PC Res 4536RESOLUTION NO. 4536
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL RECOMMENDING THAT THE CITY
COUNCIL ADOPT AN ORDINANCE APPROVING A ZONING MAP
AMENDMENT TO AMEND THE CAMPBELL ZONING MAP
DESIGNATION FROM P-D (PLANNED DEVELOPMENT) to C-P-D
(CONDOMINIUM PLANNED DEVELOPMENT) FOR PROPERTY
LOCATED AT 540, 558 AND 566 EAST CAMPBELL AVENUE AND
24 AND 34 DILLON AVENUE. FILE NO.: PLN2016-383
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 the recommended approval of a
Zoning Map Amendment (PLN2016-383):
Environmental Findin
1. An Initial Study has been prepared for the proposed 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 (PLN2016-381).
Evidentiary Findings
1. The proposed project includes an application for a Zoning Map Amendment (PLN2016-
383) to amend the Campbell Zoning Map to rezone the project site from P-D (Planned
Development) to C-P-D (Condominium Planned Development); a Planned Development
Permit with Density Bonus (PLN20.16-378) to allow construction of a mixed -use
development project consisting of 59 residential condominium units, two commercial
spaces totaling 6,512 square feet, and associated improvements; a Tentative Subdivision
Map (PLN2016-380) to create 59 "air space" residential condominium unit parcels, one
commercial unit parcel, and one common lot with associated site improvements; and a
Tree Removal Permit (PLN2016-382) to allow removal of on -site protected trees.
2. The project site consists of five parcels located at 540, 558 and 566 East Campbell
Avenue and 24 and 34 Dillon Avenue that would be merged as part of the tentative
subdivision map.
3. The project site is developed with a vacant auto center, a music store, and two unoccupied
residential structures, all of which would be demolished as part of the proposed project.
4. Abutting land uses include commercial uses to the north, Campbell Park to the east,
residential homes to the southeast, and commercial/industrial/office uses to the south and
west.
5. The project site is designated by the Campbell General Plan Land Use Diagram as Central
Commercial.
Planning Commission Resolution No. 4536 Page 2 of 3
Findings Recommending Approval of a Zoning Map Amendment (PLN2016-383)
6. The project site is located in the East Campbell Avenue Master Plan (ECAMP) Area.
7. The project site is currently designated by the Campbell Zoning Map as P-D (Planned
Development) and would be rezoned by to C-P-D (Condominium Planned Development).
8. The proposed Zoning Map Amendment is required by CMC Section 21.12.020, because
the project consists of new residential condominium units.
9. The proposed project includes a 35% density bonus and two (2) incentives or concessions
where at least 20% of the total residential units are target units affordable to. low-income
households based on affordable rents or ownership costs in compliance with the City's
Inclusionary Ordinance, Density Bonus Ordinance, and California's Density Bonus Law.
10. The Planned Development Permit includes a density bonus concession for height and a
density bonus concession for open space.
11. The proposed ,project would result in approximately 36.24 dwelling units per gross acre,
consistent with the General Plan, ECAMP, and California's Density Bonus Law.
12. The proposed Planned Development Permit (PLN2016-378) is considered in conjunction
.with a Tree Removal Permit and subject to approval of a Zoning Map Amendment
(PLN2016-383) and a Tentative Subdivision Map (PLN2016-380).
13. The Zoning Map Amendment would be consistent with the General Plan.
14. As specified by the regulations for the Planned Development Zoning District, provided in
CMC Section 21.12.030.G.1 (Establishing the P-D zoning district), the Zoning Map
Amendment is proposed in conjunction and concurrent with a proposed "development
plan" for the project site.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
The proposed amendment is consistent with the goals, policies, and actions of the General
Plan and all applicable development agreements, area plans, neighborhood plans, and
specific plan(s);
2. The proposed amendment would not be detrimental to the public interest, health, safety,
convenience, or general welfare of the city; and
3. The parcel is physically suitable (including absence of physical constraints, access,
compatibility with adjoining land uses, and provision of utilities) for the requested zoning
designation(s) and anticipated land uses/project.
THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City
Council adopt an ordinance (Exhibit A) approving a Zoning Map Amendment to amend the
Campbell Zoning Map designation from P-D (Planned Development) TO C-P-D (Condominium
Planning Commission Resolution No. 4536 Page 3 of 3
Findings Recommending Approval of a Zoning Map Amendment (PLN2016-383)
Planned Development) for property located at 540, 558 and 566 East Campbell Avenue and
24 And 34 Dillon Avenue.
PASSED AND ADOPTED this 22nd day of October, 2019, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN
Commissioners: Buchbinder, Hines Krey, Ostrowski, and Rivlin
Commissioners: None
Commissioners: None
Commissioners: Ching
APPROVED:
ATTEST:
Paul Ker oyan, Secretary
Exhibit A
ORDINANCE NO.
BEING AN ORDINANCE OF THE CITY, OF CAMPBELL
APPROVING A ZONING MAP AMENDMENT TO AMEND THE
CAMPBELL ZONING MAP DESIGNATION P-D (PLANNED
DEVELOPMENT) to ' C-P-D (CONDOMINIUM PLANNED
DEVELOPMENT) FOR PROPERTY LOCATED AT 540, 558 AND
566 EAST CAMPBELL AVENUE AND 24 AND 34 DILLON
AVENUE. FILE NO.: PLN2016-383
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council of the City of Campbell
does ordain as follows:
Environmental Finding
1. An Initial Study has been prepared for the proposed 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 (PLN2016-381). .
Evidentiary Findings
1. The proposed project includes an application for a Zoning Map Amendment (PLN2016-
383) to amend the Campbell Zoning Map to rezone the project site from P-D (Planned
Development) to C-P-D (Condominium Planned Development); a Planned Development
Permit with Density Bonus (PLN2016-378) to allow construction of a mixed -use
`development project consisting of 59 residential condominium units, two commercial
spaces totaling 6,512 square feet, and associated improvements; a Tentative Subdivision
Map (PLN2016-380) to create 59 "air space". residential condominium unit parcels, one
commercial unit parcel, and one common lot with associated site improvements; and a
Tree Removal Permit (PLN2016-382) to allow removal of on -site protected trees.
2. The project site consists of five parcels located at 540, 558 and 566 East Campbell
Avenue and 24 and 34 Dillon Avenue that would be merged as part of the tentative
subdivision map.
,3. The project site is developed with a vacant auto center, a music store, and two unoccupied
residential structures, all of which would be demolished as part of the proposed project.
4. Abutting land uses include commercial uses to the north, Campbell Park to the east,
residential homes to the southeast, and commercial/industrial/office uses to the south and
west.
5. The project site is designated by the Campbell General Plan Land Use Diagram as Central
Commercial.
City Council Ordinance Page 2 of 3
Approving a Zoning Map Amendment (PLN2016-383)
540, 558 and 566 East Campbell Avenue and 24 and 34 Dillon Avenue
6. The project site is located in the East Campbell Avenue Master Plan (ECAMP) Area.
7. The project site is currently 'designated by the Campbell Zoning Map as P-D (Planned
Development) and would be rezoned by to C-P-D (Condominium Planned Development).
8. The proposed Zoning Map Amendment is required by CIVIC Section 21.12.020, because
the project consists of new residential condominium units.
9. The proposed project includes a 35% density bonus and two (2) incentives or concessions
where at least 20% of the total residential units are target units affordable to low-income
households based on affordable rents or ownership costs in compliance with the City's
Inclusionary Ordinance, Density Bonus Ordinance, and California's Density Bonus Law.
10. The Planned Development Permit includes a density bonus concession for height and a
density bonus concession for open space.
11. The proposed project would result in approximately 36.24 dwelling units per gross acre,
consistent with the General Plan, ECAMP, and California's Density Bonus Law.
12. The proposed Planned Development Permit (PLN2016-378) is considered in conjunction
with a Tree Removal Permit and subject to approval of a Zoning Map Amendment
(PLN2016-383) and a Tentative Subdivision Map (PLN2016-380).
13. The Zoning Map Amendment would be consistent with the General Plan.
14. As specified by the regulations for the Planned Development Zoning District, provided in
CIVIC Section 21.12.030.G.1 (Establishing the P-D zoning district), the Zoning Map
Amendment is proposed in conjunction and concurrent with a proposed "development
plan" for the project site.
Based upon the foregoing findings of fact, the City' Council further finds and concludes that:
The proposed amendment is consistent with the goals, policies, and actions of the General
Plan and all applicable development agreements, area plans, neighborhood plans, and
specific plan(s);
2. The proposed amendment would not be detrimental to the public interest, health, safety,
convenience, or general welfare of the city; and
3. The parcel is physically suitable (including absence of physical constraints, access,
compatibility with adjoining land uses, and provision of utilities) for the requested zoning
designation(s) and anticipated land uses/project.
SECTION ONE: That this Ordinance be adopted to approve aZoning Map Amendment
(PLN2016-381) to amend the Campbell Zoning Map designation from P-D (Planned
Development) to C-P-D (Condominium Planned Development) for property located at 540, 558
and 566 East Campbell Avenue and 24 and 34 Dillon Avenue as depicted by Exhibit A-1.
City Council Ordinance
Approving a Zoning Map Amendment (PLN2016-383)
540, 558 and 566 East Campbell Avenue and 24 and 34 Dillon Avenue
Page 3 of 3
SECTION TWO: This Ordinance shall become effective thirty (30) days following its passage
and adoption and shall be published, one time within fifteen (15) days upon passage and
adoption in the Campbell Express, a newspaper of general circulation in the City of Campbell,
County of Santa Clara.
PASSED AND ADOPTED this
AYES:
COUNCILMEMBERS:
NOES:
COUNCILMEMBERS:
ABSENT:
COUNCILMEMBERS:
ABSTAIN:
COUNCILMEMBERS:
ATTEST:
day of , by the following roll call vote:
APPROVED:
Wendy Wood, City Clerk
Richard M. Waterman, Mayor
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