PC Res 4323RESOLUTION NO. 4323
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PARKING MOD_ IFICATION PERMIT (PLN2016-222) TO ALLOW
UNCOVERED PARKING LN LIEU OF COVERED ON
PROPERTY LOCATED AT 1323 PARSONS 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. PLN2016-222:
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 (PLN2016-37)
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 Findinas
2. The proposed project ("project") includes a Planned Development Permit (PLN2016-
34) for the approval of site configuration, architectural design and to create residential
lots which do not have frontage on a public street, Tentative Subdivision Map
(PLN2016-36) to create four developable single family lots and one commonly owned
lot, Zoning Map Amendment (PLN2016-35) to change the zoning from R-1-6 (Single-
Family Residential) to P-D (Planned Development), and .Parking Modification Permit
(PLN2016-222) to allow uncovered parking in lieu of covered.
3. The project site is a 33,263 .square-foot property located on the west side of Parsons
Avenue, south of Camden Avenue, and north of Sharp Avenue.
4. Single-family residential properties border the site to the -south and west and
commercial uses border the property to the. north and east.
5. The lot is currently developed with one single-family residence that will be demolished
as part of the proposed subdivision.
6. Single-family residential properties border the site to the south and west and
commercial uses border the property to the north and east.
7. The project site is zoned R-1-6 (Residential Single-Family) as shown on the Campbell
Zoning Map and will be rezoned to P-D (Planned Development).
Planning Commission Resolution No. 4323
PLN2016-222 - 1323 Parsons Ave - Recommending a Parking Modification Permit
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8. The project site is designated Low Density Residential (<6 Units / Gr. Acre) as shown
on the Campbell General Plan Map.
9. The proposed residential land use, at a~ density of approximately 5 units/gr. acre, is
consistent with the allowable land use and maximum density permitted by the Low
Density Residential (< 6 units per gross acre) General Plan land use designation.
10. The proposed Tentative Subdivision Map may be approved concurrently, and subject
to a Planned Development Permit, and Zoning Map Amendment.
11. 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 arid 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.
12. The project proposes 13 parking spaces (8 covered, ~5 uncovered), where 12 parking
spaces (10 covered, 2 uncovered) are required which is allowed with the approval of
the associated Parking Modification Permit (PLN2016=68).
13. 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.
14. There are no responsible agencies 'or trustee agencies responsible for resources
affected by the project.
15. On the basis of the Initial Study, and as supported by substantial evidence, the
project will not have a significant effect on the environment due to the application of
Planning Commission Resolution No. 4323
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uniformly applicable development policies, and incorporation of project-specific
mitigation measures agreed to by the project proponent, as specified by the. draft
Mitigated Negative Declaration.
16. The City of Campbell provided a Notice of Intent to adopt a Mitigated .Negative
Declaration to the public via the Campbell Express, the County Clerk, and on the City
website.
17. The City of Campbell provided a 20-day public review period of the Mitigated
Negative Declaration pursuant to the California Environmental Quality Act Guidelines.
.The 20-day public review period was from August 3, 2016 to August 23, 2016.
18. The mitigation measures identified in the Mitigated Negative Declaration are included
as Conditions of Approval of the Planned Development Permit and/or Tentative
Subdivision Map.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
19. 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.
20. Conditions of approval have been incorporated into the project to ensure the long-
term adequacy of the provided off-street parking.
21. Approval of the parking .modification permit will further the purpose of Campbell
Municipal Code Chapter 21.28 (Parking and Loading).
22. There is a reasonable relationship and a rough proportionality between the
Conditions of Approval and the impacts of the project:
23. 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 (PLN2016-222) to allow uncovered parking in lieu of covered
on property located at 1323 Parsons Avenue, subject to the attached recommended.
Conditions of Approval (attached Exhibit A).
Planning Commission Resolution No. 4323
PLN2016-222 - 1323 Parsons Ave - Recommending a Parking Modification Permit
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PASSED AND ADOPTED this 23~d day of August, 2016, by the following roll call vote:
AYES
NOES:.
ABSENT:
ABSTAIN:
ATTEST:
Commissioners:
Commissioners:
Commissioners
Commissioners:
Bonhagen, Dodd, Finch, Kendall, Reynolds, Rich and
Young
None
None'
None
APPROVED:
Paul Kermdyan, Secretary
EXHIBIT A
RECOMMENDED CONDITIONS OF APPROVAL
Parking Modification Permit (PLN2016-222)
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 (PLN2016-
222) to allow uncovered parking in lieu of covered, in conjunction with and subject to a
Planned Development Permit (PLN2016-34) approving site configuration, architectural'
design, and the creation of four residential lots/units which do not have frontage on a
public street, .in conjunction with and subject to a Zoning Map Amendment (PLN2016-
34) to rezone the property from R-1-6 (Single-Family Residential) to_ P-D (Planned
Development), Tentative Subdivision Map (PLN2016-36), and Parking Modification
Permit (PLN2016-222) on property located at 1323 Parsons Avenue. The project shall
substantially. conform to the Revised Project Plans and Tentative Subdivision Map
dated August 9, 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, thirteen (eight 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 incorporate wheel stops as well
as 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.