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.   12/18/2001   Item   11.11 

 

File Number

PDC 01-11-099

STAFF REPORT

Application Type

Planned Development Rezoning

 

Council District

6

 

Planning Area

West Valley

 

Assessor's Parcel Number(s)

279-01-001

PROJECT DESCRIPTION

Completed by:  Carol Hamilton

Location: Northwest corner of Magliocco Drive and Huff Avenue

Gross Acreage:  0.79

Net Acreage:  0.79

Net Density: 63 DU/AC

Existing Zoning:  A(PD) Planned Development

Existing Use: Vacant

Proposed Zoning:  A(PD) Planned Development

Proposed Use:  Multi-family residential

GENERAL PLAN

Completed by:  CH

Land Use/Transportation Diagram Designation

Transit Corridor Residential (20+ DU/AC) with the Winchester Transit Corridor Overlay

Project Conformance:

[ X ] Yes      [  ] No

[ X ] See Analysis and Recommendations

SURROUNDING LAND USES AND ZONING

Completed by:  CH

North:        Commercial & Multi-family Residential                           CG Commercial & A(PD) Planned Development

East:         Multi-family Residential                                                 R-M Residential

South:       Commercial & Multi-family Residential                           CG Commercial General & R-M Residential

West:        Commercial                                                                  CP Commercial Pedestrian

ENVIRONMENTAL STATUS

Completed by:  CH

[  ] Environmental Impact Report found complete on

[  ] Negative Declaration

[x] Negative Declaration adopted on April 25, 2001

[  ] Exempt

[  ] Environmental Review Incomplete

FILE HISTORY

Completed by:  CH

Annexation Title:  Moorpark No. 11A

Date:  February 7, 1958

PLANNING DEPARTMENT RECOMMENDATIONS AND ACTION

[ x ] Approval

[   ] Approval with Conditions

[   ] Denial

[   ] Uphold Director's Decision

Date:  _________________________

Approved by:  ____________________________

[   ] Action

[b ] Recommendation

 

APPLICANT /DEVELOPER/OWNER

Mark Migdal, Two Towers Group

593A Lytton Avenue

Palo Alto, CA 94031

PUBLIC AGENCY COMMENTS RECEIVED

Completed by:  CH

Department of Public Works

 

See attached memorandum.

 
Other Departments and Agencies

 

None received.

 

GENERAL CORRESPONDENCE

 

 

None received.

ANALYSIS AND RECOMMENDATIONS

 

 

BACKGROUND

 

The applicant, Mark Migdal of the Two Towers Group, is requesting a Conforming Planned Development Rezoning from A (PD) Planned Development to A(PD) Planned Development to allow the development of up to 50 single-family attached residential units (63 DU/AC) on the subject property.

 

The parcel is approximately 0.79 acres in size and has been vacant for at least 35 years.  There is limited natural vegetation on the property.  The property is bounded by commercial and residential uses to the north; Huff Avenue and multi-family residential uses to the east; Magliocco Drive, multi-family residential and commercial uses to the south; and commercial uses to the west.  Winchester Boulevard is located approximately 500 feet to the west of the property.

 

The City Council approved a General Plan Amendment in November 2000 to designate the property Transit Corridor Residential (20+ DU/AC) and a Planned Development Zoning in May of 2001 to allow 48 single-family attached residential units (File No. PDC 01-01-008).  The current rezoning proposes the addition of two units for a total of 50 single-family attached residences.  One unit will be accommodated on the second floor of the proposed residential building in what was previously intended as an atrium space above the primary building entrance and the other will be achieved by reconfiguring the existing floor space.

 

PUBLIC OUTREACH

 

Notice of the City Council 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 project with interested members of the public.

 

ENVIRONMENTAL REVIEW

 

A Negative Declaration was adopted by the Director of Planning for the original rezoning that allowed 48 dwelling units.  Based on an in-house traffic analysis, the Public Works Department staff has determined that the proposed project, including a total of 50 dwelling units, conforms to the City’s Transportation Level of Service Policy and will not result in a significant traffic impact.  Staff has determined that the two additional dwelling units would not result in any new potentially significant environmental impacts.  Staff has prepared an Addendum to the Negative Declaration that identifies the proposed change in the project and concludes that the Negative Declaration adequately addresses the impacts of the proposed rezoning.

 

GENERAL PLAN CONFORMANCE

 

The proposed rezoning is consistent with the San José 2020 General Plan Land Use/Transportation Diagram designation of Transit-Corridor Residential (20+ DU/AC) and the Winchester Boulevard Transit Oriented Development Corridor.  This rezoning proposes additional multi-family residential housing units on a site that has been vacant and considerably underutilized for over 35 years in support of the General Plan objectives of increasing the housing supply, revitalizing neighborhoods, maximizing the efficient use of existing infrastructure and transit facilities, and reducing pressure for growth outside the Urban Growth Boundary.

 

ANALYSIS

 

The proposed rezoning to allow two additional residential units (for a total of 50 units) raises no concerns in regard to land use compatibility, building design or environmental impacts.  The additional units conform to the General Plan and will not increase the building height, change the building setbacks or significantly change the proposed building facades.  A traffic analysis prepared for the proposal by the Public Works Department concludes that the project will not result in any additional traffic impacts.  No other environmental or land use impacts are expected to result from the proposed two additional housing units.

 

RECOMMENDATION

 

Planning staff recommends that the City Council approve the subject rezoning for the following reasons:

 

1.                  The proposed project is consistent with the San José 2020 General Plan Land Use/Transportation Diagram designation of Transit Corridor Residential (20+ DU/AC) and supports the General Plan objectives of increasing the housing supply, revitalizing neighborhoods, maximizing the efficient use of existing infrastructure and transit facilities, and reducing pressure for growth outside the Urban Growth Boundary.

2.                  The proposed rezoning is compatible with existing and proposed uses on the adjacent and neighboring properties.

 

c:          Gary Schoennauer, 2066 Clarmar Way, Suite D, San Jose, CA 95128

            Anthony Ho, Steinberg Group, 60 Pierce Avenue, San Jose, CA 95110