CC Resolution 12874 - Allow a portion of 1336 Pasrsons Avenue to change in land use designation-RESOLUTION NO. 12874
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL ADOPTING A GENERAL PLAN AMENDMENT
TO ALLOW A PORTION OF 1336 PARSONS AVENUE TO
CHANGE INLAND USE DESIGNATION FROM LOW -DENSITY
RESIDENTIAL (LESS THAN SIX UNITS PER GROSS ACRE) TO
PROFESSIONAL OFFICE. FILE NO. PLN-2020-64
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 the adoption of a General Plan
Amendment:
Environmental Findinq
1. The project may be found Categorically Exempt under Section 15332 of the
California Environmental Quality Act (CEQA), pertaining to In -Fill Development
Projects which are found consistent with all applicable general plan policies and
zoning regulations, are under five acres in size, and substantially surrounded by
urban uses, under Section 15301 pertaining to the operation and leasing, and minor
alteration of an existing private structure, and Section 15303 pertaining to the
conversion of existing small structures from one use to another where only minor
modifications are made in the exterior of the structures and 'pertaining to the
construction of new small facilities and structures.
Evidentiary Findings
2. The proposed project includes a General Plan and Zoning Map Amendment to allow
a portion of 1336 Parsons Avenue to change in land use designation from Low -
Density Residential (Less than Six Units per Gross Acre) to Professional Office, and
zoning designation from R-1-6 (Single -Family Residential) to P-O (Professional
Office) in order to facilitate the transfer of a portion of a commercial parking lot built
on a residential property to an adjoining commercial property located at 1308
Parsons Avenue. The applicant is also requesting review and, approval of a
Conditional Use Permit with Site and Architectural Review to allow the conversion of
a single-family residence to a commercial use and Parking Modification Permit to
allow a reduction in the number.of required parking spaces for property located at
1308 Parsons Avenue.
3. The project site comprises two properties (1308 & 1336 Parsons Avenue) which are
located on the east side of Parsons Avenue, south of Camden Avenue and north of
Sharp Avenue. The properties abut single family residences to the south.
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Adootina a General Plan Amendment
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4. The project site has no value as habitat for endangered, rare, or threatened species
(i.e., wetland), the project will not result in any significant effects related to traffic,
noise, or air/water quality, and can be adequately served by all required utilities and
public services.
5. This action is for a General Plan Amendment to allow a portion of 1336 Parsons
Avenue to change in land use designation from Low -Density Residential (Less than
Six Units per Gross Acre) to Professional Office.
6. The General Plan Amendment is proposed in conjunction and concurrent with a
proposed Zoning Map amendment for the project site.
7. The portion of 1336 Parsons Avenue proposed change in land use designation is
located along the north property line -and measures approximately 1,884 square feet.
8. The General Plan provides the following purpose statements for Low -Density
Residential and Professional Office land uses:
Low -Density Residential (Less than six units per gross acre): This designation provides
for detached single-family homes (on lots that are typically 6,000 square feet). The
allowable density of less than 6 units per acre results in a population of approximately
one to 15 people per acre.
Professional Office: The Professional Office land use designation permits administrative,
professional and research uses that may provide a customer service or be more
corporate in nature. Office uses are dispersed throughout the City, since they are
permitted in most non-residential zoning districts. Because office uses generally have a
less intense impact on adjacent land uses than other commercial uses, they often
provide a buffer between residential and commercial or industrial uses. Location and
design of office developments should include proximity to transit lines and connections
to light rail as well as bicycle routes.
9. The General Plan includes goals, policies and strategies that were reviewed to
ensure the proposed project would be consistent with the General Plan and serve to
further, and not frustrate, its objectives including, but not limited to, the following
policies and strategy:
Policy LUT-5.1: Neighborhood Integrity: Recognize that the City is composed of residential,
industrial and commercial neighborhoods, each with its own individual
character; and allow change consistent with reinforcing positive
neighborhood values, while protecting the integrity of the city's
neighborhoods.
Strategy LUT-5.6c: Physical Buffers: Provide landscaped buffers, sidewalks and equipment
screening to provide a visual and noise -abating buffer between uses.
Policy LUT-5.8: Non -Conforming Uses: Encourage non -conforming properties to redevelop
as conforming uses.
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Adopting a General Plan Amendment Page 3 of 4
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
Environmental Findings (CMC Sec. 21.38.050):
10. The project is Categorically Exempt under Section 15332 of the California
Environmental Quality Act (CEQA), pertaining to In -Fill Development Projects which
are found consistent with all applicable general plan policies and zoning regulations,
are under five acres in size, and substantially surrounded by urban uses, under
Section 15301 pertaining to the operation and leasing, and minor alteration of an
existing private structure, and Section 15303 pertaining to the conversion of existing
small structures from one use to another where only minor modifications are made in
the exterior of the structures and pertaining to the construction of new small facilities
and structures.
11. There are no unusual circumstances that would prevent the project from qualifying
as Categorically Exempt per Section 15300.2 of the CEQA Guidelines.
Findings for General Plan Amendments (CMC Sec. 21.60.070.A):
12. The proposed amendment is consistent with the goals, policies, and actions of the
General Plan.
13. The proposed amendment would not be detrimental to the public interest, health,
safety, convenience, or general welfare of the city.
14. The parcel is physically suitable (including absence of physical constraints, access,
compatibility with adjoining land uses, and provision of utilities) for the
requested/anticipated project.
THEREFORE, BE IT RESOLVED that the City Council adopts a General Plan
Amendment to allow a portion of 1336 Parsons Avenue to change in land use
designation from Low -Density Residential (Less than Six Units per Gross Acre) to
Professional Office as depicted Exhibit A subject to the following condition of approval:
Condition of Approval:
Lot Line Adjustment: This action shall be subject to, and executed in conjunction
with, a Zoning Map Amendment and lot line adjustment serving to facilitate the
transfer of the same portion of 1336 Parsons Avenue to be amended by this action
to 1308 Parsons Avenue. Failure to record a lot line adjustment by December 31,
2022, shall render the General Amendment approved herein void.
PASSED AND ADOPTED this 16th day of August, 2022, by the following roll call vote:
AYES: COUNCILMEMBERS: Gibbons, Lopez, Landry, Bybee, Resnikoff
NOES: COUNCILMEMBERS: None
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Adopting a General Plan Amendment Page 4 of 4
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: None
APPROVED:—
. Paul Resnikoff, Mayor
ATTEST: Gv`�
Andrea S ers, City Clerk