CC Resolution 12281RESOLUTION NO. 12281
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A PARKING MODIFICATION
PERMIT (PLN2017-338) TO ALLOW FOR TWO ASSIGNED
PARKING SPACES (I.E. UNIT SPECIFIC) TO BE PROVIDED
AS GUEST PARKING SPACES ON PROPERTY LOCATED AT
1323 ELAM 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 City Council finds as follows with regard to File No. PLN2017-338:
Environmental Finding
1. 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
1. The proposed project ("project") includes a Planned Development Permit (PLN2017-
101) for the approval of site configuration and architectural design for four two-story
single-family homes, Tentative Subdivision Map (PLN2017-102) to create four single-
family lots and one commonly owned lot, Zoning Map Amendment (PLN2017-100) to
change the zoning from R-M (Multiple-Family Residential) to P-D (Planned
Development), Parking Modification Permit (PLN2017-338) to allow for two of the
required assigned/uncovered parking spaces, to be provided as uncovered guest
parking.
2. The project site consists of a single parcel (18,152 sq. ft. net / 20,027sq. ft. gross)
located on the north side of Elam Avenue between Inwood Drive and San Tomas
Aquino Road.
3. The 18,152 square foot lot is currently developed with one single-family residence that
will be demolished as part of the proposed subdivision.
4. Abutting land uses include single-family homes to the east and west, an apartment
community to the north, and single-family homes across Elam Avenue to the south.
5. The proposed subdivision will require a 5-foot dedication along Elam Avenue, which
will reduce the net lot area of the property from 18,152 square-feet to 17,776.90
square feet.
City Council Resolution No.12281
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PLN2017-338 - 1323 Elam Avenue - Approving a Parking Modification Permit
6. 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).
7. The project site is designated Low-Medium Density Residential (6-13 Units / Gr. Acre)
as shown on the Campbell General Plan Map. ,
8. The proposed residential land use, at a density of 8.71 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.
9. The proposed Tentative Subdivision Map may be approved concurrently, and subject
to a Planned Development Permit, and Zoning Map Amendment.
10. 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.
Policy LUT-5.2: Residential Neighborhoods: Maintain safe, attractive,
pedestrian friendly residential neighborhoods with identifiable
centers and consistent development patterns and a range of
public and private services.
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-17.1b:Landscaping: Ensure that new developments provide new tree
plantings., shrubs, greenery and other landscaping materials,
and preserve existing trees and shrubs.
11. The project proposes 12 parking spaces comprised of 8 covered/assigned and 4
uncovered/guest, where 12 parking spaces comprised of 8 covered/assigned, 2
uncovered/assigned & 2 uncovered/guest are required which is allowed with the
approval of a Parking Modification Permit (PLN2017-338).
City Council Resolution No.12281
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PLN2017-338 - 1323 Elam Avenue - Approving a Parking Modification Permit
12. The distribution of parking spaces by type 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 assigning additional spaces to each unit.
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.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. Due to the unique nature and circumstances of the project, or special development
features, the anticipated number 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 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 City Council approves a Parking Modification
Permit (PLN2017-338) to allow for two assigned parking spaces to be provided as guest
parking spaces, subject to the attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 6th day of February, 2018, by the following roll call vote:
AYES: COUNCILMEMBERS: Gibbons, Landry, Cristina, Waterman, Resnikoff
NOES: COUNCILMEMBERS: None
ABSTAINED: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
APPROVED: ~~--
Paul Resnikoff, Mayor
ATTEST: ~~
Wendy ood, City Clerk
EXHIBIT A
CONDITIONS OF APPROVAL
Parking Modification,Permit (PLN2017-338)
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 (PLN2017-
328) to allow to allow for two assigned parking spaces (i.e. unit specific), to be provided
as guest parking spaces, in conjunction with and subject to a Planned Development
Permit (PLN2017-101), in conjunction with and subject to a Zoning Map Amendment
(PLN2017-100) to allow a P-D zoning designation, and Tentative Subdivision Map
(PLN2017-102), on property located at 1323 Elam Avenue. The project shall
substantially conform to the Project Plans dated September 21, 2017 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. Parkin Prior to occupancy, twelve residential parking spaces shall be provided,
comprised of 8 covered/assigned spaces-and 4 uncovered/guest parking spaces.
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, as well as wheel stops firmly
secured to the ground, to the satisfaction of the Director of Community Development.