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PC Res 4631 RESOLUTION NO. 4631 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A PARKING MODIFICATION PERMIT 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. FILE NUMBER: PLN-2021-201 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 Parking Modification Permit: Environmental Finding 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, zoning regulations, are under five acres in size, and substantially surrounded by urban uses. Further, the project qualifies for the exemption on the basis the 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. Evidentiary Findings 1. The proposed project ("project") includes a Planned Development for the approval of site configuration and architectural design for four two-story single-family homes, Tentative Subdivision Map to create four single-family lots and one commonly owned lot, and Parking Modification Permit 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 / 20,027 sq. 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. Planning Commission Resolution No. 4631 Page 2 of 4 1323 Elam Avenue – Recommending Approval of a Parking Modification Permit 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 17,778 square feet. 6. The project site is zoned 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 Parking Modification Permit may be approved concurrently, and subject to a Planned Development Permit, and Tentative Subdivision Map. 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 Planning Commission Resolution No. 4631 Page 3 of 4 1323 Elam Avenue – Recommending Approval of a Parking Modification Permit uncovered/assigned & 2 uncovered/guest are required which is allowed with the approval of 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. 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. Environmental Findings (CMC Sec. 21.38.050): 1. The project is Categorically Exempt under Section 15332 of the California Environmental Quality Act (CEQA), pertaining to In-Fill Development Projects and under Section 15304 of CEQA, pertaining to alterations which do not involve the removal of healthy, mature, scenic trees; 2. 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; and 3. There are no unusual circumstances that would prevent the project from qualifying as Categorically Exempt per Section 15300.2 of the CEQA Guidelines. THEREFORE, BE IT RESOLVED that the City Council approves a Parking Modification Permit 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 8th day of February, 2022, by the following roll call vote: AYES: Commissioners: Ching, Buchbinder, Krey, Ostrowski, Rivlin, Zisser NOES: Commissioners: ABSENT: Commissioners: Planning Commission Resolution No. 4631 Page 4 of 4 1323 Elam Avenue – Recommending Approval of a Parking Modification Permit ABSTAIN: Commissioners: APPROVED: Stuart Ching, Chair ATTEST: Rob Eastwood, Secretary Sching (Feb 18, 2022 20:58 PST)Sching EXHIBIT A RECOMMENDED CONDITIONS OF APPROVAL Parking Modification Permit 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 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 and Tentative Subdivision Map, on property located at 1323 Elam Avenue. The project shall substantially conform to the Project Plans dated November 5, 2021, 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, 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.