SUBJECT:  PDC01-01-007.  PLANNED DEVELOPMENT REZONING OF THE PROPERTY LOCATED AT THE WEST SIDE OF NORTH 7TH STREET, 250 FEET NORTHERLY OF EAST TAYLOR STREET.

 

COUNCIL DISTRICT:  3

 

RECOMMENDATION

 

The Planning Commission voted 6-0-1 (Chun Hoo absent) to recommend that the City Council adopt an ordinance rezoning the subject site as proposed by the applicant.

 

BACKGROUND

 

On May 9, 2001, the Planning Commission held a public hearing to consider a Planned Development  from LI Light Industrial Zoning Districts to A(PD) Planned Development to allow 28 single-family attached dwellings on 1.25 gross acres.

 

The Director of Planning, Building and Code Enforcement recommended approval of the proposed . 

 

This item was considered as part of the consent calendar, with no discussion by the Planning Commission on the project.  No one appeared in support of, or in opposition to, the proposed rezoning.  The Planning Commission then closed the public hearing and reviewed and considered the Negative Declaration and found it in conformance with CEQA. 

 

PUBLIC OUTREACH

 

A notice of the public hearing was distributed to the owners and tenants of all properties located within 500 feet of the project site.  The applicant has held two community meetings hosted by the Council District 3 office.

 

COORDINATION

 

As standard procedure in the development review process, this project was coordinated with the Department of Public Works, Fire Department, Police Department, Environmental Services Department, Redevelopment Agency and the City Attorney. 

 

 

James R. Derryberry, Secretary

Planning, Building and Code Enforcement

 

 

AD:ll/207-02CITY OF SAN JOSÉ, CALIFORNIA

Department of Planning, Building and Code Enforcement

801 North First Street, Room 400

San José, California 95110-1795

Hearing Date/Agenda Number

P.C. 5/9/01  Item: 3...

 

File Number

PDC 01-01-007

STAFF REPORT

Application Type

Planned Development Rezoning

 

Council District

3

 

Planning Area

Central

 

Assessor's Parcel Number(s)

249-05-062

PROJECT DESCRIPTION

Completed by:  Akoni Danielsen

Location: West Side of North 7th Street, 250 feet northerly of East Taylor Street.

Gross Acreage: 1.25

Net Acreage: 1.25

Net Density: 22 DU/AC

Existing Zoning: LI Light Industrial

Existing Use: covered trucking terminal

Proposed Zoning:  A(PD) Planned                                 Development

Proposed Use: up 28 single-family attached dwelling units

GENERAL PLAN

Completed by:  AD

Land Use/Transportation Diagram Designation

Medium High Density Residential (12-25 DU/AC)

Project Conformance:

[ x ] Yes      [    ] No

[  ] See Analysis and Recommendations

SURROUNDING LAND USES AND ZONING

Completed by:  AD

North:        Single-family residential, church                                      R-2 Residence, LI Light Industrial

East:            Multi-family residential                                                   A(PD) Planned Development

South:       Single-family residential                                                 LI Light Industrial

West:        Single-family residential                                                 R-2 Residence

ENVIRONMENTAL STATUS

Completed by:  AD

[  ] Environmental Impact Report certified

[ x ] Negative Declaration circulated on April 19, 2001

[   ] Negative Declaration adopted on

[ ] Exempt

[ ] Environmental Review Incomplete

FILE HISTORY

Completed by:  AD

Annexation Title: Original City

Date: March 27, 1850

PLANNING DEPARTMENT RECOMMENDATIONS AND ACTION

[ X  ] Approval

[   ] Approval with Conditions

[   ] Denial

Date:  _________________________

Approved by:  ____________________________

[   ] Action

[b ] Recommendation

APPLICANT/OWNER

 

 

 

 

 

PUBLIC AGENCY COMMENTS RECEIVED

Completed by:  AD

Department of Public Works

See attached memo

 

Other Departments and Agencies

 

See attached memo from Fire Department.

 

GENERAL CORRESPONDENCE

None received

ANALYSIS AND RECOMMENDATIONS

 

 

BACKGROUND

 

The applicant is proposing a Planned Development Rezoning to allow up to 28 attached dwelling units on a 1.25 acre site at the west side of North 7th Street, 250 feet north of East Taylor Street, within the Jackson-Taylor Planned Residential Community.  The project also fronts onto the east side of North 6th Street.

 

The subject site has served as a covered trucking terminal for decades and is surrounded by single-family residential and a church to the north, high density residential to the east across North 7th Street, and single-family residential to the south and to the west across 6th Street.  The site is approximately 2,000 feet from the North First Street transit corridor, within 250 feet of a Taylor Street bus stop, and is within a block of the Japantown Neighborhood Business District.  Bernal Park is located across 7th Street, slightly to the north.

 

Jackson-Taylor Residential Strategy

 

The Jackson-Taylor Residential Strategy (Strategy), adopted by the City Council on October 6, 1992, seeks to convert an older industrial area located in the heart of one of San Jose’s residential areas to uses that complement the adjacent neighborhood and provide additional market support to nearby business districts.  The Strategy recognizes that the existing industrial uses in the area are undergoing transition and that a land use pattern that retains jobs, yet is oriented towards providing housing, will be more compatible with the surrounding residential neighborhood.  The Strategy calls for creating a community that is urban in character, one that provides a range of housing types and densities, with a mix of housing, employment, shopping, and public uses that supports the use of public transportation, and that further enhances public open space opportunities and strengthens pedestrian and street connections within the neighborhood.  The Strategy seeks to buffer the surrounding single-family neighborhoods from the higher density development by moderate density housing designed to echo many qualities of the existing neighborhoods.  Ground floor commercial space in selected locations would provide neighborhood-serving and specialty shopping in a manner that complements the Japantown Business District, yet supports employee and resident needs.

 

An illustrative land use plan (attached) and a number of policies, design guidelines, and implementation strategies were developed as part of the Strategy to assist the City and property owners in designing and building new projects and public improvements.  The illustrative land use plan designates the subject site for Medium High Density Residential (12-25 DU/AC).  Under the Strategy, this designation is intended to buffer the existing adjacent, primarily single-family neighborhood from the more intensive residential and mixed uses planned for the center of the specific plan area.  Development within this designation should reflect the lotting pattern of the surrounding area, or where not feasible, the buildings should follow the relationship and rhythm of the adjacent residential streetscape.  A mixture of ownership and rental housing is encouraged.  Building heights should not exceed 40 feet and three stories.

 

ENVIRONMENTAL REVIEW

 

An Initial Study was prepared for this project and a Negative Declaration was circulated by the Director of Planning on April 19, 2001.  The Initial Study included a Phase I/II soils report which indicates no significant levels of hazardous materials are present, and therefore, no mitigation measures are required.

 

GENERAL PLAN CONFORMANCE

 

The project, at a density of 22 DU/AC, is consistent with the San Jose 2020 General Plan Land Use/Transportation Diagram designation of Medium High Density Residential (12-25 DU/AC). 

 

ANALYSIS

 

The primary project issue is conformance with the Jackson-Taylor Residential Strategy guidelines for moderate density residential (12-25 DU/AC).

 

The site plan allows for the possible future extension of the private alleys so that the development pattern can be continued south to Taylor Street consistent with the Strategy.  Along the street frontages, 6th and 7th Streets, the project features a strong pedestrian orientation, with wide sidewalks and frequent residential unit entries directly accessible from the sidewalk.  The project provides minimum 16 foot front yard setbacks consistent with the Strategy, and a 20 foot setback adjacent to single-family rear yards.  Common open space is provided in a common courtyard.  All units feature private open spaces in the form of patios and balconies.  Parking is placed within the project interior, shielded by the building facade.  Each unit includes an attached two-car garage accessed from within the project interior.  A single driveway curb cut is proposed on each street frontage, allowing roughly 12 on-street parking spaces.

 

The proposed height of 40 feet and three stories along 7th Street is consistent with the Strategy and provides a buffer and transition in scale between the existing single-family neighborhood along 6th Street and the new high density residential development within the core of the Jackson-Taylor area.  To achieve compatibility with the adjacent single-family neighborhood, the project goes beyond the Strategy’s guideline and drops to two stories on the 6th Street frontage.

 

Lastly, staff believes the proposed architecture is of high quality and expresses the essence of the Strategy’s design guidelines.  The project architecture is varied from 6th to 7th Streets, features high quality building materials including stucco, wood, and stone finishes and a combination of roof styles.  The lower scale 6th Street elevation is intended to respond to the single-family residential neighborhood character, while the taller 7th Street elevation responds to the high density housing present to the east and south within the core of the Jackson-Taylor area.  Building wall planes are well articulated with porches, bays, dormers and balconies. 

COMMUNITY OUTREACH

 

A public hearing notice for the project was published in a local newspaper and mailed to all property owners and tenants within 500 feet of the subject site.  The applicant has held two community meetings hosted by the Council District 3 office.

 

RECOMMENDATION

 

Planning staff recommends the Planning Commission forward a recommendation of approval and the City Council adopt an ordinance rezoning the subject site for the following reasons:

 

1.     The proposed rezoning conforms to the subject site’s General Plan Land Use Diagram Designation of Medium  High Density Residential (12-25 DU/AC).

 

2.      The proposed rezoning conforms to the Jackson-Taylor Residential Strategy.

 

3.      The proposed project will further the goals and policies of the General Plan’s Housing Strategy by providing high-density infill housing in close proximity to transit and commercial/retail opportunities.

 

4.      The proposed project conforms to the applicable Residential Design Guidelines.