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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.