PC Res 4319RESOLUTION NO. 4319
BEING A RESOLUTION OF THE .PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING THE ADOPTION OF
A MITIGATED NEGATIVE DECLARATION (PLN2016-37) FOR A
ZONING MAP AMENDMENT (PLN2016-35); TENTATIVE
SUBDIVISION MAP (PLN2016-36); PLANNED DEVELOPMENT
PERMIT (PLN2016-34), AND A PARKING MODIFICATION PERMIT
(PLN2016-222); TO ALLOW THE DEVELOPMENT OF FOUR UNITS
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 Planning Commission
did determine that the adoption of a Mitigated Negative Declaration provides full and
adequate environmental review for approval of a Zoning Map Amendment (PLN2016-35);
Tentative Subdivision Map (PLN2016-36); Planned Development Permit (PLN2016-35);
and a Parking Modification Permit (PLN2016-222); to allow the development of four units
on property located at 1323 Parsons Avenue.
The Planning Commission finds as follows with regard to recommended adoption of a
Mitigated Negative Declaration (PLN2016-37):
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 Findings
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.
Planning Commission Resolution No. 4319
PLN2016-37- 1323 Parsons Ave -Recommending Adoption of a Mitigated Negative Declaration
Page 2 of 4
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).
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 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.
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.
Planning Commission Resolution No. 4319
PLN2016-37- 1323 Parsons Ave -Recommending Adoption of a Mitigated Negative Declaration
Page 3 of 4
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
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. The proposed development will clearly result in a more desirable environment and
use of the land than would be possible under any other zoning district classification.
20. The proposed development will be compatible with the General Plan of the City and
will aid in the harmonious development of the immediate area..
21. The proposed development 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.
22. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
23. There is a reasonable relationship and a rough proportionality between the conditions
of approval and the impacts of the project. '
24. There is a reasonable relationship between the use of the fees. imposed upon the
project and the type of development project.
25. No substantial evidence has beeri 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.
26. The Mitigated Negative Declaration reflects the independent judgment and analysis of
the City Council upon recommendation of the Planning~Commission.
Planning Commission Resolution No. 4319
PLN2016-37-.1323 Parsons Ave -Recommending Adoption of a Mitigated Negative Declaration
Page 4 of 4
27. The Custodian of the Record for the Mitigated Negative Declaration and Initial Study
is the Community Development Department of the City of Campbell, located at 70
North First Street, Campbell, California.
THEREFORE, BE IT .RESOLVED .that the Planning Commission recommends the
adoption of a Mitigated Negative Declaration (PLN2016-37) (attached Exhibit "A") for a
Zoning Map Amendment (PLN2016-35); Tentative Subdivision Map (PLN2016-36);
Planned Development Permit (PLN2016-34); and a Parking Modification Permit
(PLN2016-222); to allow the development of four units on property located at 1323
Parsons Avenue.
PASSED AND ADOPTED th
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners
ABSTAIN: Commissioners:
pis 23~d day of August, 2016, by the following roll call vote:
Bonhagen, Dodd, Finch, Kendall, Reynolds, Rich and
Young
None
None
None
APPROVED:
ATTEST:
Paul Kerri'ioyan, Secretary
z~
EXIiIBIT A
Need the Mitigated Negative Declaration as an attachment (Exhibit A)