PC Res 2678RESOLUTION NO. 2678
PLANNING COMMISSION
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A ZONE
CHANGE FROM M-1-S (LIGHT-INDUSTRIAL) TO PD (PLANNED
DEVELOPMENT) ZONING DISTRICT FOR PROPERTY LOCATED
AT 535 WESTCHESTER DRIVE AS SHOWN ON THE ATTACHED
EXHIBIT (CITY-INITIATED APPLICATION FOR APN: 412-29-05,
06, AND 412-30-35) FILE NO. ZC 90-03 .
After notification and public hearing as specified by law on the
proposed amendments to the Zoning Map of the City of Campbell entitled
Exhibit A, and contained in Exhibit B entitled Development Policies, and
after presentation by the Planning Director, proponents and opponents,
the Planning Commission did determine that the change as shown in the
attached Exhibit A should be made to the Zoning Map based on the
following findings:
The proposed rezoning will reduce the allowable building intensity
on the subject site.
The proposed development policies will ensure that future
development is compatible with the adjacent residential uses.
The destination commercial use will provide a substantial fiscal
benefit to the City.
The rezoning will not be harmful to the public health, safety, or
welfare.
The proposed zone change and development policies are consistent
with the proposed General Plan Amendment.
No substantial evidence has been presented which show that the
project, as modified by the mitigation measures contained in the
discussion of Environmental Impacts and development policies, would
have a significant adverse impact on the environment.
The development policies require additional detailed environmental
studies to be submitted in conjunction with the Planned Development
Permit process.
The Planning Commission of the City of Campbell recommends that the City
Council enact the Ordinance attached hereto making effective the
recommended changes to the Zoning Map.
PASSED AND ADOPTED this 26th day of June 1990, by the following roll
call vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
APPROVED:
Jay R. Perrine
Chairperson
ATTEST:
Steve Piasecki
Secretary
Exhibit B
DEVELOPMENT POLICIES
GENERAL PLAN AMENDMENT GP 90-03
ZONE CHANGE ZC 90-03
FORMER WINCHESTER DRIVE-IN SITE
Ao
Land Use
The land use is limited to destination commercial uses. Destination
commercial is defined as a retail or retail/wholesale use which
relies on the public's knowledge of the store's location through
marketing strategies, repeat shopping, and word-of-mouth
advertising. Such uses serve a market area beyond Campbell due to
the large-scale or specialization of the use
2. Examples of destination commercial uses are:
ao
membership-type retail/wholesale outlets which sell goods
in bulk quantities ("box retail")
factory discount outlets
automobile-dealer malls
other uses which meet the definition contained in A.1
o
The future planned development permit application shall master
plan development of the entire site.
B. Development Intensity.
A floor area ratio (FAR) of approximately .30 is anticipated for this
site. In conjunction with consideration a specific development
application and a public hearing, the City Council may authorize a
FAR of up to .35 with the following findings:
ao
the additional FAR will not adversely affect the adjoining
uses.
the additional FAR will not adversely affect the local
circulation system.
the use characteristics are substantially similar to those
envisioned by this General Plan Amendment.
adequate parking can be provided on-site.
June 26,1990
Development Policies - GP 90-3 & ZC 90-3
. Page -2-
C. Traffic and Access
Do
Development on this site requires a detailed traffic analysis which
studies project traffic impacts on the local circulation network
including appropriate intersections and neighborhoods in adjoining
jurisdictions. The City should consult with the adjoining
jurisdictions to identify the intersections and neighborhoods to be
studied.
In conjunction with a development application for this site, the
applicant shall submit information regarding off-site
improvements proposed to mitigate traffic impacts and to improve
site access. Details shall be provided on road improvement and
intersection modifications.
The developer shall examine methods to ensure safe and
convenient pedestrian linkage to the neighboring residential areas
Noise
Noise-generating facilities such as loading docks and mechanical
equipment should be located away and/or buffered from residential
areas.
The future developer shall submit a noise study evaluating impacts
in two areas:
Eo
impact of site generated noise on adjoining residential
uses, and
noise impacts of project traffic on residential streets used to
access the site, such as Union Avenue.
A sound wall shall be constructed where the site adjoins residential
uses.
Landscaping
The future development should provide a landscape buffer along
the westerly property line to create an attractive appearance when
viewed from Highway 17.
Dense landscaping shall be provided along property lines abutting
residential uses. The landscaping should block views of the
development and ensure privacy for residents.
Development Policies - GP 90-3 & ZC 90-3
Page -3-
June 26,1990
Fo
Go
o
Landscaping should be provided throughout the parking areas to
provide shade and visual relief. The developer is encouraged to
provide planters at the ends of parking aisles and to intersperse
planters within the aisles.
Landscaping should also be provided to filter views of the building
mass.
Parkimr
The developer should provide data on the parking demand for the
specific use. The City may impose a more restrictive parking ratio
than the standard commercial ratio of 1 space/200 square feet.
Signage
The developer shall submit a sign program with a development
proposal for the site. The City shall evaluate the need for freeway-
oriented signage in conjunction with sign program proposal to
increase facilitate public convenience and aWareness of the site
location.
pcgp90-3/2.rpt(mc2)
ORDINANCE NO.
BEING AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF CAMPBELL AMENDING THE
ZONING MAP FOR PROPERTY LOCATED AT
535 WESTCHESTER DRIVE (APN: 412-29-05 AND 06,
AND 412-30-35), AS SHOWN ON THE ATTACHED EXHIBITS
CITY-INITIATED APPLICATION, FILE NO. ZC 90-03.
The City Council of the City of Campbell does ordain as follows:
SECTION ONE: That the Zoning Map of the City of Campbell is hereby
changed and amended by adopting the attached Exhibit A entitled Map of
Said Propert and contained in Exhibit B entitled Development Policies,
as per the City-initiated application for approval of a Zone Change for
property located at 535 Westchester Drive from M-1-S (Light-Industrial)
to PD (Planned Development) Zoning District.
SECTION TWO: This Ordinance shall become effective thirty days (30)
following its passage and adoption and shall be published once within
fifteen days upon passage and adoption in the San Jose Mercury News, a
newspaper of general circulation in the City of Campbell, County of
Santa Clara.
PASSED AND ADOPTED this
following roll call vote:
day of , 19 by the
AYES:
Councilmembers:
NOES:
Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
APPROVED:
John J. Ashworth,
Mayor
ATTEST:
Barbara Olsasky, City Clerk