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 P.C. 11/28/01 Item 3.k.
			File Number PDC 01-03-041
STAFF REPORT			Application Type Planned Development Rezoning
			Council District 9
			Planning Area Almaden
			Assessor's Parcel Number(s) 567-23-026
PROJECT DESCRIPTION			Completed by: Teresa Estrada
Location: Southwest corner of Camden Avenue and Vista Loop
Gross Acreage: 0.67	Net Acreage: .60		Net Density: 8.2 DU/AC
Existing Zoning: R-1-8 Residence		Existing Use: Vacant Lot
Proposed Zoning: A(PD) Planned Development		Proposed Use: 5 Single-family detached residential units
GENERAL PLAN			Completed by: TE
Land Use/Transportation Diagram Designation Medium Low Density Residential (8.0 DU/AC)			Project Conformance: [ x ] Yes [ ] No [ x ] See Analysis and Recommendations
SURROUNDING LAND USES AND ZONING			Completed by: TE
North: Single-family attached residential			A(PD) Planned Development
East: Vacant, Guadalupe River			A-Agriculture
South: Vacant			R-1-8 Residence
West: Single-family detached residential			R-1-8 (PD) Planned Development
ENVIRONMENTAL STATUS					Completed by: TE
[ ] Environmental Impact Report found complete [ x] Negative Declaration circulated on November 7, 2001					[ ] Exempt [ ] Environmental Review Incomplete
FILE HISTORY					Completed by: TE
Annexation Title: Twin Peaks No. 1A					Date: February 27, 1958
PLANNING DEPARTMENT RECOMMENDATIONS AND ACTION
[ x ] Approval [ ] Approval with Conditions [ ] Denial	Date: _________________________				Approved by: ____________________________ [ ] Action [ x ] Recommendation
APPLICANT / DEVELOPER / OWNER
Omid Shakeri The Ridgecrest Group 3131 South Bascom Avenue Suite 110 Campbell, CA 95008
PUBLIC AGENCY COMMENTS RECEIVED				Completed by: TE
Department of Public Works See attached memorandum
Other Departments and Agencies N/A
GENERAL CORRESPONDENCE
N/A
ANALYSIS AND RECOMMENDATIONS

BACKGROUND

The applicant, The Ridgecrest Group, is requesting a Planned Development Rezoning from R-1-8 Residential to A (PD) Planned Development to allow up to five (5) single-family detached residential units on 0.74 gross acres. The subject site is a rectangular shaped corner lot with a moderate slope that is slightly elevated above Camden Avenue. The site contains an existing single-family detached house, a detached garage and another small accessory structure, all of which are proposed to be demolished as part of the project.

The site is surrounded by a single-family attached residential complex to the north across Vista Loop Drive and single family detached residences abutting the property to the west. A small, vacant residential property exists to the south. To the east, across Camden Avenue is the Guadalupe River and vacant property.

Project Description

The project consists of five (5) two-story houses with attached two car garages. Each of the units will front onto a small, public cul-de-sac street that connects to Vista Loop Drive. The proposed units range in size from approximately 2,900 to 3,300 square feet on lots varying in size from approximately 4,360 to 6,000 square feet.

ENVIRONMENTAL REVIEW

An Initial Study was prepared for this project and the Director of Planning circulated a Draft Mitigated Negative Declaration on November 7, 2001. The key issues addressed in the Negative Declaration were Archaeological Resources, Historical Resources, and Noise.

Archaeology

The project is located in an archaeologically sensitive area. An archaeological report prepared for the adjacent residential project to the west identified the possibility of subsurface cultural resources on the site. Construction on the subject site could thus have similar impacts to archaeological resources. Mitigation has been included in the project requiring a qualified archaeologist to monitor all subsurface grading and construction activities to reduce any potential impacts to less than significant levels.

Historical Resources

The existing residential building, detached garage and storage structures on the site were built in 1949. The historical integrity of these structures was reviewed for historical significance and was determined to not be historically significant. Several architectural modifications to the ranch style residence had been made over the years.

Noise

The residential units within the project will be subject to traffic noise. A comprehensive noise report prepared for a similar recently approved single-family residential project (File No. PDC00-01-002, Camden Avenue @ Del Paso Drive) was determined to be applicable for use with this project. The traffic volumes, vehicle speed and proposed building setbacks are very comparable. The noise report identified mitigation measures in the form of upgraded windows and wall construction to ensure conformance to the City’s Noise Element standards. The Noise Element standards specify exterior limits of 60 dB DNL for residential land uses impacted by transportation-related noise sources. A limit of 45 dB DNL is specified for interior living spaces. The applicant has agreed to implement the mitigation measures that were identified in the report and the project has conditioned to require this mitigation.

GENERAL PLAN CONFORMANCE

The subject site is designated Medium Low Density Residential (8.0 DU/AC) on the San Jose 2020 General Plan Land Use/Transportation Diagram. The proposed rezoning would allow development of the project site at a net density of 8.2 DU/AC, which is just slightly higher than would generally be acceptable. This project has been found to be consistent with the General Plan under the use of the Discretionary Alternate Use Policy (Two-Acre Rule). This policy allows development of the site to occur at the next higher density range of Medium Density Residential (8-16 DU/AC) pursuant to appropriate findings (see analysis for additional discussion).

ANALYSIS

The primary issues analyzed with this project include: 1) site design, 2) consistency with the Residential Design Guidelines, and 3) use of the Discretionary Alternate Land Use Policy (Two-Acre Rule).

Site Design

Providing safe and appropriate access to the site, given the relationship with the existing streets, was the most significant factor considered as part of the development of the site design. The project’s proposed cul-de-sac street takes access from Vista Loop Drive. This avoids substandard street separations that would have otherwise resulted if the project had been designed with the new street intersecting Camden Avenue in such close proximity to Vista Loop Drive and Hicks Road. Additionally, such an intersecting street would have required significant grading modification given the steep grade difference between Camden Avenue and the subject site. The proposed design allows safer vehicular movements, better unit buffering from heavily traveled Camden Avenue, and allows the project to have a better sense of integration or connection with the existing adjacent neighborhood.

The proposed public cul-de-sac street provides an appropriate streetscape for new single-family development. The project employs the use of a narrow, “limited access street” with a smaller than typical street cross section. The Residential Design Guidelines recommend this type of street for small single-family infill projects such as this proposal. Because the street is so short, a modified smaller radius cul-de-sac bulb was deemed acceptable, since larger emergency vehicles can easily serve the units from Vista Loop Drive. This smaller bulb enables greater front yard landscaping opportunities on this small, constrained site.

Although, this type of street does not allow for curbside parking within the cul-de-sac, adequate guest parking is available alongside the project’s street frontage on Vista Loop Drive. Some of the driveways have longer than normal driveways suitable for additional parking beyond that which is typical for most single-family developments with lots of this size.

Directly related to the site design was a comprehensive and intricate grading proposal. The project has been designed with a downhill cul-de-sac (a street where storm water run-off drains towards the terminus). The City generally tries to avoid this when possible, because of related drainage easements that are necessary on private lots and the potential increased difficulty of maintenance. On sloped properties, where site access restrictions provide few in any options, downhill cul-de-sacs are appropriate.

In this instance, the downhill cul-de-sac is very beneficial in terms of creating a more appropriate and aesthetically pleasing project interface next to Camden Avenue as well as the existing houses to the west. This street design enables the finished building pads of each of the lots to be situated at a lower height elevation that is more consistent with the underlying topography. This allows the avoidance of large unattractive retaining walls next to Camden Avenue and an appearance of houses “looming” over the street. Along the westerly property line, the new units will be placed at a much lower elevation than the existing adjacent houses, thereby minimizing the visual impacts of the new two story houses from the adjacent properties. This also helps to maintain a better level of privacy for the adjacent units.

Consistency with the Residential Design Guidelines

The key issues reviewed for compatibility with the Residential Design Guidelines (RDGs) are setbacks, open space, parking requirements, and architecture.

Setbacks. The project proposes a 15-foot rear setback from the two-story single family detached residences to the west, which is slightly less than the standard 20-foot requirement established in the RDGs. The intent of the 20-foot setback is to provide adequate separation and privacy for the rear yards of single family residences. Due to the careful development of the grading plan, as discussed above, and the placement of substantially lower building pad elevations (up to 5 feet below adjacent grade elevation), the visual impact of new structures will be substantially reduced. This provides constitutes an appropriate compensating design measure to the standard rear setback.

The RDGs recommend a 35-foot perimeter setback for 2-story residential elements from major public streets such as Camden Avenue. Due to site’s small size, access and grading constraints, strict adherence to this requirement is somewhat unreasonable. Although, this project proposes a 25-foot setback from the Camden Avenue, the rear elevations facing the street are much more articulated and detailed that other typical house designs that back-up to existing streets. Additionally, the houses are well separated from each other. This, in conjunction with the proposed grading improvements that will eliminate an existing retaining wall next to the street represent an appropriate compensating design measure which conforms to the intent of the guidelines.

Open Space and Parking. Private open space is provided in backyards that exceed the minimum area and dimension requirements as prescribed in the RDGs, ranging in size between approximately 825 to 1272 square feet. Adequate on-site and off-lot guest parking is provided in accordance with the standards identified in the RDGs.

Architecture. The elevations of the proposed development provide well-articulated buildings facades on all visible sides. Finish materials include concrete roof tiles, stucco finish, wood trimmed windows, stone veneer, and porch elements. The east elevations of the two units backing up to Camden Avenue, feature first- and second-story architectural projections, which help break up the expanse of roof, add visual interest. Staff will work with the applicant at the Planned Development Permit stage to ensure that the quality of the architecture and materials is maintained.

Use of Discretionary Alternate Use Policy (Two Acre Rule)

The proposed project is in conformance with the General Plan based on Discretionary Alternate Use Policy (Two-Acre Rule). The Two-Acre Rule allows a parcel that area two-acres or less in size to be developed at the next higher or lower density provided that the proposed project is compatible with the existing and planned uses on adjacent properties and conforms to the Residential Design Guidelines.

The proposed rezoning would allow development of the project site at a net density of 8.2 DU/AC, which is just slightly higher than the standard density of 8.0 DU/AC. The proposed type of development provides an appropriate transition between the existing lower density single-family houses to the west of the site and the higher density attached unit residential project across the street on Vista Loop Drive. For this reason, consideration of the use of the Two-Acre Rule is warranted. The applicant has shown great care and effort in designing a project that addresses all of the City’s development requirements in light of the many physical development constraints on this small infill parcel. The level of fine-tuning of the site, grading and unit design to fit the special circumstances of each of the individual lots is very good and will result in attractive project that is compatible with the existing neighborhood.

PUBLIC OUTREACH

Notices of the public hearing and the Draft Mitigated Negative Declaration were distributed to the owners and tenants of all properties located within 500 feet of the subject site.

RECOMMENDATION

Planning staff recommends that the Planning Commission forward a recommendation to the City Council to approve the subject rezoning for the following reasons:

1. The project conforms to the General Plan Land Use/Transportation Diagram designation of Medium Low Density Residential (8.0 DU/AC) under use of the Two Acre Rule.

2. The project furthers the goals and objectives of the City’s in-fill housing strategy.

3. The project is compatible with existing uses on adjacent sites.

4. The project is consistent with the Residential Design Guidelines.