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PC Res 2677RESOLUTION NO. 2677 PLANNING COMMISSION BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING AMENDMENT TO THE LAND USE ELEMENT OF THE GENERAL PLAN FROM INDUSTRIAL TO COMMERCIAL ZONING FOR PROPERTY LOCATED AT 535 WESTCHESTER DRIVE, APN: 412-29-05, 06 AND 412-30-35, CITY-INITIATED APPLICATION, GP 90-03 (ZC 90-03). After notification and public hearing as specified by law on proposed amendments to the Land Use Element of the General Plan contained in Exhibit A and Development Policies contained in Exhibit B, from Industrial to Commercial for property located at 535 Westchester Drive; and, after presentation by the Planning Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the Planning Commission does find as follows: The proposed Land Use Element of the General Plan amendment 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. e The rezoning will not be harmful to the public health, safety, or welfare. Se 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. e The development policies require additional detailed environmental studies to be submitted in conjunction with the Planned Development Permit process. The Planning Commission does hereby adopt a Resolution recommending that the City Council adopt the attached Ordinance making effective the proposed amendment. 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 Chairman 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 -- Gt- 90-3 & ZC 90-3 Pa~e -2- Do C. Traffic and Access 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. o 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: 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. E. 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 Pa~e -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. Parking 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 AMENDING THE LAND USE ELEMENT OF THE GENERAL PLAN OF THE CITY OF CAMPBELL, CALIFORNIA, FROM INDUSTRIAL TO COMMERCIAL FOR PROPERTY LOCATED AT 535 WESTCHESTER DRIVE, A CITY-INITIATED APPLICATION, GP 90-03. APN: 412-29-05, AND 412-30-35. The City Council of the City of Campbell does ordain as follows: SECTION ONE: That the Land Use Element of the General Plan of the City of Campbell, together with amendments thereto, is hereby changed and amended as per Exhibit A, and as contained in Exhibit B entitled Development Policies, 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 the San Jose Mercury News, a newspaper of general circulation in the City of Campbell, County of Santa Clara. PASSED AND ADOPTED this roll call vote: day of by the following AYES: NOES: ABSENT: Councilmembers: Councilmembers: Councilmembers: ATTEST: APPROVED: Barbara Olsasky, City Clerk John J. Ashworth, Mayor