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CITY 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 C.C. 10-21-03
Item No. |
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File Number C03-074 |
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STAFF REPORT |
Application Type Conforming Rezoning |
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Council District 7 |
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Planning Area South |
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Assessor's
Parcel Number(s) 499-36-052 |
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PROJECT
DESCRIPTION |
Completed by: Anastazia Aziz |
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Location: Northwestern corner of East Capitol Expressway and
McLaughlin Avenue |
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Gross Acreage: 15.47 |
Net Acreage: 15.47 |
Net Density: N/A |
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Existing Zoning: A(PD) Planned Development |
Existing Use: Commercial |
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Proposed Zoning: CN Commercial Neighborhood |
Proposed Use: Commercial |
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GENERAL PLAN |
Completed
by: AA |
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Land
Use/Transportation Diagram Designation NCC Neighborhood/Community Commercial |
Project
Conformance: [ x ] Yes [
] No [ ] See Analysis and Recommendations |
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SURROUNDING LAND
USES AND ZONING |
Completed
by: AA |
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North: Single-Family Residential |
R-1-8 (PD) Residential |
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East: Single-Family Residential |
R-1-8 Residential |
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South: Single-Family Residential |
R-1-8 Residential |
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West: Single-Family
Residential |
R-1-8 Residential |
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ENVIRONMENTAL
STATUS |
Completed by: AA |
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[ x ]
Environmental Impact Report Resolution
No. 65459 [ ] Negative Declaration |
[ ] Exempt [ ] Environmental Review Incomplete |
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FILE HISTORY |
Completed by: AA |
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Annexation
Title: Evergreen No. 68 |
Date: July 10, 1961 |
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PLANNING
DEPARTMENT RECOMMENDATIONS AND ACTION |
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[ X ] Approval [ ] Approval with Conditions |
Date: _________________________ |
Approved
by: ____________________________ [ ] Action [ X ]
Recommendation |
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OWNERS |
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Kenneth T. & Irene N. Namimatsu 14523 Sobey Road Saratoga, CA 95070 |
Richard & Sharon Inouye Reiko & Melvin Matsumoto Naomi & Gary Kanoa 1378 Glacier Dr. 4380 Silva Drive 596 Trumbulu Ct. San Jose, CA 95118 San Jose, CA 95118 San Jose, CA 95118 |
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PUBLIC
AGENCY COMMENTS RECEIVED |
Completed by:AA |
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None received. |
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Other Departments and Agencies See
attached memoranda from Public Works. |
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GENERAL CORRESPONDENCE |
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None received. |
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ANALYSIS AND RECOMMENDATIONS |
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The property owner is requesting a conforming rezoning of the subject 15.47 gross-acre site from A(PD) Planned Development to CN Commercial Neighborhood to continue to allow commercial uses and simplify the renovation/expansion process of the existing plaza. The applicant has indicated a desire to renovate and/or expand the existing shopping plaza and has filed a Site Development Permit (File No. H03-048) to implement the proposal.
Adjacent uses include single-family residential uses to the north, south, east and west. The neighborhood is generally characterized by residential uses and is served by the existing shopping plaza.
GENERAL PLAN CONFORMANCE
The site is designated Neighborhood/Community Commercial on the San Jose 2020 General Plan Land Use/Transportation Diagram. The proposed CN Commercial Neighborhood Zoning District is consistent with this designation.
ENVIRONMENTAL REVIEW
The
environmental impacts of this project were addressed by a Final EIR entitled,
“San José 2020 General Plan,” and certified on August 16, 1994, by the City of
San José City Council.
The current A(PD) Planned Development zoning of the site was approved in 1976. The site-specific zoning allows substantially the same uses and development standards as the CN Commercial Neighborhood District, but fixes the specific locations of the buildings, hindering development and renovation of the plaza. When any change is proposed to an existing building footprint, a new Planned Development Zoning may be required, which is a long, expensive process and not needed for the ongoing improvement and development of the site. Rezoning the site to a standard commercial zoning district facilitates renovation and expansion of the shopping plaza by simplifying the permit process. An expansion would require a Site Development or Conditional Use Permit depending on the specific nature of the proposal.
The proposed CN District closely reflects the existing design of the site and the pattern of the surrounding neighborhood. The CN Commercial Neighborhood District is consistent with the General Plan and will ensure that the development standards for any future renovation or expansion of the existing shopping center are appropriate for the site.
Staff will work with the applicant at the Site Development Permit stage to ensure that the proposed modifications and expansion of the shopping center meet the City’s standards for new development and are compatible with the surrounding neighborhood.
A notice of the public hearing was distributed to the owners and tenants of all properties located within 1,000 feet of the project site. Staff has been available to discuss the proposal with members of the public.
RECOMMENDATION
Planning
staff recommends approval of the proposed zoning for the following reasons:
1.
The
proposed rezoning is in conformance with the General Plan Land
Use/Transportation Diagram designation of Neighborhood/Community Commercial.
2.
The
proposed rezoning is compatible with surrounding land uses.
3.
The
proposed rezoning will provide for a streamlined permitting process and
maintain appropriate development standards to ensure that modification or
expansion of the existing shopping center is compatible with the pattern of the
neighborhood.
c.c. Manuel Ordonez, Kenneth Rodrigues &
Partners, 10 South Third St., #400, San Jose, CA 95113