General Plan Amendment - 1998CITY OF CAMPBELL
City Clerk's Office
November 4, 1998
Frankie and Loretta Zmak
1200 Abbott Avenue
Campbell, CA 95008
Dear Frankie and Loretta Zmak:
At the regular meeting of November 2, 1998, the City Council held a public hearing to
consider an amendment to the Campbell General Plan Land Use Map for property located at
1200 Abbott Avenue, Campbell.
After due consideration and discussion, the City Council introduced Ordinance 1976 amending
the Land Use Element of the General Plan changing the Land Use Designation of property
located at 1200 Abbott Avenue from Commercial to Low-Density Residential. This Ordinance
will be adopted at the regular City Council meeting of November 17, 1998. A certified copy
of the document will be forwarded to you at that time.
Should you have any questions in regard to the City Council's action, please do not hesitate to
contact this office (866-2117) or Sharon Fierro, Senior Planner.
Sincerely,
Anne Bybee
City Clerk
cc. Sharon Fierro, Senior Planner
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2117 · F^X 408.374.6889 - TDD 408.866.2790
10.
M/S: Dean/Dougherty - that the City Council introduce Ordinance 1974 amending ·
Chapter 5.28 of the Campbell Municipal Code, Pool and Billiard Halls, for first
reading with the amendments to 5.28.050 and 5.28.060 as noted, and direct staff to
review the issue of tournaments and bring back ordinance language for review at a
future date. Motion adopted by the following roll call vote:
AYES: Councilmembers: Conant, Furtado, Dougherty, Dean, Watson
NOES: Councilmembers: None
The City Clerk read the title of Ordinance 1974.
M/S: Dougherty/Dean - that further reading of Ordinance No. 1974 be waived.
Motion adopted unanimously.
Application of Dennis Wong for General Plan Amendment from High Density
Residential to Professional Office and Zone Change from R-3 (Multiple Family
Residential) to PO (Professional Office) for property located at 14419 S. Bascom
Avenue and City-initiated Amendment to the Land Use Map of the General Plan
from Commercial designation to Low-Density Residential designation for
properties located at 1200, 1210, 1224 & 1240 Abbott Avenue (Introduction of
Ordinances/Roll Call Vote)
This is the time and place for a public hearing to consider the application of Dennis
Wong for a General Plan Amendment from High Density Residential to Professional
Office and Zone Change from R-3 (Multiple Family Residential) to PO (Professional
Office) for property located at 14419 S. Bascom Avenue and City-initiated Amendment
to the Land Use Map of the General Plan from Commercial designation to Low-Density
Residential designation for properties located at 1200, 1210, 1224 & 1240 Abbott
Avenue.
Senior Planner Fierro - Staff Report dated November 2, 1998.
Mayor Watson declared the public hearing open and asked if anyone in the audience
wished to be heard.
Dan Bryant, 41 Heritage Village Lane, Campbell, appeared before the City Council and
expressed concerns regarding the General Plan.
There being no one else wishing to speak, Mayor Watson closed the public hearing.
M/S: Furtado/Dougherty - that the City Council grant a Negative Declaration for
the project; introduce Ordinance 1975 amending the Land Use Element of the
General Plan changing the land use designation of property located at 14419 S.
Bascom Avenue from High Density Residential to Professional Office and
amending the official Zoning Map Designation from R-3 (Multi-family Residential)
Minutes of 11/2/98 City Council Meeting 6
11.
to PO (Professional Office), application of Mr. Dennis Wong, for f'wst reading; and
introduce Ordinance 1976 amending the Land Use Element of the General Plan
changing the land use designation of property located at 1200, 1210, 1224 and 1240
Abbott Avenue from Commercial to Low-Density Residential, City-initiated
application, for first reading. Motion adopted by the following roll call vote:
AYES: Councilmembers: Conant, Furtado, Dougherty, Dean, Watson
NOES: Councilmembers: None
The City Clerk read the titles of Ordinance No. 1975 and No. 1976.
M/S: Furtado/Dougherty - that further reading of Ordinance No. 1975 and No.
1976 be waived. Motion adopted unanimously.
Application of Harold Long for Approval of a Planned Development Permit (I'D
98-06) and Tree Removal Permit (TRP 98-01) to allow the development of a two-
story office building - 891 W. Hamilton Avenue (ResolutionfRoll Call Vote)
This is the time and place for a public hearing to consider the application of Harold
Long for Approval of a Planned Development Permit (PD 98-06) and Tree Removal
Permit (TRP 98-01) to allow the development of a two-story office building 891 W.
Hamilton Avenue.
Planner I Irani - Staff Report dated November 2, 1998.
Councilmember Dean recommended that the parking space that is being eliminated be
used for bicycle parking.
Councilmember Dougherty expressed concern regarding a reduced parking standard
which could impact parking should the use of the building change at some point in the
future.
Mayor Watson declared the public hearing open and asked if anyone in the audience
wished to be heard.
Harold Long, Applicant, 310 W. Hamilton Avenue, Campbell, appeared before the
City Council and spoke in support of the project stating that he would agree to replace
the existing trees with 24-inch box trees and inclusion of a bike rack in lieu of the one
parking space.
There being no one else wishing to speak, Mayor Watson closed the public hearing.
Minutes of 11/2/98 City Council Meeting 7
ORDINANCE NO 1976
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL AN AMENDMENT OF THE LAND USE ELEMENT OF
THE GENERAL PLAN CHANGING THE LAND USE DESIGNATION
OF PROPERTY LOCATED AT 1200, 1210, 1224 AND 1240 ABBOTT
AVENUE FROM COMMERCIAL TO LOW-DENSITY
P~_ES~I)ENTIAL. CITY-INITIATED APPLICATION. FILE NO. GP 98-
02.
The City Council of the City Campbell does ordain as follows:
SECTION ONE: That the Land Use Element of the General Plan of the City of Campbell,
together with the amendments thereto, is hereby changed and amended as per Exhibit A, attached
hereto.
SECTION TWO: This Ordinance shall become effective thirty (30) days following its passage
and adoption and shall be published once within fifteen (15) days upon passage and adoption in a
newspaper of general circulation in the City of Campbell, County of Santa Clara.
PASSED AND ADOPTED this 17th day of November , 1998, by the following roll call
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Anne Bybee, City Clerk
Conant, Furtado, Dougherty, Watson
None
Dean
None
ar~ Watson, Mayor '
Exhibit A
1200, 1210, 1224, and 1240 Abbott Avenue
AL~ENDAL~
Location 2
Property and Ownership Information
1200 Abbott Avenue - Frankie and Loretta Zmak
(403-15-039) .34 net acres/34 gross acres
1210 Abbott Avenue - Sung Kook Kim and
Paek Mi Rhee Kim
(403-15-022) .23 net acres/.28 gross acres
1224 Abbott Avenue - Randy and Virginia Milbank
(403-15-010) .24 net acres/.29+ gross acres
1240 Abbott Avenue - Brad and Deborah Johnson
(403-15-017) .22 net acres/.27+ gross acres
Amend the General Plan
Land Use Map from
Commercial to Low-Density
Residential, less than 4.5
units per acre
Existing General Plan designation:
Existing Zoning designation:
Adjacent land uses:
Current Use of the site:
Land Use Information
Commercial
R-l-9
North: Single family home on a large lot/Smith Creek
South: Low density single family homes
East: Rolling Hills Shopping Center
West: Low density single family homes
Single family homes on land subdivided in 1977
City ·
Council
Report
ITEM NO:
CATEGORY:
MEETING DATE:
Public Heating
November 2, 1998
TITLE
Planning Commission Recommendation Concerning Amendments to the Campbell General Plan
Land Use Map and the Official Campbell Zoning Map.
RECOMMENDATION
The Planning Commission recommends that the City Council take the following action:
1. Grant a Negative Declaration for the proposed project; and '
2. Introduce an Ordinance approving an amendment to the Campbell General Plan Land
Use Map and Zoning Map for 14419 South Bascom Avenue, as illustrated on Exhibit A;
and
3. Introduce an Ordinance approving an amendment to the Campbell General Plan Land
Use Map for 1200, 1210, 1224 and 1240 Abbott Avenue, as illustrated on Exhibit A;
ENVIRONMENTAL DETERMINATION
The Initial Study prepared for this project found that no significant impacts would result from the
proposed amendments to the General Plan Land Use Map and Official Zoning Map. Based on
the information provided in the Initial Study, the Planning Commission recommends that the
City Council grant a Negative Declaration.
BACKGROUND ,
On September 15, 1998, the City Council authorized the Community Development Department
to prepare General Plan and Zoning Map amendments for several locations. Two of the requests
were initiated by the property owners and one was City-initiated.
Prior to the Planning Commission hearing, the property owner of 90 E. Latimer Avenue
withdrew her request to redesignate the property from Public Facility to Professional Office. The
letter requesting withdrawal is provided as Attachment 3. ..
The Planning Commission held a public heating on the remaining two locations October 13,
1998. At the Planning Commission's hearing, there were no members of the public that spoke
for or against the amendments.
DISCUSSION .-
The proposed amendments are discussed separately for the purpose of analysis.
Location 1 14419 S. Bascom Avenue (Propert3, Owner Initiated}
The site is currently designated in the General Plan and Zoning Maps for high density apartment
development. The applicants are requesting amendments that will allow a change in land use to
City Council Report- November 2, 1998
GP 98-02; ZC 98-03
Page 2
professional office to allow the construction of a dental office. The adjacent land uses to the
north and south are medical/dental offices.
The Planning Commission recommends approval of the amendment of the General Plan and
Zoning map designations to Professional Office. The proposed office Land Use is compatible
with the adjacent land uses and that high density residential use is not practical for this small site
on a major arterial roadway.
Consistency with the General Plan
The Housing Element encourages the development of a variety of housing types throughout the
City. The proposed amendment could result in the potential loss of up to 6 to 8 new multi-family
units.
The Planning commission found that this site is not desirable for high density residential. The
site is located on a major arterial with heavy traffic, relatively high traffic speeds and noise. The
site is small which limits the ability of the developer to mitigate these impacts through building
layout. The ability to provide open space and other amenities would be limited.
Location 2 1200, 1210, 1224 and 1240 Abbott Avenue (City Initiated)
These four proPerties are designated as R-1 9 on the Zoning Map. This designation allows for
single family homes on lots that are a minimum of 9,000 square feet in area. Four lots were
created in 1977 and single family homes were constructed. The existing homes conform to the
requirements of the R-1 Zoning District. The General Plan designation is Commercial, a
designation designed for some type of commercial development, including retail and/or office
uses. The General Plan and Zoning designations are not compatible.
The Government Code, Section 65860 requires that the zoning be consistent with the General
Plan. In order to correct this anomaly, the Planning Commission recommends that the City
Council amend the General Plan Land Use Map for these properties to Low-Density Residential,
Less than 4.5 units per gross acre..
Consistency with the General Plan
The General Plan Land Use designation for these four properties is Commercial. This land use
designation is inconsistent with the Zoning designation of R-1 (Single-Family Residential) and
the actual land use, low-density, single-family homes. The recommended amendment of the
General Plan Land Use Map to Low Density Residential would bring this property into
conformance with the General Plan.
City Council Report - November 2, 1998
GP 98-02; ZC 98-03
Page 3
ALTERNATIVES
1. Deny the amendments.
2. Continue for further review and direct the Community Development Department to provide
additional information.
FISCAL IMPACTS
Fiscal impacts of the proposed amendments are deemed to be insignificant.
Attachments:
1. Location Map
2. Draft Ordinance for 14419 S. Bascom Avenue
3. Draft Ordinance for 1200, 1210, 1224 and 1240 Abbott Avenue
4. Letter from Mr. Douglas Foley, Esq., in behalf of Angela Zambetti requesting that the
amendments for 90 East Latimer be withdrawn from consideration.
5. Planning Commission Resolution and Minutes
6. Planning Commission Report
Prepared by: JS~~,Asso~
Reviewed by:
Steve Piasecki, Community Development Director
Approved by:
Bemard Strojny, City Manager
Attachment #5
Planning Commission Minutes of October 13, 1998
Page 2
COMMUNICATIONS.
1. Letter and Modified Conditions for Agenda Item No. 4.
2. Letter regarding Agenda Item No. 8.
AGENDA MODIFICATIONS OR POSTPONEMENTS
There were no agenda modifications or postponements.
ORAL REQUESTS
There were no oral requests.
PUBLIC HEARING
Acting Chair Jones read Agenda Item No. 1 into the record.
1. GP98-02/
ZC 98-03
Public Heating to consider the following amendments to the
General Plan Land Use Map and Zoning:
An application of Ms. Angela Zambetti for a General
Plan Amendment to the Land Use Element from
Public, Semi-Public to a mixed-use designation of
Low-Medium Density Residential and a Zone Change
fi:om PF (Public Facilities) to PD (Planned
Development) for property located at 90 E. Latimer
Avenue.
Be
An application of Dr. Dennis Wong for a General Plan
Amendment to the Land Use Element from High
Density Residential to Professional Office and a Zone
Change from R-3 (Multiple Family Residential) to PO
(Professional Offices) for property located at 14419 S.
Bascom Avenue.
A City-initiated amendment to the Land Use Map of
the General Plan from Commercial designation to
Low-Density Residential designation for properties
located at 1200, 1210, 1224 & 1240 Abbott Avenue.
A Negative Declaration has been prepared for this
project. Tentative City Council Meeting Date:
November 2, 1998.
Ms. Sharon Fierro, Senior Planner, presented the staff report as follows:
Advised the Commission that the property owner for 90 E. Latimer Avenue, Ms. Angela
Zambetti, has provided a letter requesting that her property be withdrawn from this
application. She has secured a tenant for her property.
Planning Commission Minutes of October 13, 1998 Page 3
· Location 2 is 14419 S. Bascom Avenue, located close to Highway 85. This property is
currently zoned for Multiple Family Residential use. However, the site is small, only a
quarter of an acre and is currently developed with a single-family residence. The applicant is
interested in demolishing the structure and constructing a dental office for his practice. The
surrounding uses are office and an office land use designation is compatible. Staff supports
this General Plan and Zoning change.
· Location 3 is four single-family residences located on Abbott Avenue. The General Plan and
Zoning designations for these properties are inconsistent. State law requires consistency.
The current General Plan designation is Commercial while the Zoning is R-l-9 (Single
Family Residential). The current land use is residential. Staff does not believe that the site
would support viable commercial development.
Commissioner Keams advised that she lives on Abbott, within 300 feet of the subject properties
on Abbott and will need to abstain from the discussion and vote on that item.
City Attorney Seligmann advised the Commission to discuss the locations separately so that
Commissioner Keams can vote on the Bascom location and abstain from the vote on the Abbott
locations.
Acting Chair Jones opened the Public Hearing for Agenda Item No. 1.
Acting Chair Jones closed the Public Hearing for Agenda Item No. 1.
Motion:
Upon motion of Commissioner Gibbons, seconded by Commissioner Meyer-
Kennedy, the Planning Commission accepted the withdrawal of
consideration for a General Plan Amendment and Zone Change for property
located at 90 E. Latimer Avenue at the written request of the applicant, Ms.
Angela Zambetti, by the following roll call vote:
AYES: Francois, Gibbons, Jones, Kearns, Lindstrom, Meyer-Kennedy
NOES: None
ABSENT: Lowe
ABSTAIN: None
Motion:
Upon motion of Commissioner Gibbons, seconded by Commissioner
Francois, the Planning Commission adopted Resolution No. 3185
recommending that Council adopt a Negative Declaration and approve an
amendment to the Campbell General Plan Land Use Map from High-Density
Residential to Professional Office and Zoning Map from R-3 (Multiple
Family Residential) to PO (Professional Offices) for property located at
14419 S. Bascom Avenue, by the following roll call vote:
AYES: Francois, Gibbons, Jones, Kearns, Lindstrom, Meyer-Kennedy
NOES: None
ABSENT: Lowe ·
ABSTAIN: None
Planning Commission Minutes of October 13, 1998 Page 4
Motion:
Upon motion of Commissioner Lindstrom, seconded by Commissioner
Gibbons, the Planning Commission adopted Resolution No. 3186
recommending that Council adopt a Negative Declaration and approve an
amendment to the Campbell General Plan Land Use Map from Commercial
to Low-Medium Density Residential for property located at 1200, 1210, 1224
& 1240 Abbott Avenue, by the following roll call vote:
AYES: Francois, Gibbons, Jones, Lindstrom, Meyer-Kennedy
NOES: None
ABSENT: Lowe
ABSTAIN: Kearns
Acting Chair Jones advised that this item will go before Council at its November 2, 1998,
meeting.
Acting Chair Jones read Agenda Item No. 2 into the record.
M 98-12
St. Lucy's
Public Hearing to consider the application of St. Lucy's Parish
for a Modification (M 98-12) to a previously-approved
Conditional Use Permit (UP 78-09) for St. Lucy's Parish to
allow the addition of a 4,575 square foot activity center and a
780 square foot office addition on property located at 2350 S.
Winchester Boulevard in a PF (Public Facilities) Zoning
District. A Negative Declaration has been prepared for this
project. Planning Commission decision final unless appealed in
writing to the City Clerk within 10 days.
Ms. Aki Irani, Planner I, presented the staff report as follows:
· Applicant is seeking modification to a Use Permit to allow the construction of a new activity
building and additional office space.
· The project site is located at 2350 S. Winchester, south of Kennedy and west of Industrial.
· Surrounding uses include industrial, auto repair and commercial uses.
· The new activity building would face the rear parking lot and is designed to match the
existing buildings on site.
· A condition of approval will require a lot line adjustment as the new construction will cross
over two different parcels.
· Staff is in support of this project and recommends approval of the project as well as approval
of a Negative Declaration.
Commissioner Gibbons presented the Site and Architectural Review Committee report as
follows:
RESOLUTION NO 3186
BEING A RESOLUTION OF THE CITY OF CAMPBELL
PLANNING COMMISSION RECOMMENDING AN
AMENDMENT OF THE LAND USE ELEMENT OF THE
GENERAL PLAN CHANGING THE LAND USE DESIGNATION
OF PROPERTY LOCATED AT 1200, 1210, 1224 AND 1240
ABBOTT AVENUE FROM COMMERCIAL TO LOW-DENSITY
RESIDENTIAL. CITY-IN-ITIATED APPLICATION. FILE NO. GP
98-02.
At~er notification and public hearing, as specified by law, and aRer presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission finds as follows
with respect to application No. GP 98-02:
An Initial Study was prepared pursuant to the requirements of the California
Environmental Quality Act on September 22, 1998.
o
Notice of availability of the Initial Study was prepared and published pursuant to
Section 21092 of the Public Resources Code, advising the public that a public review
period would be available and public comment would be accepted on this project.
o
The proposed Amendment of the General Plan Land Use Map is consistent with the
General Plan.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
No substantial evidence has been presented which shows that the project, as currently
presented, would have a significant effect upon the environment
An initial study has been prepared concluding that no unmitigated impacts have been
found for the project.
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.
Planning Commission Resolution No. 3186
GP 98-02- 1200, 1210, 1224 & 1240 Abbott Avenue
Passed and adopted this 13th day of October, 1998 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
Francois, Gibbons, Jones, Lindstrom,
Meyer-Kennedy
None
Lowe
Kearns
Steven Piasecki, Secretary
APPROVED BY:
Brad Jones, Acting Chair
ITEM NO. 1
STAFF REPORT - PLANNING COMMISSION MEETING
OF OCTOBER 13, 1998
GP 98-02
ZC 98-03
Public Hearing to consider Amendments to the Campbell General Plan
Land Use Map and the Official Campbell Zoning Map.
STAFF RECOMMENDATION
That the Planning Commission take the following actions:
1. Recommend that the City Council Grant a Negative Declaration; and
2. Adopt a Resolution, incorporating the attached findings, recommending that the City Council
approve an amendment to the Campbell General Plan Land Use Map as illustrated on
Attachment 3; and
3. Adopt a Resolution, incorporating the attached findings, recommending that the City Council
approve an amendment to the Official Campbell Zoning Map, as illustrated on Attachment 3.
ENVIRONMENTAL DETERMINATION
An Initial Study has been prepared for this project for the Commission's consideration. It concludes
this project will not have a significant effect on the environment, therefore, a Negative Declaration
was prepared. The Initial Study is Attachment 4. Findings in support of the Negative Declaration are
included in Attachment 1.
BACKGROUND
On September 15, 1998, the City Council authorized the Community Development Department to
prepare General Plan and Zoning Map amendments for several locations. The State Government
Code provides that the General Plan may be amended up to four times per year. Each of the
amendments may include several individual changes made at the same time. The Community
Development Department has combined one City-initiated amendment with two requested by
property owners to reduce the overall number of amendments for this calendar year. The attached
exhibit titled "Location Map" illustrates the location of the sites involved in the amendments.
Additionally, Assessor Parcel Maps are provided to illustrate the precise parcels involved.
DISCUSSION
Each General Plan/Zoning Map amendment location is discussed separately. The Planning
Commission may consider any or all of the recommended changes to the General Plan and Zoning
Map.
Staff Report - Planning Commission Meeting of October 13, 1998
GP 98-02/ZC 98-03
Page 2
Location 1 (Property Owner Initiated)
Location: 90 E. Latimer
Assessor's Parcel Numbers: 279-38-017
Property Owner: Ms. Angela Zambetti
Existing General Plan Public, Semi-Public
designation:
Existing Zoning designation: Public Facilities (P-F)
Adjacent land uses:
North: Medium Density Residential (Attached and
detached single-family)
South: Medium Density Residential (Attached
townhouse development)
East: Low-Medium Density (Single family homes)
West: Medium Density Residential (Attached
townhouse development)
Lot area: .8 net acres (.865 gross acres)
Current Use of the site:
Vacant commercial building
The US Postal Service operated the Campbell Post Office from this location from 1961 to 1991. The
building was then occupied by quasi-public uses established by a Use Permit in 1995. The building
is now vacant and Ms. Zambetti, the property owner, is attempting to lease the property and has had
interest from professional office uses. However, the Public Facilities District limits the use of the
site to governmental entities or quasi-public uses and does not permit professional office use of the
site. She has submitted a letter, prepared by her attorney, requesting that the City Council authorize
an amendment of the General Plan and Zoning Map that would allow her to lease the property to
professional offices.
In the past, staff has received complaints from adjacent residents about the noise created by
trucks associated with both the Post Office and the Pacific Telesis use. The use of the site for
quieter office uses would lessen the potential noise impacts on the neighborhood. Ultimately,
staff believes that the most compatible use would be a low-medium density residential project,
similar to the adjacent land use to the east. The site could accommodate 5 to 11 units under the
6-13 dwelling unit per gross acre designation. Staff suggests a mixed use designation be
considered that allows immediate use of the site for professional offices and the future
Staff Report - Planning Commission Meeting of October 13, 1998
GP 98-02/ZC 98-03
Page 3
development as a residential project, at the discretion of the property owner. A Planned
Development Permit for the property is scheduled for the Planning Commission meeting of
October 27, 1998. The permit will specify the specific uses allowed and the conditions under
which the business may operate. Limits will be placed on hours of operation that will reduce the
possibility of conflict with the neighborhood.
Consistency with the General Plan
The General Plan Land Use element states a policy that the City shall protect residential uses which
adjoin commercial or industrial uses from potential noise, traffic, safety hazards and glare thorough
site design. Public facility tenants of the property in the past have created late hour noise, traffic and
delivery problems for adjacent residential uses. The change in designation to Professional Office
will provide a land use that has relatively few potentials for nuisance and is therefore consistent with
this policy. The designation of Planned Development as a zoning designation requires approval of a
Planned Development Permit that will tailor the operational conditions to the particular needs of this
site. Approval of the Permit requires a Public Hearing before the Planning Commission to evaluate
the impacts of the use on a case by case basis. It would also require that adjacent property owners be
notified and would provide a forum for public comment at the Public Hearing. This process will
assure a land use that is consistent with the General Plan policy.
Location 2 (Property Owner Initiated)
Location: 14419 S. Bascom Avenue
Assessor's Parcel Numbers: 414-44-005
Property Owner: Dora Wong
Existing General Plan designation: High Density Residential (21 to 27 units per gross
acre)
Existing Zoning designation: Multiple Family Residential (R-3)
Adjacent land uses: office
North: Professional Office (Two story
building)
South: Commercial (One story dental building)
East: City of San Jose (Commercial)
West: One story single family home
Lot Area: .29 net acres (.30+ gross acres)
Current Use of the site: Single Family House
Staff Report - Planning Commission Meeting of October 13, 1998
GP 98-02/ZC 98-03
Page 4
This property is located on the west side of South Bascom Avenue, just north of White Oaks Road
(near the San Jose City Boundary and Interstate Highway 85). The property was recently sold to Dr.
and Ms. Wong, who would like to construct a dental office for their own dental practice. The
property currently contains a single-story, single-family home on the 13,000 square foot site. The
surrounding land uses to the south and north are professional offices. The site could develop 6 to 8
units under the present General Plan designation. Staff believes that the requested amendment of the
General Plan and Zoning Maps would be consistent with adjacent land uses and that proper siting
and design of the building would mitigate any impacts on the residential use on White Oaks Road at
the rear of this site. The applicant has submitted the attached letter in support of the request.
Consistency with the General Plan
The Housing Element encourages the development of a variety of housing types throughout the City.
The proposed amendment could result in the potential loss of up to 6 to 8 new multi-family units.
Staffbelieves that this site is not desirable for high density residential. The site is located on a major
arterial with heavy traffic, relatively high traffic speeds and noise. The site is small which limits the
ability of the developer to mitigate these impacts through building layout. The ability to provide
open space and other amenities would be limited. While this proposal results in a loss of a potential
6 to 8 multiple family units, this offset by thb recommended land use change for the Latimer Avenue
property (Location I) that would allow up to 5 to 11 units in a more appropriate setting. Further,
both adjacent properties are designated for professional office development.
The Land Use Element of the General Plan encourages commercial uses to be located on major
arterials. The redesignation of this site for Professional Office use is consistent with this policy.
Location 3 (City Initiated)
Location:
Property Owners:
1240 Abbott Avenue (403-15-017)
1224 Abbott Avenue (403-15-010)
1210 Abbott Avenue (403-15-022)
1200 Abbott Avenue (403-15-039)
.22 net acres/
.27+ gross acres
.24 net acres/
.29+ gross acres
.23 net acres/
.28 gross acres
.34 net acres/
.34 gross acres
1240 Abbott Avenue - Brad and Deborah Johnson
1224 Abbott Avenue - Randy and Virginia Milbank
1210 Abbott Avenue - Sung Kook Kim and
Paek Mi Rhee Kim
1200 Abbott Avenue - Frankie and Loretta Zmak
Staff Report - Planning Commission Meeting of October 13, 1998
GP 98-02/ZC 98-03
Page 5
Existing General Plan designation: Commercial
Existing Zoning designation: R- 1-9
Adjacent land uses:
Current Use of the site:
North: Single family home on a large lot/Smith Creek
South: Low density single family homes
East: Rolling Hills Shopping Center
West: Low density single family homes
Single family homes on land subdivided in 1977
The four properties on Abbott Avenue are currently zoned R-l:9, a low-density residential
designation. This is in conflict with the existing General Plan designation of Commercial. This
inconsistency has existed several years. This request to amend the General Plan designation is made
pursuant to the California Government Code, Section 65860, which requires that all zoning district
classifications be consistent with the General Plan.
The properties are developed with single-family homes which back up to the adjacent Rolling Hills
Shopping Center on Hacienda Avenue. Presumably, these properties were designated commercial to
accommodate future expansion of the shopping center. Currently, the shopping center is largely
vacant and is not likely to need to expand in the foreseeable future. The existing homes appear to be
well kept and comparable with other homes in the San Tomas neighborhood. Consequently, staff
believes that the most reasonable General Plan designation would be Low Density Residential,
reflecting the existing land use.
If the properties were to be designated for commercial development (i.e. amend the zoning map to
reflect the General Plan designation) the existing single-family homes would become legal non-
conforming and could not be expanded and could not be rebuilt if destroyed by more than 50% by
fire.
Staff has explained the reason for the proposed amendments to each of the affected property owners.
One of the property owners has stated support for the amendment. The other three property owners
did not voice opposition or support but seemed to understand the issue.
Consistency with the General Plan
The Land Use designation in the General Plan is Commercial. This land use designation is
inconsistent with the Zoning designation of R-1 (Single-Family Residential) and the actual land use,
low-density, single-family homes. The recommended amendment of the General Plan Land Use
Map to Low Density Residential would bring this property into conformance with the General Plan.
Staff Report - Planning Commission Meeting of October 13, 1998
GP 98-02/ZC 98-03
Page 6
Attachments:
1. Recommended Findings for Approval of a Negative'Declaration
2. Location Map
3. Map Attachments illustrating proposed General Plan and Zoning Map Amendments
4. Initial Study
5. Letter - Ms. Angela Zambetti, dated September 3, 1998
6. Letter - Ms. Dora Wong dated September 3, 1998
Submitted by:
Sharon FTo,,. S~lanner
Approved b~/~' ~ '
Steve Piasecki, Community Development Director
O~
oNtnb~
LOC~-~ON 3 - 1200, 1210, 1224 & 12,
Abbott Avenue
General Plan: Low Density Residenti~
CITY OF CAMPBELL
Community Development Department. Curg'~i~0"/~
'~' ~~.----~" '
Notice of Intent to Adopt a Negative D~~
Notice is hereby given that the City of Campbell has prepared an initial study and intends to adopt a Negative
Declaration for the following project:
Project description:
Ao
An application of Mrs. Angela Zambetfi for a General Plan Amendment to the Land Use Element from
Public, Semi-Public to a mixed use designation of Low-Medium Density Residential and a Zone Change
from PF (Public Facilities) to PD (Planned Development) for property located at 90 E. Latimer Avenue.
Bo
An application of Dr. Dennis Wong for a General Plan Amendment to the Land Use Element from High
Density Residential to Professional Office and a Zone Change from R-3 (Multiple Family Residential) to
PO (Professional Offices) for property located at 14419 $. Baseom Avenue.
C. A City-initiated amendment to the Land Use Map of the General Plan from Commercial designation to
Low-Density Residential designation for properties located at 1200, 1210, 1224 & 1240 Abbott Avenue.
Pursuant to the Public Resources Code Section 21092, a public review period of 20 days will begin October 3,
1998 and end October 24, 1998. A copy of the Initial Study is available in the Office of the Community
Development Director located at Campbell City Hall, 70 North First Street, Campbell California. If you have
any questions in this matter, you may contact Sharon Fierro, Senior Planner at (408) 866-2141.
Please be advised that if you challenge the nature of the above project in court, you may be limited to raising
only those issues you or someone else raised in written correspondence delivered to the City of Campbell
during the Public Review Period or prior to or at the Planning Commission meeting or City Council Public
Hearing.
The Planning Commission will hold a public meeting on October 13, 1998 and the matter is tentative scheduled
for Public Hearing before the Campbell City Council on November 17, 1998. Interested parties may appear
and be heard at either hearing.
In compliance with the Americans with Disabilities Act, listening assistive devices are available for all
meetings held in the City Council Chambers. If you require accommodation, please contact the Community
Development Department at (408) 366-2140, at least one week in advance of the meeting.
OCT I2 4 1996
STEP~V.]LOVE, COUN~ CLERK
BY / %1 ~~ DEPU~
'S': vERA"
Date: October 1, 1998
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
' Oty
Council
Report
ITEM NO.:
~ATEGORY:
MEETING DATE:
15
New Business
September 15, 1998
TITLE
Authorizatien to Proceed with General Plan and Zoning Map Amendments
RECOMMENDATION
That the City Council take the following action:
Authorize the Community Development Department to prepare General Plan and Zoning Map
amendments.
BACKGROUND
The State Government Code provides that the General Plan may be amended up to four times per
year. Each of the amendments may include several individual changes made at the same time.
The Community Development Department has combined one City-initiated amendment with two
requested by property owners to reduce the overall number of amendments for this calendar year.
The attached exhibit titled "Location Map" describes the location of the sites involved in the
amendments. Additionally, Assessor Parcel Maps are provided to illustrate the precise parcels
involved.
DISCUSSION
Location 1 (Prop.erty Owner Initiated)
Location:
Assessor's Parcel Numbers:
Properly Owner:
Existing General Plan designation:
Existing Zoning designation:
Adjacent land uses:
Lot area:
Current Use of the site:
Recommended Amendments:
90 E. Latimer
279-38-017
Ms. Angela Zambetti
Public, Semi-Public
Public Facilities (P-F)
North: Medium Density Residential (Attached and
detached single-family)
South: Medium Density Residential (Attached townhouse
development)
East: Low-Medium Density (Single family homes)
West: Medium Densi?y Residential (Attached townhouse
development)
.8 net acres 6865 gross acres)
Vacant commercial building
~neral Plan: 'Offi~ - Low-Medium Density Resi[tential
Zoning: 'planned Development (PD) .,
The US Postal Service operated the Campbell Post Office from this location from 1961 to 1991.
The building was then occupied by quasi-public uses established by a Use Permit in 1995. The
City Council Report- September 15, 1998
Authorization for General Plan/Zoning Map Amendments
Page 2
building is now vacant and Ms. Zambetti, the property owner, is attempting to lease the property
and has had.interest fi.om professional office uses. However, the Public Facilities District limits
the use of the site to governmental entities or quasi-public uses and does not permit professional
office use of the site. She has submitted a letter, prepared by her attorney, requesting that the
City Council authorize an amendment of the General Plan and Zoning Map that would allow her
to lease the property to professional offices.
In the past staffhas received complaints fi.om adjacent residents about the noise created by lrucks
associated with both the Post Office and the Pacific Telesis use. The use of the site for quieter
office uses would lessen the potential noise impacts on the neighborhood. Ultimately, staff
believes that the most compatible use would be a low-medium density residential project, similar
to the adjacent land use to the east. The site could accommodate 5 to 11 units under the 6-13
dwelling unit per gross acre designation. Staff suggests a mixed use desigriation be considered
that allows immediate use of the site for professional offices and the future development as a
residential project, at the discretion of the property owner.
Location 2 (Property Owner Initiated)
Location:
Assessor's Parcel Numbers:
Property Owner:
14419 S. Bascom Avenue
414-44-005
Dora Wong
Existing General Plan designation: High Density Residential (21 to 27 units per gross acre)
Existing Zoning designation: Multiple Family Residential CR-3 )
Adjacent land uses:
Lot Area:
Current Use of the site:
Recommended Amendments:
North: Professional Office (Two story office building)
South: Commercial (One story dental building)
East: City of San Jose (Commercial)
West: One story single family home
.29 net acres (.30+ gross acres)
Single Family House
General Plan: Professional Office
Zoning: Professional Offices (P-O)
This property is located on the west side of South Bascom Avenue, just north of White Oaks
Road (near the San Jose City Boundary and Interstate Highway 85). The property was recently
sold to Mr. and Ms. Wong, who would like to construct a dental office for their own dental
practice. The property currently contains a single story single-family home on the 13,000 square
foot site. The surrounding land uses to the south and north are professional offices. The site
could develop 6 to 8 un/ts under the present General Plan designation. Staff believes that the
requested amendment of the General Plan and Zoning Maps would be consistent with"adjacent
land uses and that proper siting and design of the building would mitigate any impacts on the
residential use on Whiteoaks Road at the rear of this site. The applicant has submitted the
attached letter in support of the request.
City Council Report- September 15, 1998
Authorization for General Plan/Zoning Map Amendments
Page 3
Location 3 (City Initiated)
Location:
Property Owners:
1240 Abbott Avenue (403-15-017)
1224 Abbott Avenue (403-15-010)
1210 Abbott Avenue (403-15-022)
1200 Abbott Avenue (403-15-039)
.22 net acres/
.27+ gross acres
.24 net acres/
.29+ gross acres
.23 net acres/
.28 gross acres
.34 net acres/
.34 gross acres
1240 Abbott Avenue - Brad and Deborah Johnson
1224 Abbott Avenue - Randy and Virginia Milbank
1210 Abbott Avenue - Sung Kook and Pack Mi Rhee Kim
1200 Abbott Avenue - Frankie and Loretta Zmak
Existing General Plan designation: Commercial
Existing Zoning designation: R-l-9
Adjacent land uses:
North: Large lot with a single-family dwelling/Smith
Creek
South: Low density single family homes
East: Rolling Hills Shopping Center
West: Low density single family homes
Current Use of the site: Single family homes constructed between 1949 and 1955
Recommended Amendments: General Plan: Low Den,sity Residential
The four properties on Abbot Avenue are currently zoned residential but the General Plan
designation is Commercial. The California Government Code, Section 65860 mandates that
zoning district classifications must be consistent with the General Plan. Conflicts in designations
should be made as soon as practical.
The properties are developed with single-family homes which backup to the adjacent Rolling
Hills Shopping Center on Hacienda Avenue. Presumably, these properties were designated
commercial to accommodate future expansion of the shopping center. Cun'ently, the shopping
center is largely vacant and is not likely to need to expand in the foreseeable future. The existing
homes appear to be well kept and comparable with other homes in the San Tomas neighborhood.
Consequently, staff believes that the most reasonable General Plan designation would be Low
Density Residential, reflecting the existing land use. '
Staff has explained the reason for the proposed amendments to each of the affected property
owners. One of the property owners has stated support for the amendment, the other property
owners did not voice opposition or support but seemed to understand the issue.
City Council Report - September 15, 1998
Authorization for General Plan/Zoning Map Amendments
Page 4
FISCAL IMPACTS
There will be no significant fiscal impacts as a result of proposed amendments.
ALTERNATIVES
1. Do not grant the authorization.
2. Grant authorization for one or more of the locations
3. Provide further direction regarding the review of other or alternative land uses.
Attachments:
1. Letter - Ms. Angela Zambetti, dated September 3, 1998
2. Letter - Ms. Dora Wong dated September 3, 1998
3. Map Attachments illustrating existing and proposed designations
PKEPARED BY: _-~~-~,'m ~
Steve Piasecki,~ommunity Development Director
APPROVED BY:
Bernard M. Strojn~, C~ty Manager
Lb ~ATION 3
1240 Abbott Avenue
1224 Abbott Avenue
1210 Abbott Avenue
1200 Abbott Avenue
Attachment #4
CITY OF CAMPBELL
CALIFORNIA
California Environmental Quality Act
INITIAL STUDY
General Plan and Zoning Map Update
September 1998
Prepared By:
Sharon Fierro, Senior Planner
City of Campbell
Community Development Division
70 North First Street
Campbell CA, 95008
(408) 866-2140
This statement is prepared in compliance with the California Environmental Quality Act
INITIAL STUDY
ENVIRONMENTAL EVALUATION CHECKLIST
I. BACKGROUND
Name and Address of Project Proponent:
City of Campbell
70 North First Street
Campbell, CA 95008
Name of Project:
General Plan and Zoning Map Update - September 1998
GP98-02/ZC98-03
Project Address:
Location 1:
Location 2:
Location 3:
90 E. Latimer Avenue
14419 S. Bascom Avenue
1200, 1210, 1224 and 1240 Abbott Avenue
Project Description:
Location 1:
The General Plan and Zoning Designations for this site allow Public Facilities/Public and Semi-Public use.
The property is owned by a private individual, Ms Angela Zambetti. This property was the site of the
Campbell Post Office until 1990 when Pacific Telisis leased the property and operated a Semi-public use
from the building. The site is located on a collector street and is surrounded by residential uses on all sides
It is approximately 500 feet from Winchester Boulevard, a major arterial. The building, only 30 years old,
was constructed in the 1960's and still has a "useful life".
The property owner has asked the City to amend the General Plan and Zoning designations to allow general
office use. Staff is recommending a mixed General Plan designation to allow Low to Medium Density
Residential and Professional Office uses from the site. Staff is recommending a Planned Development
Zoning Designation that will allow the district regulations to be tailored to meet the unique circumstances of
this site and minimize potential adverse impacts, such as late hour operations, on adjacent residential uses.
Location 2:
This property is located on the west side of South Bascom Avenue, just north of White Oaks
Road (near the San Jose City Boundary and Interstate Highway 85). Bascom Avenue is a major
arterial.
Initial Study Page 2
General Plan and Zoning Amendments 1998 September 18, 1998
The General Plan and Zoning land use designations allow for high density residential
development. The property was recently sold to Mr. and Ms. Wong, who would like to construct
a dental office for their own dental practice. The property currently contains a single story
single-family home on the 13,000 square foot site.
The surrounding land uses to the south and north are professional offices. The site could develop
6 to 8 units under the present General Plan designation. Staff has evaluate the potential of the
site to provide housing and believes that the small size of the site and the location on a major
arterial make high density residential impracticable. Staff's recommendation is to amend the
designations allow professional office development.
Location 3
Location three is located on the east side of Abbot Avenue. The site includes four parcels developed as low
density single-family homes. The Zoning is R-l-9, Single-Family Residential with a minimum lot size of
9,000 square feet, and is consistent with this land use. The General Plan designation is Commercial. State
Law mandates that General Plan and Zoning designations be consistent. In this case they are inconsistent
and one of the designations must be changed. The properties located on the west side of Abbot are
designated as Low Density Residential and are thus consistent with the General Plan and Zoning
designations.
A commercial shopping center is located adjacent to the rear yards of the subject sites is currently 95
percent vacant. The shopping center was once anchored by a neighborhood grocery store (Food Villa) and
had a variety of neighborhood serving businesses such as a full service restaurant, dry cleaners and various
office uses. It has been poorly maintained and has been essentially vacant for approximately 20 years.
Staff is recommending that the General Plan for these parcels be amended to reflect the existing land use,
Low Density Residential, less than 4.5 units per acre. Staff does not believe that the designation for
commercial development would be an economically viable land use in that the adjacent shopping center has
a long history of not being successful. Staff further notes that a commercial designation of the homes
would make them legal non-conforming which could create hardships for the existing property owners.
They could not construct additions or enlargements to the homes, and if the homes were more than 50%
destroyed they could not be repaired.
Environmental Setting:
The City of Campbell has a population of 38,267 in a total land area of six (6) square miles. It is
located in Santa Clara County on the southwestern edge of the City of San Jose and is a fully
developed urban community with a mix of residential, commercial, industrial and institutional and
uses. The specific location of the sites being considered for General Plan and Zoning Map
amendments is described above and illustrated in the attachments.
Date Checklist Completed: September 18, 1998
Prepared By: Sharon Fierro, Senior Planner
Initial Study Page 3
General Plan and Zoning Amendments 1998 September 18, 1998
II. ENVIRONMENTAL IMPACT EVALUATION
Introduction: The following evaluation has been prepared to determine if the project may have a
significant impact on the environment. For the purposes of this study, a significant impact shall
mean a substantial or potentially substantial change in the physical environment.
Evaluations: An "A" rating indicates that based upon the available information, the
environmental coordinator has determined that there will be no impact on the environment. A
"B" rating indicates that the impact will be insignificant. A "C" rating indicates that a specific
change to the project (mitigation measures) could reduce the impact to a level of insignificance.
A "D" rating indicates that the impact may or will be significant.
Discussion: A description of the proposed mitigation measures and the factual data or evidence
used to reach conclusions regarding impact significance is attached following the Determination
in Section III.
A. Earth.
Evaluation of the impact of the project upon: (A) (B) (C)
(D)
No Impact Insignif. Insig. if May Be
Mitigated Signif.
1. Earth stability or geologic substructure conditions x [] [] []
2. Soil Conditions: (disruptions, displacements, compaction or X [] [] []
overcrowding)
3. Topography or ground surface relief features X [] [] []
4. Unique geologic or physical features X [] [] []
5. Wind or water erosion of soils (on or off site) X [] [] []
6. Beach sands, siltation, deposition or erosion which may modify the channel X [] [] []
of a river or stream or the bed of the ocean or the bay
7. Exposure of people or property to geologic hazards such as earthquakes, X [] [] []
landslides, mudslides, ground failure, or similar hazards
The amendment of the General Plan and or Zoning Maps will not have an adverse impact on the
land or soil conditions. If staff recommendations are followed, Location 1 would have the
potential to redevelop as a low-medium density residential project at some time in the future.
The owner of Location 2 has indicated a desire to construct a medical office on the property but
specific development plans have not been submitted at this time. The land use for Location 3
would not change from the existing single family homes. At the time projects are submitted for
development review they would be reviewed to determine specific impacts and mitigation
measures will be required as necessary.
Initial Study Page 4
General Plan and Zoning Amendments 1998 September l 8, 1998
B. Air.
Evaluation of the impact of the project upon:
1. The deterioration of ambient air quality X [] [] []
2. The creation of objectionable odors X [] [] []
3. Air temperatures, moisture, movements, or micro-climates X [] [] []
There would be no impact on air quality as a result of these land use designation amendments.
At the time development projects are submitted they would be reviewed to determine specific
impacts and mitigation measures will be required as necessary.
C. Water.
Evaluation of the impact of the project upon:
1. Currents or natural water courses X [] [] []
2. Absorption rates, drainage patterns, or the rate and amount of surface water X [] [] []
runoff
3. Flood water courses or flows X [] [] []
4. Amount of surface water in any water body X [] [] []
5. Discharges into surface waters, or alteration of surface water quality X [] [] []
6. Direction or rate of flow of ground water X [] [] []
7. Ground water quantity (additions, withdrawals, interceptions of an aquifer?) X [] [] []
8. Amount of water otherwise available for public water supplies X [] [] []
9. Exposure of people or property to water related hazards (flooding) X [] [] []
The amendment of the General Plan and or Zoning Map will not have an adverse impact on
water quality or conditions.
At the time projects are submitted for development review they would be reviewed to determine
specific impacts and mitigation measures will be required as necessary. The property located at
1240 Abbot is located adjacent to creek bed and any expansion or changes to the home would be
referred to the Santa Clara Valley Water District for evaluation and specific recommendations.
Initial Study Page 5
General Plan and Zoning Amendments 1998 September 18, 1998
Plant-life and Wildlife
Evaluation of the impact of the project upon:
(A) (B) (C) (D)
No Impact Insignif. Insig. if May Be
Mitigated Signif.
1. The diversity of species or number of any species of plants X [] [] []
2. The number of any unique, rare or endangered species of plants X [] [] []
3. The normal replenishment of existing species X [] [] []
4. Acreage of an agricultural crop X [] [] []
5. The diversity of species or numbers of species of animals X [] [] []
6. Numbers of any unique, rare or endangered species of animals X [] [] []
7. The normal migration or movement of animals X [] [] []
8. Deterioration to existing fish or wildlife habitat X [] [] []
The amendment of the General Plan and or Zoning Map will not have an adverse impact on plant
life or wildlife. If staff recommendations are followed, Location 1 would have the potential to
redevelop as a Iow-medium density residential project at some time in the future. The owner of
Location 2 has indicated a desire to construct a medical office on the property but there are not
development plans at this time. At the time projects are submitted for development review they
would be reviewed to determine specific impacts and mitigation measures will be required as
necessary.
Each application for development will be reviewed on a case by case basis to determine site
specific impacts.
E. Noise.
Evaluation of the impact of the project upon:
1. Existing noise levels X [] [] []
2. Exposure of people to severe noise levels X [] [] []
Changing the General Plan and zoning designations as recommended by staff will not create
adverse noise impacts on adjacent uses. For Location One on Latimer Avenue, the mixed use
designation of Low-Medium Density Residential and Professional Office will allow uses that are
less intensive than the current public facilities designations. The City received numerous
Initial Study Page 6
General Plan and Zoning Amendments 1998 September 18, 1998
complaints about noise when the building was occupied by the Post Office and Pacific Telesis
because of the service orientation of the business and the use of service trucks.
The recommended Planned Development zoning designation of the site will allow low intensive
office uses as a permitted use. These uses will not involve any service vehicles and will operate
no later than 11 p.m. in the evening. More intensive uses will be evaluated on a case by case
basis by requiring a use permit. A public hearing with notification of property owners within
300 feet will allow the adjacent property owners to hear each proposed use and for the Planning
Commission to place conditions of approval to mitigate potential adverse impacts. For location
two on Bascom Avenue, the intensity of the use of the site will actually lessen with the
professional office designation instead of high density housing. Any development plans will
require approval of a site and architectural permit that will utilize building siting, landscaping
and property line walls to mitigate noise impacts on adjacent residential uses to the west. The
existing land uses in Location Three will not change with the proposed amendments, and low
density residential designation is less intensive in terms of noise impacts than commercial.
F. Natural Resources and Energy
Evaluation of the impact of the project upon:
1. Rate of use of any natural resource X [] [] []
2. Depletion of any nonrenewable natural resource X [] [] []
3. Use of substantial amounts of fuel or energy X [] [] []
4. Demand upon existing sources of energy X [] [] []
The amendment of the General Plan and or Zoning Map will not have an adverse impact on plant
life or wildlife. If staff recommendations are followed, Location 1 would have the potential to
redevelop as a low-medium density residential project at some time in the future. The owner of
Location 2 has indicated a desire to construct a medical office on the property but there are not
development plans at this time. At the time projects are submitted for development review they
would be reviewed to determine specific impacts and mitigation measures will be required as
necessary.
Each application for development will be reviewed on a case by case basis to determine site
specific impacts.
Initial Study Page 7
General Plan and Zoning Amendments 1998 September 18, 1998
Ge
Human Health
Evaluation of the impact of the project upon:
(A) (B) (C) (D)
No Impact Insignif. Insig. if May Be
Mitigated Signif.
1. The creation of any physical or mental health hazards X [] [] []
2. Exposure of people to potential health hazards X [] [] []
3. Risk of explosion of, or release of hazardous substances X [] [] []
The amendment of the General Plan and or Zoning Map will not have an adverse impact on plant
life or wildlife. If staff recommendations are followed, Location 1 would have the potential to
redevelop as a low-medium density residential project at some time in the future. The owner of
Location 2 has indicated a desire to construct a medical office on the property but there are not
development plans at this time. At the time projects are submitted for development review they
would be reviewed to determine specific impacts and mitigation measures will be required as
necessary.
Each application for development will be reviewed on a case by case basis to determine site
specific impacts.
H. Visual Impacts
Evaluation of the impact of the project upon:
1. Obstruction of any scenic vista or view open to the public X [] [] []
2. Creation of an aesthetically offensive site open to public view X [] [] []
3. Production of new light or glare X [] [] []
The amendment of the General Plan and or Zoning Map will not have an adverse impact on plant
life or wildlife. If staff recommendations are followed, Location 1 would have the potential to
redevelop as a low-medium density residential project at some time in the future. The owner of
Location 2 has indicated a desire to construct a medical office on the property but there are not
development plans at this time. At the time projects are submitted for development review they
would be reviewed to determine specific impacts and mitigation measures will be required as
necessary.
Each application for development will be reviewed on a case by case basis to determine site
specific impacts.
Initial Study Page 8
General Plan and Zoning Amendments 1998 September 18, 1998
Historical Resources
Evaluation of the impact of the project upon:
1. Significant archeological or historical sites, structures, objects or X
buildings
The amendment of the General Plan and or Zoning Map will not have an adverse impact on plant
life or wildlife. If staff recommendations are followed, Location 1 would have the potential to
redevelop as a low-medium density residential project at some time in the future. The owner of
Location 2 has indicated a desire to construct a medical office on the property but there are not
development plans at this time. At the time projects are submitted for development review they
would be reviewed to determine specific impacts and mitigation measures will be required as
necessary.
If development occurs in the future, each project will be reviewed on a case by case basis to
determine site specific impacts and mitigation measures will be imposed as necessary.
J. Land Use
Evaluation of the impact of the project upon:
1. Present and/or planned land uses in the area X [] [] []
2. Population: The location, distribution, density or growth rate of the X [] [] []
human population in the area
3. Housing: Existing housing or demand for additional housing X [] [] []
4. Transportation: A) The generation of substantial additional vehicular X [] [] []
movement
B) Existing parking facilities, or demand for new parking X [] [] []
C) Existing transportation systems X [] [] []
D) Present patterns of circulation or movement of people and/or goods X [] [] []
E) Waterborne, rail or air traffic X [] [] []
F) Traffic hazards to motor vehicles, bicyclists or pedestrians X [] [] []
5. Recreation: The quality or quantity of existing recreational X [] [] []
opportunities
The proposed map amendments does not authorize site specific development and therefore has
no quantifiable land use impacts. Each application will be reviewed on a case by case basis and
any impacts will be mitigated as part of the approval process.
lnitial Study Page 9
General Plan and Zoning Amendments 1998 September 18, 1998
K. Is the project consistent with:
Yes No
1. The General Plan X []
2. The Zoning Ordinance X []
3. Congestion Management Program X []
4. Other applicable land use controls X []
The amendment of the General Plan and or Zoning Map will not have an adverse impact on plant
life or wildlife. If staff recommendations are followed, Location 1 would have the potential to
redevelop as a low-medium density residential project at some time in the future but could also
continue as a low intensity office use. The owner of Location 2 has indicated a desire to
construct a medical office on the property but there are not development plans at this time. At
the time development applications are submitted for site and architectural approval they would
be reviewed to determine specific impacts and mitigation measures will be required as necessary.
Le
Public Services and Utilities
Evaluation of the impact of the project upon:
(A) (B) (C) (D)
No Impact Insignif. Insig. if May B
Mitigated Signif.
1. Fire Protection Services X [] [] []
2. Police Protection Services X [] [] []
3. Schools X [] [] []
4. Parks or other recreational facilities X [] [] []
5. Maintenance of public facilities, including roads X [] [] []
6. Other governmental services X [] [] []
7. Power or natural gas systems X [] [] []
8. Communication systems X [] [] []
9. Water systems X [] [] []
10. Sewer or septic tanks X [] [] []
11. Storm water drainage X [] [] []
12. Solid waste and disposal X [] [] []
Initial Study Page 10
General Plan and Zoning Amendments 1998 September 18, 1998
The proposed map amendments will not result in potentially significant impacts on the provision
of public services inasmuch as the sites under consideration are relatively small. The change in
land use for Location 1 could add an additional five to eleven units under the staff recommended
land use designation. If at some time in the future the property owner submits a development
application for residential development, mitigation measures would be assessed at that time.
Potential impacts would also be evaluated and mitigated at the time of development. For
example, payment of park impact and park in lieu fees would be required to mitigate potential
impacts on the provision of recreation and park services.
Location 2 is located on Bascom Avenue, a major arterial. The development of a small isolated
multi-family project could result in an undesirable living environment due to its proximity to
high traffic levels, higher noise levels associated with developments on arterials and the
location's isolation from available open space. The recommended professional office
designation is consistent with adjacent office uses and is more appropriate on this arterial. Site
specific impacts will be evaluated at the time of development.
No change in existing land use would result from the amendments proposed for Location 3.
M. Mandatory Findings of Significance
Yes No
1. Does the project have the potential to degrade the quality of the environment, [] X
substantially reduce the habitat or a fish or wildlife species, cause a fish or
wildlife population to drop below self sustaining levels, threaten to eliminate a
plant or animal community, reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important examples of the major periods
of California history or prehistory?
2. Does the project have the potential to achieve short term goals to the [] X
disadvantage of long term goals?
3. Does the project have impacts which are individually limited, but cumulatively [] X
considerable? (A project may impact on two or more separate resources where
the impact on each resource is relatively small, but where the effect of the total
of those impacts on the environment is significant.)
4. Does the project have environmental effects which will cause substantial adverse [] X
effects on human beings, either directly or indirectly?
Initial Study Page 11
General Plan and Zoning Amendments 1998 September 18, 1998
III.
On the basis of this initial evaluation
coordinator has determined that:
(Cheek one)
DETERMINATION AND RECOMMENDATION
and the information
available, the environmental
X A) The proposed project could not have a significant effect on the environment. A Negative
Declaration should be prepared.
[] B) Although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because the mitigation measured described on the
attached sheet(s) have been added to the project. A Negative Declaration should be prepared.
~ C) The proposed project may have a significant effect on the environment. An Environmental
Impact Report should be prepared.
Date:
Signature:
IV. SUPPLEMENTAL INFORMATION
Reference Documents:
1. Campbell General Plan and Zoning Map
Initial Study Page 12
General Plan and Zoning Amendments 1998 September 18, 1998