Minor Mod to PD - Adopting Parking Management Plan - 2015Community Development Department
November 12, 2015
James Rivard
SRM Development
111 N. Post Street, #200
Spokane, TWA 99201
Re: PLN2015-256 - 2075 S. Winchester Blvd -Minor Modification to PD Permit
Dear Applicant:
Please be advised that at its meeting of November 10, 2015, the Planning Commission
adopted Resolution No. 4261 approving a Minor Modification (PLN2015-256) to a
previously approved Planned Development Permit (PLN2011-45) adopting a Parking
Management Plan for the Merrill Gardens Development on the above=referenced property..
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by
close of business on Friday, November 20, 2015. The time within which judicial review of
this action must be sought is governed by Section 1094.6 of the California Code of Civil
Procedure., unless another statute (such as California Government Code Section 65009 or
some other applicable provision) sets forth a more specific time period.
If you have any questions, do not hesitate to contact me at (408) 866-2140.
Sincerely
Daniel Fama
Associate Planner
cc: Merrill Gardens at Campbell, LLC (Prop Owners)
Attn: Ollie Peterson
1938 Fairview Avenue East
Seattle, WA 98102
RESOLUTION NO. 4261
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MINOR MODIFICATION
(PLN2015-256) TO A PREVIOUSLY APPROVED PLANNED
DEVELOPMENT PERMIT (PLN2011-45) ADOPTING A PARKING
MANAGEMENT PLAN. FOR THE MERRILL GARDENS
DEVELOPMENT, FOR PROPERTY LOCATED AT 2075 S..
WINCHESTER BOULEVARD. FILE NO.: PLN2015-256
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.,
The Planning Commission finds as follows with regard to file number PLN2015-256:
1. The project site is the Merrill Gardens Residences at Campbell, amixed-use assisted
living senior housing community located along Winchester- Boulevard, which is
composed of 126 age-restricted apartment units; a dementia care facility, and
approximately 17,000 square-feet of ground floor retail space. The ~ project was
approved pursuant to Modified Planed Development Permit PLN2011-45 as approved
by City Council Ordinance No. 2148, adopted on May 3, 2011.
2. As approved, the project site is to have 142 spaces, including 89 retail spaces, _ 42
senior housing residential spaces, and 11 convalescent facility staff spaces.
3. The project site is within .the P-D (Planned Development) Zoning District and is
designated with a Central Commercial land use designation by the General Plan.
4. Since opening, the City has recognized that that Merrill Gardens' residential operation
has affected the retail parking supply through resident and employee use of the retail
-parking spaces. This situation was the result of a variety of factors including, higher than
anticipated resident vehicle ownership and facility staffing, which were not fully captured
by the City's senior housing parking standard in effect at the time, as well an ambiguous
allocation of parking for residents and staff who were initially allowed to parking in the
retail spaces.
5. The property owner has submitted an application for a Parking Management Plan,
incorporating a combination of valet and stacked parking, transportation incentives, a
residential parking monthly charge, in order to increase the supply of parking, reduce
the demand, grid to better manage its use.
6. As proposed, the project site would have 172 effective spaces (stalls and stacked),
including 89 retail spaces, 68 residential spaces (resident/guest), acid 15 employee
spaces.
7. Allocation of parking stalls which vary from that specified by the Modified Planned
Development Permit (City Council Ordinance No. 2148) requires approval of "Minor
Modification" pursuant to CMC Sec. 21.12.030.H.3a. Additionally, the use of the valet
parking and charging of a monthly fee must be specifically approved by the City
pursuant to CMC Sec. 21.28.030, as it would "restrict" residents from using parking
stalls otherwise afforded to them.
r
Planning Commission Resolution No: 4261
PLN2015-256 -2075 S. Winchester Blvd. ~ Minor Modification to P-D Permit
Page 2 of 3
8. Conditions of approval will require various improvements to the property, including
correcting parking lot striping errors and replacing and/or installing riew informational
and directional signs: These improvements are necessary to encourage proper usage
of the parking areas and to ensure safe access and movement by pedestrians and
motorists.
9. Provision of transportation incentives and the required parking improvements will carry
out the Conditions of Approvals No. 17 (Residential/Commercial Parking Garage
Entrance and Exit) and No. 18 (Alternative Transportation Methods) of Modified Planed
Development Permit PLN2011-45 (City Council Ordinance No. 2148).
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that: '
1. The proposed Parking Management Plan will result in a more desirable environment
and use of land than would be possible under any other zoning district classification.
2. The proposed Parking Management Plan is compatible with the general plan and will
aid in the harmonious development of the immediate area.
3. The proposed Parking Management Plan will not result in .allowing more residential
units than would be allowed by other residential zoning districts which are consistent
with the general plan designation of the property.
4. The proposed Parking Management Plan would not be detrimental to the health, safety
or welfare of the neighborhood or of the city as a whole.
5. The proposed Parking Management Plari will not add additional building square
footage or substantially alter the design or specifications approved by the site plan.
6. The proposed Parking Management Plan is exempt from review under the California
Environmental Quality Act (CEQA) pursuant to Section 15301 Class 1 of the pertaining
to the operation, permitting, and minor alterations of an existing private structure,
involving negligible or no expansion of use beyond that existing at the time of the lead
agency's determination
THEREFORE, BE IT RESOLVED than the Planning Commission approves a Minor
Modification (PLN2015-256) to a previously approved Planned Development Permit
(PLN2011-45) adopting a Parking Management Plan for the Merrill Gardens development,
located at 2075 S. Winchester Boulevard, subject to the attached Conditions of Approval
(attached Exhibit "A"). ~ ~.
•
Planning Commission Resolution No. 4261
PLN2015-256 -2075 S. Winchester Blvd. ~ Minor Modification to P-D Permit
Page 3 of 3
PASSED AND ADOPTED this 10th day of November, 2015, by the following roll call vote:
AYES: Commissioners: Finch, Bonhagen, Dodd, Kendall, Reynolds, Rich and
Young
NOES: Commissioners: None
ABSENT: Commissioners None
ABSTAIN: Commissioners: None
APPROVED:
Pamela Finch, Chair
ATTEST:
Paul Kermoyan, Secretary