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PC Res 4183RESOLUTION NO. 4183 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PARKING MODIFICATION PERMIT (PLN2014-194) TO ALLOW TWO UNCOVERED PARKING SPACES TO BE PROVIDED IN LIEU OF TWO COVERED PARKING SPACES ON PROPERTY LOCATED AT 705 W. HACIENDA AVENUE. 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 No. PLN2014-194: Environmental Finding This project is Categorically Exempt under Section 15303, Class 3 (b) of the California Environmental Quality Act (CEQA) pertaining to the construction of four dwelling units and Section 15315, Class 15, of the California Environmental Quality Act (CEQA) pertaining to the division of property in urbanized areas into four or fewer developable parcels when the division is in conformance with the City's General Plan and Zoning Code. Evidentiary Findings The proposed project ("project") includes a Planned Development Permit (PLN2013- 134) to allow the construction of four duet-style townhomes, a Tentative Subdivision Map (PLN2013-135) to create four residential lots and one common lot, a Tree Removal Permit (PLN2014-103) to allow for the removal of fifteen trees, and a Parking Modification Permit (PLN2014-194) to allow for two uncovered parking spaces to be provided in lieu of two covered parking spaces, on property located at 705 W. Hacienda Avenue. 2. The project site is a .34 net acre property. 3. The project site is generally located on the north side of W. Hacienda Avenue, between Virginia Avenue to the west and Capri Drive to the east. 4. The project site is zoned P-D (Planned Development). 5. The project site is designated Low to Medium Density Residential (6-13 units/Gr. Acre). The entire project site is within the boundaries of the San Tomas Area Neighborhood Plan. 6. The project will provide eight (8) covered and four (4) uncovered parking spaces, where ten covered and two (2) uncovered parking spaces are required. Planning Commission Resolution No. 4183 Recommending a Parking Modification Permit File No.: PLN2014-194 Page 2 7. The distribution of parking spaces by type (covered/uncovered) results in a more functional shared use of space for the four units and a more consistent single-family residential look and feel than would otherwise be achieved by a detached covered garage. 8. The provision of additional uncovered parking spaces, in lieu of covered parking, furthers the purpose of the San Tomas Area Neighborhood Plan standards for Planned Development Projects "Low-Medium Density" to promote and foster the appearance of single family residential design. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. Due to the unique nature and circumstances of the project, or special development features, the anticipated number (type) of parking spaces necessary to serve the use or structure is less than that required by the applicable off-street parking standards, and would be satisfied by the proposed number (type) of parking spaces. 2. Conditions of approval have been incorporated into the project to ensure the long-term adequacy of the provided off-street parking. 3. Approval of the parking modification permit will further the purpose of Campbell Municipal Code Chapter 21.28 (Parking and Loading). THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Parking Modification Permit (PLN2014-194) to allow two uncovered parking spaces to be provided in lieu of two covered parking spaces, subject to the attached recommended Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 9th day of December, 2014, by the following roll call vote: AYES: Commissioners: Finch, Dodd, Kendall, Reynolds, Rich and Young NOES: Commissioners: None ABSENT: Commissioners None ABSTAIN: Commissioners: None APPROVED: Pamela Fin hair ATTEST: Paul K~ty~Soyan, Secretary EXHIBIT A RECOMMENDED CONDITIONS OF APPROVAL Parking Modification Permit (PLN2014-194) Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division 1. Approved Project: Approval is granted for a Parking Modification Permit (PLN2014- 194) to allow for two uncovered parking spaces to be provided in lieu of two covered parking spaces, in conjunction with, and subject to a Planned Development Permit (PLN2013-134) to allow the construction of four duet-style townhomes, Tentative Subdivision Map (PLN2013-135), and Tree Removal Permit (PLN2014-103) to allow for the removal of fifteen trees on property located at 705 W. Hacienda Avenue 2. Approval Expiration: The Parking Modification Permit approval is valid for a period of two years from the date of final City Council approval unless an extension is granted prior to the expiration date. A building permit must be obtained within this two-year period or the Parking Modification Permit shall be void. 3. Parking: Prior to occupancy, a total of twelve parking spaces, including eight (8) covered and four (4) uncovered residential parking spaces shall be provided. Uncovered parking spaces shall be adequately striped in the locations shown on the Project Plans.