No. 3438
PLN2002-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Page 6
23. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
24. Approvals Required:
the building permit:
a.
b.
C.
The project requires the following agency approval prior to issuance of
West Valley Sanitation District
Santa Clara County Fire Department
School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (874-2900)
iv. Cambrian School District (377-2103)
Bay Area Air Quality Management District (Demolitions Only)
25. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant 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).
PUBLIC WORKS DEPARTMENT
26. Tentative Parcel Map: The applicant shall submit a complete and accurate Tentative Parcel
Map in accordance with the Planning Division's checklist. The current application processing
fee is $2,348.00.
27. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall
submit a Parcel Map for recordation upon approval by the City. The parcel Map shall merge
the two parcels. The current plan check fee is $1,170.00 plus $25 per parcel.
28. Preliminary Title Report: Prior to recordation of the Parcel Map, the applicant shall provide
a cun:ent Preliminary Title Report.
29. Right-of-Way for Public Street Purposes: Prior to recordation of the Parcel Map, the
applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along
the McGlincy Lane frontage to accommodate a 30 foot half street. 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.
30. Monumentation for Parcel Map: Prior to recordation of the Parcel Map, all Monuments
shown on the map shall be set.
Planning Commission Resolution No. 3438
PLN2002-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Page 7
31. Street Improvements: Prior to recordation of the Parcel Map, the applicant shall execute a
street improvement agreement and shall cause plans for public Street Improvements to be
prepared by a registered civil engineer, pay fees, 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 fee for a non-utility encroachment
permit is $245.00. The plans shall include the following:
a. Removal of existing substandard curb, gutter, sidewalk, street light(s), driveway
approaches, and related improvements.
b. Installation of surface treatment or reconstruction of one-half street pavement section as
determined by City Engineer based on field testing of existing pavement.
c. Construction of new curb/gutter, and 8-foot attached sidewalk measured from back of
curb to back of sidewalk.
d. Construction of public street lights in accordance with the City of Campbell Street
Lighting Policy.
e. Construction of street trees and irrigation at 40 feet on center.
f. Construction of new ADA compliant driveway approaches.
g. Installation of storm water conveyance improvements as necessary.
h. Installation of signs and stripes.
i. Relocation and protection of utilities.
j. Construction of conforms to existing public and private improvements, as necessary.
32. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
33. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a Soils Report prepared by a registered geotechnical or civil engineer. The report
shall include recommendations for public street improvements.
34. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 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.
35. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets,
which have been resurfaced within the previous 5 years, will require boring and jacking for
all new utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
36. 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 10 year storm frequency, prepare an
Planning Commission Resolution No. 3438
PLN2002-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Page 8
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
37. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site or
recordation of the Parcel Map, the applicant shall pay the required Storm Drain Area fee
which is $2,500.00 per acre.
38. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for grading,
landscaping, or building or the recordation of the Parcel Map, the applicant shall obtain a
clearance from the SCVWD.
39. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
FIRE DEPARTMENT
40. General Comment: Review of this Development proposal is limited to acceptability 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 Department all applicable construction permits.
41. Required Fire Flow: The fire flow for this project is 5,550 gpm at 20 psi residual pressure
(*). As an automatic fire sprinkler system will be installed, the fire flow has been reduced to
50% establishing a required adjusted fire flow of 2,750 gpm at 20 psi residual pressure. The
adjusted fire flow is not available from area water mains and fire hydrant(s), which are
spaced at the required spacing. (* - based upon Type V-Non Rated construction.)
42. 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. (* See additional underground fire service comment)
43. Private Fire Hydrant(s) Required: Provide three private on-site fire hydrant(s) installed per
HFPA Std. #24, at location(s) to be determined by the Fire Department. Maximum hydrant
spacing shall be 250 feet, with a minimum acceptable flow of 1,000 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.
Planning Commission Resolution No. 3438
PLN2002-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Page 9
44. Timing of Required Water Supply Installations: Installations of required fire service(s) and
fire hydrant(s) shall be tested and accepted by the Fire Department, prior to the start of
flaming or delivery of bulk combustible materials. Building permit issuance with be
withheld until required installations are completed, tested and accepted.
45. Fire Hydrant Location Identifier: Prior to project final inspection, the general contractor
shall ensure that a "Blue" dot has been placed in the roadway, as directed by the fire
department.
46. Fire Apparatus (Engine) 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 with Fire Department Standard Details
and Specifications sheet A-1.
47. Fire Lane Markings Required: Provide marking 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.
48. Fire Department Key Box Required: The building shall be equipped with a permanently
installed emergency access key box (Knox), conforming to Fire Department Standard Detail
and Specification sheet K-1. At time of final inspection, access keys shall be provided to the
fire department.
49. Timing of Required Roadway 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 is
complete. During construction, emergency access roads shall be maintained clear and
unimpeded. Note that building permit issuance may be withheld until installations are
completed.
50. 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 contract with their background.
51. Water Flow Shortfall: Prior to next planning submittal, the applicant shall meet with fire
department water supply officer to discuss intentions or methodology proposed to comply
with Item #2 above regarding water flow shortfall.
52. Drawings to San Jose Water Company: A copy of the fire department "approved"
underground fire service drawings shall be provided to the San Jose Water Company for
record purposes, prior to installation. To prevent engineering delays, the underground
Planning Commission Resolution No. 3438
PLN2002-52 - 700-750 E. McGlincy Lane
Reinstatement/Extension of Approval for a Site and Architectural Review Permit
Page 10
contractor shall submit to the fire department three sets of shop drawings designed per NFPA
Std. 24, a completed permit application and applicable fees for review and approval as soon
as possible.
53. Conditions Listed on Future Plans: To prevent plan review and inspection delays, the above
noted Developmental Review Conditions shall be restated as "notes" on all pending and
future plan submittals.
PASSED AND ADOPTED this 25th day of June, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois and Jones
None
Gibbons and Hernandez
None
APPROV [. Ton~ Fran'cois,~'Chair~x
ATTEST:
Sharon Fierro, Secretary