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.:  12-02-03  Item

 

File Number

PDC03-073

STAFF REPORT

Application Type

Conforming Planned Development Rezoning

 

Council District

4

 

Planning Area

North San Jose

 

Assessor's Parcel Number(s)

097-45-048

PROJECT DESCRIPTION

Completed by: Mike Mena

Location:  West side of North First Street, either side of Component Drive

Gross Acreage:  40.92

Net Acreage: 40.92

N/A

Existing Zoning:  IP (PD)

Existing Use:  Vacant

Proposed Zoning:  IP (PD)

Proposed Use:  Research and Development/Offices

GENERAL PLAN

Completed by:  MM

Land Use/Transportation Diagram Designation

IP Industrial Park

Project Conformance:

[x] Yes      [ ] No

[ ] See Analysis and Recommendations

SURROUNDING LAND USES AND ZONING

Completed by:  MM

North:   Industrial, Retail                                                  IP Industrial Park and A(PD) Planned Development

East:     Industrial                                                                        IP Industrial Park Zoning Districts

South:   Industrial                                                                        IP Industrial Park and Heavy Industrial

West:    Industrial and Vacant                                          IP Industrial Park, HI Heavy Industrial and A Agricultural

ENVIRONMENTAL STATUS

Completed by:  MM

[x] Environmental Impact Report found complete November 12, 1987

[ ] Negative Declaration circulated on

[ ] Exempt

[ ] Environmental Review Incomplete

FILE HISTORY

Completed by:  MM

Annexation Title:  Orchard No. 69

Date: April 26, 1977 

PLANNING DEPARTMENT RECOMMENDATIONS AND ACTION

[x] Approval

[ ] Approval with Conditions

[ ] Denial

Date:  _________________________

Approved by:  ____________________________

[ ] Action

[ ] Recommendation

APPLICANT/DEVELOPER

OWNER

 

Frank Jesse

BEA Systems, Inc.

2315 North First Street

San Jose, CA  95131

Frank Jesse

BEA Systems, Inc.

2315 North First Street

San Jose, CA  95131

 

 

 

 

PUBLIC AGENCY COMMENTS RECEIVED                                     Completed by:  MM

Department of Public Works

 

None received

Other Departments and Agencies

 

See Attached Memorandum from the Airport Department and the Fire Department

 

GENERAL CORRESPONDENCE

 

None received

 

ANALYSIS AND RECOMMENDATIONS

 

BACKGROUND

 

The applicant, BEA Systems Inc., is requesting a conforming Planned Development Rezoning from IP(PD) Planned Development Zoning District to IP(PD) Planned Development Zoning District to modify the zoning development standards for the subject 40.92 acre site located on the west side of North First Street and on either side of Component Drive. 

 

The subject site is currently zoned and entitled for the development of up to 1.4 million square feet of industrial park uses.  The current zoning also includes development standards for the site generally consistent with those established within the City’s standard Industrial Park zoning district and consistent with the General Plan.  The proposed rezoning would maintain the previously approved land use and development intensity but would modify the development standards to match current City standards for the Industrial Park district, would allow a reduction in the parking requirement and would implement an associated General Plan Amendment request (GP03-T-09) to increase the allowable building height on the subject site from 105 feet to 210 feet. 

 

A Planned Development Zoning (PDC93-05-017) for the subject site was first approved by City Council on March 1, 1994, permitting 1.4 million square feet of research and development uses and including various development standards.  The property was subsequently rezoned by the City Council on November 20, 2001 to implement a change to the General Plan maximum height limit for the subject property from 90 feet to 105 feet.  This previous rezoning also included minor text modifications reflecting completed traffic improvements and incorporating revised Zoning Ordinance requirements for bicycle/shower facilities. 

 

The project site is generally surrounded by similar industrial park uses.  A medium-sized commercial retail development is located to the north of the project site.

 

ENVIRONMENTAL REVIEW

 

The environmental impacts of this project were addressed by a Final EIR entitled, "Rincon de Los Esteros Redevelopment Plan," and findings were adopted by City Council Resolution No. 60197 on November 12, 1987.

 

GENERAL PLAN CONFORMANCE

 

The proposed conforming rezoning to IP(PD) Planned Development Zoning District is consistent with the San José 2020 General Plan Land Use/Transportation Diagram designation of IP Industrial Park in that it would implement the associated General Plan Text Amendment (GP03-T-09) and would facilitate development of the project site with industrial park uses.   General Plan consistency is further discussed below.

 

ANALYSIS

 

The primary issues associated with this rezoning are consistency of the proposed development with the overall goals and objectives of the previously approved PD Zoning, consistency with applicable policies and ordinances typically applied to industrial park properties and consistency with the General Plan.

 

The proposed rezoning would maintain the previously approved land use and development intensity but would modify the development standards to include; (1) an increase in the maximum allowable building height from 105 to 210 feet; (2) changes to the number of required off-street parking from the original zoning; (3) conformance to the Industrial Park Zoning standards.

 

1) Maximum Height

 

The applicant has applied for an associated General Plan Amendment (GP03-T-09) to increase the allowable building height on the subject site from 105 feet to 210 feet.  Presuming that this Amendment is approved, the subject zoning would allow development of the subject site to be reconfigured to include buildings of up to 210 feet in height, consistent with the General Plan.  The appropriateness of this height is further discussed in the GP03-T-09 staff report.  The proposed zoning does not dictate the location of buildings on the site and so their design would be resolved through the Planned Development Permit stage.  Increasing the maximum height will allow the applicant greater flexibility in the development of the site, including the ability to concentrate the building square footage in proximity to North First Street and the Guadalupe Light Rail Corridor, consistent with the City’s goals for economic development and the concentration of development in proximity to transit. 

 

The General Plan Transportation Policies state that development in the vicinity of airports should be regulated in accordance the Federal Aviation Administration guidelines. Review by the Federal Aviation Administration (FAA) will be required at the Planned Development Permit stage.  Specific information including building orientation, the precise coordinates for each corner of future structures, building dimensions and types of building materials is required in order for the FAA to complete a determination of a No Hazard Clearance. 

 

2) Parking Requirement

 

San Jose’s Zoning Ordinance sets a citywide parking standard for research and development projects of 1.0 space per 350 square feet of net floor area.  Per this standard a minimum of 3,451 parking spaces would normally be required for this development.  The General Plan and North San Jose Development Policy recommend that sites located adjacent to light rail stations should be designed to encourage pedestrian access and discourage auto-oriented design.  San Jose’s Zoning Ordinance also specifically allows a 10% reduction in required parking for any property located within 2,000 feet of a light rail station. 

 

The required number of off-street parking facilities is proposed to be modified in the subject rezoning to allow a 25% reduction from the citywide standard requirement for the minimum number of parking spaces on the subject site.  This would allow the number of parking spaces to be reduced by 15% beyond the currently allowed 10% reduction.  This additional reduction to the minimum off-street parking requirement is appropriate for this type of large-scale development for several reasons.  The project would concentrate a large amount of development in close proximity to an existing light rail station and so strongly encourage use of the transit system.  The project will also incorporate a variety of transit demand measures, including shuttle connections to other transit facilities and employee incentives use of carpools or transit.  The project would also include on-site amenities such as a cafeteria to reduce the employees’ need to drive.

 

3) Industrial Park Zoning Standards

 

The proposed rezoning would also incorporate some minor text modifications to reflect changes to City policies and ordinances enacted subsequent to the original zoning.  The proposed zoning would modify the setback standards contained within the existing zoning to match those included within the City’s Zoning Ordinance for Industrial Park zoned properties.  The proposed rezoning would also include text to clarify that the subject property will be governed by the City Council Lighting Policy.

 

Conclusion

 

This proposed height limit change will bring the zoning for this development into conformance with the pending General Plan Text Amendment to increase the allowable height for this site from 120 feet to 210 feet and will be consistent with the City’s policies for industrial development, without lessening the overall quality of the project.  The proposed land uses will not be modified from those previously approved and the new standards will allow reconfiguration to facilitate the development of the site with industrial uses consistent with City policy along transit corridors.

 

Staff has determined that the proposed modification of the PD Zoning is minor, will not jeopardize the City’s overall objectives for the site, and can be supported as a conforming rezoning.

 

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.

 

RECOMMENDATION

 

Planning staff recommends approval of the proposed Conforming Rezoning for the following reasons:

 

1.                  The proposed rezoning is consistent with the San Jose 2020 General Plan Land Use/Transportation designation of IP Industrial Park.

 

2.         The proposed rezoning is compatible with surrounding land uses.

 

3.         The proposed rezoning will facilitate redevelopment of the subject site in conformance with the General Plan.

 

 

MM:AC