PC Res 3089RESOLUTION NO. 3089
BEING A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF CAMPBELL
RECOMMENDING APPROVAL OF A GENERAL PLAN
AMENDMENT TO CHANGE THE LAND USE
DESIGNATION FOR APPROXIMATELY 20 ACRES FROM
COMMERCIAL TO INDUSTRIAL AND APPROXIMATELY
FOUR (4) ACRES FROM COMMERCIAL TO
PUBLIC/SEMI-PUBLIC ON PROPERTY LOCATED AT 535
WESTCHESTER DRIVE AND 571 McGLINCEY LANE.
APPLICATION OF MR. KEN NEUMEISTER, ON BEHALF
OF WTA DEVELOPMENT AND HEUTTIG & SCHROMM,
INC. FILE NO. GP 96-02.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Staff, the environmental consultant and Redevelopment Staff,
proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission finds as
follows with respect to application GP 96-02:
The proposed land use change from Commercial Destination to Industrial and
Public/Semi-Public continues a land use pattern which is consistent with
surrounding existing and planned uses in the area.
Commemial Destination use is not viable or desirable to potential developers
because the site is difficult to find, access is circuitous and the site lacks visibility
normally desired by commercial developments.
o
Industrial and Public/Semi-Public is consistent with the policies and objectives of
the Circulation Element in that the traffic patterns and intensity is within the
capacity of surface streets in the area and the project specific traffic mitigation
measures will minimize traffic impacts.
The proposed land use change for a four acre portion of the site to Public/Semi-
Public will provide the opportunity for open space in this area and:
The establishment of a four acre public open space area adjacent to the
percolation ponds on the south side of the project site is removed from the
adjacent mobile home park residents.
B. The open space component helps the surrounding residential and industrial
neighborhood in achieving the communities' open space objectives.
C. Development of an open space area adjacent to existing groundwater recharge
ponds may allow joint development of a larger open space area.
Planning Commission Resolution No. 3089
GP 96-02 - 535 Westchester Drive/571 McGlincey Lane
Page 2
Do
The provision of a significant open space area for the project site will allow use
of the open space by industrial users as well as the surrounding residents and
will enhance the industrial development.
The provision of a significant open space area of a contiguous acreage, bordered
by the public street created as part of this project, provides access for the public
to the site.
Fo
The specific location and configuration of the open space area of a minimum
four acres, exclusive of the percolation ponds, will best suit the needs of the
industrial users and the neighborhood as refined through the Vesting Tentative
Subdivision Process.
The proposed land use change is consistent with the Housing Element in that
Campbell's Housing Element is certified by the State and there are no substantial
negative impacts of Industrial and Public/Semi-Public uses vs. Commercial
Destination uses. Also, the City will continue to maintain a reasonable balance
between jobs created and housing provided.
o
This site is not desirable for residential uses because of noise generated from the
adjacent Highway 17 and the surrounding industrial uses in the area make it
difficult to create a desirable living environment.
Development of open space on a portion of the site will provide some open space
for the area east of Highway 17, even though the site does not meet the site
acquisition criteria described in the Open Space Element.
The proposed land use change is consistent with the Noise Element of the General
Plan in that the proposed project will create less noise than alternative land uses
such as Destination Commercial or Commercial Recreation given that activities are
confined indoors or are so located on the site to minimize noise impacts on adjacent
users. This is consistent with goals and objectives identified in the Noise Element.
9. An industrial land use on the entire site does not provide for mixed uses on this site.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
The proposed mix of industrial and open space land uses results in an appropriate
use of the land. (Information is not available to draw other conclusion of other land
uses.)
Planning Commission Resolution No. 3089
GP 96-02 - 535 Westchester Drive/571 McGlincey Lane
Page 3
PASSED AND ADOPTED this 27th day of May, 1997, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Stev'e'Piasecki, Secretary
Gibbons, Lindstrom, Lowe, Meyer-Kennedy
Alne, Jones, Lowe
None
None
APPROVED: Sfis~~A. K~hm~r