PC Res 3129RESOLUTION NO 3129
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 19.58 ACRES FROM COMMERCIAL DESTINATION
TO INDUSTRIAL TO ALLOW A RESEARCH AND DEVELOPMENT
BUSINESS PARK, AND CHANGING THE LAND USE DESIGNATION
OF FOUR ACRES FROM COMMERICAL DESTINATION TO
PUBLIC/SEMI-PUBLIC FOR USE AS PUBLIC OPEN SPACE ON THE
FORMER WINCHESTER DRIVE-IN SITE. FILE NO. GP 96-02.
WHEREAS, the proposed land use change of 19.58 acres in the central to northern portion of the
former Winchester Drive-In Theater site from Commercial Destination to Industrial continues a
land use pattern consistent with surrounding land development and compatible with adjacent
uses; and
WHEREAS, the residents of the adjacent mobile home park bordering the proposed project to
the northeast expressed a preference for this kind of project due to the conditions of operation
and business hours of a research and development business park and the site design that
incorporates landscape buffer and site layout that is sensitive to the mobile home park and its
desire to maintain quality of life; and
WHEREAS, the historical land use designation of the site was Industrial for approximately 25
years prior to its designation to Commercial Destination and reverting it back to Industrial is
consistent with the policies of the Circulation Element of the General Plan in that expected traffic
patterns and intensity are within capacity of surface streets in the area and project specific traffic
mitigation will minimize traffic impacts.
RESOLVED that the proposed General Plan land use change of 19.58 acres in the central to
northern portion of the former Winchester Drive-In site from Commercial Destination to
Industrial, continues a land use pattern which is consistent with the predominant existing and
planned land uses surrounding the area; and
FURTHER RESOLVED that the Commercial designation on this site does not appear viable in
that freeway access was determined infeasible by Cal-Trans, and major retailers have not found
the site desirable without freeway access.
FURTHER RESOLVED that the proposed application under Planned Development Permit No.
PD-96 -06 is consistent with the Development Policies in the General Plan related to the former
Winchester Drive-In site in that floor area ratio of the proposed development is .40 or less, that a
detailed traffic analysis was completed and appropriate mitigation will be implemented,
appropriate design features are incorporated to minimize noise impacts such as sound walls and
locating loading docks away from residential areas, and landscaping will be provided throughout
parking areas and used effectively to filter views of building mass and to ensure privacy for
adjacent residential uses; and
Planning Commission Resolution No. 3129
Land Use Element
Page 2
FURTHER RESOLVED that the proposed land use change is consistent with the Central
Campbell Redevelopment Plan in that it furthers the stated goals and objectives of the Plan of
facilitating redevelopment of the McGlincey Lane area of the Project Area through
redevelopment of the largest remaining vacant parcel in the City of Campbell which has
remained fallow for 15 years due to poor access, inadequate infrastructure and the blighted
conditions of the area; and
FURTHER RESOLVED that the disposition of the 19.58 acres of the former Drive-In site for a
280,000 square foot research and development business park is consistent with the General Plan
pursuant to Government Code Section 65402 provided that the disposition is for development in
accordance with the General Plan Amendment recommended by this resolution and with other
planning approvals; and
FURTHER RESOLVED that the proposed General Plan land use change of four acres along the
southern portion of the former Drive-In site, from Commercial Destination to Public/Semi-
Public, for the purpose of creating a public open space area is consistent with the Open Space
Element of the General Plan in that the Open Space Element states that development of open
space sites in neighborhoods which are deficient in open space acreage is a high priority of the
City. The Open Space Element further identifies the Union Avenue area (of which the
McGlincey Lane area is part) as having a high need for neighborhood parks. While the site may
not meet all the criteria of the General Plan for a neighborhood park such as poor proximity to
residential, not highly visible and poor access, the opportunities for developing open space in this
area are limited due to land availability and costs and the proposed public open space amenity
would benefit an area that currently lacks adequate open space; and
FURTHER RESOLVED that a park or public open space area that does not meet all the Open
Space Element criteria can still provide public benefits and that it is not inconsistent with the
Open Space Element to set aside this acreage for public park or open space use; and
FURTHER RESOLVED that the Open Space element goal of additional park acreage does not
require that a larger portion of the Property be set aside for a park or open space because: 1) the
Property's failure to fully satisfy the criteria for a park becomes more significant and more acute
if a larger portion is set aside; 2) the main demand in the area is for a neighborhood-size (4- to 7-
acre) park; and 3) a larger park or open space at the Property would absorb greater City
resources, and would interfere with reaching the City's overall park goals elsewhere and at
potentially more ideal sites which may be consistent with the acquisition criteria contained in the
Open Space Element; and
Planning Commission Resolution No. 3129
Land Use Element
Page 3
FURTHER RESOLVED that setting aside additional land for a larger park would require more
than the modest reduction now proposed for commercial development of the Property, would
disrupt and potentially abort the several-year process which the City and Redevelopment Agency
have followed to attempt to realize the City's economic and redevelopment goals using the
Property and would risk depriving the City and Agency of the funds which development of the
Property will provide to meet open space, redevelopment and other City goals.
FURTHER RESOLVED that, while failure to identify the Property as a park site in
implementation planning under the Open Space element reflects that it is not an ideal park site, it
is nonetheless appropriate to set a small portion (four acres) aside for park or open space use
given that: 1) the public has shown interest in some park or open space use at the Property; 2) the
City has been unable to date to acquire and develop a park or open space serving the Union
Avenue area at any previously identified site; and 3) the alternatives-- either to postpone
development of the Property and realization of other City goals pending further review of open
space sites or to permit commercial development of the entire Property and probably foreclose
open space use are less desirable; and
FURTHER RESOLVED that, balancing the goals of the City and the General Plan, setting aside
four acres for park or open space use is the best way overall to realize the City's various
objectives; and
FURTHER RESOLVED that the proposed General Plan land use change is consistent with the
Housing Element in that Campbell's Housing Element is certified by the State and the impacts of
Industrial and Open Space are likely to be minimal as the area is currently designated for non-
residential. Additionally, this area is not desirable for residential given its proximity to Highway
17 and the surrounding industrial uses in the area make it difficult to create a desirable living
environment; and
The impact of development on housing will not be significant in that there has not been any new
industry in Campbell over the last five years and during that time frame the City has approved
495 dwelling units and the City continues to maintain a strong jobs/housing balance; and
FURTHER RESOLVED that the proposed General Plan land use change is consistent with the
Noise Element of the General Plan in that the proposed project will create less noise than
altemative land uses such as Commercial Destination or Commercial Recreation given that
activities are confined indoors, noise mitigation has been incorporated into the site design and
hours of operation are consistent with normal business hours. Noise impacts should be further
considered during planning for use of the designated open space. This is consistent with goals
and objectives identified in the Noise Element.
Planning Commission Resolution No. 3129
Land Use Element
Page 4
THEREFORE, BE IT RESOLVED that the Planning Commission finds that the proposed
General Plan land use change of designating 19.58 acres to Industrial and four acres
Public/Semi-Public is on balance consistent with the General Plan given the historical use and
designation of this property over the years and the surrounding land, and the identified need for
neighborhood size park space on the east side of the City.
RECOMMENDATION OF PLANNING COMMISSION:
Passed and adopted this 28th day of October, 1997 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
Gibbons, Keams, Lowe, Meyer-Kennedy
Jones
Lindstrom
None
/!
ATTEST~
""'Steven Piasecki, Secretary
APPROVED BY: ~&, ~"f4~
-"'gusan A. Kem'ns, ~C-~airperson
j:\landus
General Plan Amendment for
approximately 20 acres from
Commercifll to Industrial.
635 Weotoheeter Drive ·
671 MoOlinoe:y Lane
PgOJGCT SFFn
GP 96-021PD 96-061TS 97-01
S 97-05
General Plan Amendment for
4 acre8 from Commercial to
Public/Semi-Public.
NO BCALE
PROJECT BITE
DEVELOPMENT POLICIES
A. Land Use
The land use is limited to industrial
and open space uses. Industrial uses
for the purposes of this site are
defined as those uses listed below
and as described in the Controlled
Manufacturing Zoning District.
Open Space uses shall provide a
minimum area of 4 acres for public
use and shall be located to minimize
impacts on adjacent mobile home
park residents.
Allowed uses as follows:
a. Administrative, executive
and
financial offices;
b. Manufacture, assembly, packag-
ing or distribution of products
from previously prepared
materials such as cloth, plastic,
paper, leather, metal, precious or
semiprecious materials or stones;
c. Manufacture of electric or
electronic instruments and
devices such as television, radio,
phonographic equipment,
computers and computer
components;
d. Manufacture of pharmaceuticals
and food products;
e. Research and development
laboratories and offices;
f. Warehousing and distribution
facilities including mini-storage;
g. Commercial recreation and
athletic facilities, including but
not limited to health spas, gyms,
tennis, handball, racquetball and
batting range;
h. Restaurants, when intended
primarily to serve the
immediate industrial area;
i. Retail businesses compatible
with the CM zone.
The planned development permit
application shall master plan
development of the entire site.
B. Develot~ment Intensity
1. A floor area ratio (FAR) of
approximately .40 is anticipated for
this site. In conjunction with
consideration a specific development
application and a public hearing, the
City Council may authorize a FAR
exceeding .40 with the following
findings:
a. The additional FAR will not
adversely affect the adjoining
uses.
· b. The additional FAR will not
adversely affect the local
circulation system.
c. The use characteristics are
substantially similar to those
envisioned by this General Plan
d.., Adequate parking can be
provided on-site.
C. Traffic and A¢~:e~s
1. 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 inter-
sections and neighborhoods to be
studied.
2. 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
Special Project Areas - Winchester Drive-In Site
shall be provided
improvement and
modifications.
on road
intersection
D. Noise
1. Noise-generating facilities such as
loading docks and mechanical
equipment should be located away
and/or buffered fi:om residential
areas.
2. Noise shall be attenuated where the
site adjoins residential uses.
3. Public open space area shall be
located at the southerly end of the
site.
E. Landscaping
1. The furore development should
provide a landscape buffer along the
westerly property line to create an
attractive appearance when viewed
from Highway 17.
2. Dense landscaping shall be
provided along property lines
abutting residential uses. The
landscaping should block views of
the development and ensure privacy
for residents.
3. 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.
4. Landscaping should also be
provided to filter views of the
building mass.
F. Parkin~
The developer should provide data
on the parking demand for the
specific use.
G. Si~nage
The developer shall submit a sign
program. The sign program shall
include:
Special Project Areas - Winchester Drive-ln Site
Off-site directional signs
consistent with the Sign
Requirements.
Criteria for the placement and
size of building identification
signs consistent with the Sign
Regulations for industrial uses.