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PC Res 4293RESOLUTION NO. 4293 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PARKING MODIFICATION PERMIT (PLN2016-68) TO ALLOW UNCOVERED PARKING IN LIEU OF COVERED ON PROPERTY LOCATED AT 180 REDDING ROAD. 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. PLN2016-68: Environmental Finding An Initial Study has been prepared for the project which provides documentation for the factual basis for concluding that a Mitigated Negative Declaration may be adopted since no substantial evidence exists, in light of the whole record, that the project may have a significant effect on the environment as conditioned. Evidentiary Findings The proposed project ("project") includes a Planned Development Permit (PLN2015- 305) for the approval of site configuration, architectural design and to create five residential lots which do not have frontage on a public street, Tentative Subdivision Map (PLN2015-0306) to create five single family lots and one commonly owned lot, Zoning Map Amendment (PLN2015-307) to change the zoning from R-M (Multiple- Family Residential) to P-D (Planned Development), Parking Modification Permit (PLN2016-068) to allow uncovered parking in lieu of covered and Tree Removal Permit (PLN2015-310) to allow removal of protected trees. 2. The project site consists of a single rectangular parcel (15,470 sq. ft. net / 17,270 sq. ft. gross) located on Redding Road between White Oaks Road and S. Bascom Avenue. 3. The lot is currently developed with one single-family residence that will be demolished as part of the proposed subdivision. 4. Abutting land uses include a combination of two-unit and three-unit townhome rows to the north, two-unit townhome rows and single-family homes to the east, six-unit townhome rows to the south, and asingle-family residence to the west. 5. The project site is zoned R-M (Residential Multifamily) as shown on the Campbell Zoning Map and will be rezoned to P-D (Planned Development). Planning Commission Resolution No. 4293 Page 2 PLN2016-68 - 180 Redding Road - Recommending a Parking Modification Permit Paae 2 6. The project site is designated Low-Medium Density Residential (6-13 Units / Gr. Acre) as shown on the Campbell General Plan Map. 7. The proposed residential land use, at a density of 12.6 units/gr. acre, is consistent with the allowable land use and maximum density permitted by the Low-Medium Density Residential General Plan land use designation. 8. The proposed Parking Modification Permit, may be approved concurrently, and subject to, a Tentative Subdivision Map, Planned Development Permit and Zoning Map Amendment. 9. The project would be consistent with the following General Plan policies and strategies: Policy LUT-3.1: Variety of Residential Densities: Provide land use categories for and maintenance of a variety of residential densities to offer existing and future residents of all income levels, age groups and special needs sufficient opportunities and choices for locating in Campbell. Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, especially in historic neighborhoods and neighborhoods with consistent design characteristics. Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long- term quality of the built environment. Strategy LUT-17.1 b: Landscaping: Ensure that new developments provide new tree plantings, shrubs, greenery and other landscaping materials, and preserve existing trees and shrubs. 10. The project proposes 15 parking spaces (10 covered, 5 uncovered), where 15 parking spaces (12.5 covered, 2.5 uncovered) are required which is allowed with the approval of the associated Parking Modification Permit (PLN2016-068) which allows for uncovered parking to be permitted in lieu of covered parking. 11. The distribution of parking spaces by type (covered/uncovered) results in a more functional shared use of space for the five units and a more consistent single-family residential look and feel than would otherwise be achieved by a detached covered garage. Planning Commission Resolution No. 4293 Page 3 PLN2016-68 -180 Redding Road - Recommending a Parking Modification Permit Page 3 12. A draft Mitigation Monitoring and Reporting Program has been provided demonstrating the responsible party and phase of the project that each Mitigation Measure shall be carried out. 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). 4. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 5. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of a Parking Modification Permit (PLN2016-68) to allow uncovered parking in lieu of covered, subject to the attached recommended Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 10th day of May, 2016, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners ABSTAIN: Commissioners: Dodd, Finch, Reynolds, Rich and Young None Bonhagen and Kendall None r; APPROVED: is Dodd, Chair ATTEST: Paul K~moyan, Secretary EXHIBIT A RECOMMENDED CONDITIONS OF APPROVAL Parking Modification Permit (PLN2016-68) 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 Proiect: Approval is granted for a Parking Modification Permit (PLN2016- 068) to allow uncovered parking in lieu of covered, in conjunction with and subject to a Planned Development Permit (PLN2015-305) approving site configuration, architectural design, and the creation of five residential lots/units which do not have frontage on a public street, in conjunction with and subject to a Zoning Map Amendment (PLN2015- 307) to allow a P-D zoning designation, Tentative Subdivision Map (PLN2015-306), and Tree Removal Permit (PLN2015-310) on property located at 180 Redding Road. The project shall substantially conform to the Project Plans dated March 30, 2016 except as may be modified by the Conditions of Approval herein. 2. Planning Final Required: Planning Division clearance is required prior to Building Permit final. 3. 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. 4. Parking: Prior to occupancy, fifteen (ten covered and five uncovered) residential parking spaces shall be provided. Uncovered parking spaces shall be adequately striped in the locations shown on the Project Plans, and employ signage to indicate adequate signage to signify the total number and availability to guests of all units at all times to the satisfaction of the Director of Community Development.