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