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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 P.C.
11/28/01 Item 3.g. |
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File Number PDC 01-05-058 |
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STAFF REPORT |
Application Type Planned Development Rezoning |
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Council District 7 |
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Planning Area South San Jose |
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Assessor's
Parcel Number(s) 462-18-007 |
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PROJECT
DESCRIPTION |
Completed by: Bill Scott |
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Location: Northwest
corner of Monterey Road and Capitol Expressway |
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Gross Acreage: 32.9 |
Net Acreage: 32.9 |
Net Density: N/A |
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Existing Zoning: A(PD) Planned
Development |
Existing Use: Indoor Movie
Theatre; Outdoor Drive-in Movie Theatre and Flea Market |
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Proposed Zoning: A(PD) Planned
Development |
Proposed Use: Indoor Movie Theatre; Outdoor Drive-in Movie Theatre;
Flea Market; Tire Sales and Installation and Self-Storage Facility |
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GENERAL PLAN |
Completed
by: BS |
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Land
Use/Transportation Diagram Designation Communications Hill Planned Community; Combined
Industrial/Commercial |
Project
Conformance: [x] Yes [
] No [ ] See Analysis
and Recommendations |
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SURROUNDING LAND
USES AND ZONING |
Completed
by: BS |
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North: Industrial |
IP Industrial Park and IP(PD) Planned Development
Industrial |
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East: Union Pacific
Rail Road/Monterey Road |
N/A |
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South: Capitol
Expressway |
N/A |
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West: Gasoline
Service Station/ Mobile Home Park |
R-MH Residential Mobile Home Park; CO (PD) and A(PD)
Commercial |
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ENVIRONMENTAL
STATUS |
Completed
by: BS |
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[ ] Environmental Impact Report found
complete [ ] Negative Declaration circulated on [x] Negative Declaration adopted on
October 15, 2001 |
[ ] Exempt [ ] Environmental Review Incomplete |
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FILE HISTORY |
Completed by: BS |
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Annexation
Title: Monterey Park No. 95 |
Date: July 27, 1981 |
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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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APPLICANT OWNER |
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Mark
Darley 150
Pelican Way San
Rafael, CA 94901 |
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PUBLIC AGENCY COMMENTS RECEIVED |
Completed by: BS |
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Department of Public Works See attached
memorandum. |
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Other Departments and Agencies See attached
memorandum from Fire Department. |
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GENERAL CORRESPONDENCE |
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None Received. |
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ANALYSIS AND RECOMMENDATIONS |
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The applicant,
Sywest Development, is requesting a Planned Development rezoning from A(PD)
Planned Development to A(PD) Planned Development to allow: (1) the addition of
a 3,391 square foot tire sales and installation facility; (2) the construction
of a 92,600 square-foot self-storage facility with two manager's living units
and 3) the construction of storage facilities to serve flea market vendors at
the existing 32.9-acre Capitol Theatre/Flea Market site located at the
northwest corner of Monterey Road and Capitol Avenue.
The original
Planned Development Zoning approved by the City Council in 1992 (File No.
PDC91-01-008) allowed the addition of the now-existing 16-screen indoor movie
theatre and brought the legal nonconforming six-screen outdoor movie theatre
and flea market into conformance with the Zoning Code. Planned Development Permit (File No
PD96-11-087) and Planned Development Permit Amendment (File No. PDA92-01-008)
were approved by the Director of Planning to allow wireless communication
antennae atop two of the outdoor movie theatre movie screens.
Tire sales and
installation has occurred in the flea market parking lot without benefit of
permits. Based on a complaint, Code
Enforcement staff issued a Compliance Order to discontinue the tire operation
and to remove unpermitted portable containers used for the storage of tires and
flea market vendor merchandise. On
December 14, 2000, the Hearing Appeals Board issued a Notice to Correct
directing the applicant to bring the property into compliance with the Zoning
Code. This Planned Development Zoning
is intended to bring the tire sales and installation operation and the vendor
storage facility into conformance with the site’s Zoning requirements.
Uses surrounding
the site include miscellaneous industrial uses to the north; the Union Pacific
Railroad tracks and miscellaneous commercial uses to the east; an apartment
complex to the south, across Capitol Expressway; and a mobile home park and
commercial uses to the west, across Snell Avenue. A six-lane drive extends from Hillcap Avenue to provide access to
the site.
Project Description
The proposed
project includes three separate elements as described below:
Tire Sales and Installation. The applicant is proposing to add “tire
sales and installation” to the list of allowed uses allowed by the Planned
Development Zoning and to construct a
six-bay masonry building to house the tire operation on a 3,391 square-foot
area located between the flea market parking lot, the flea market and the
self-storage facility. Access to the
tire service area is provided through a 26-foot wide driveway extending from
the flea market parking lot.
Self Storage Facility. The
applicant is proposing to construct a 92,600 square-foot self-storage facility
on approximately 3.8 acres at the northeasterly corner of the project
site. The facility consists of six
one-story buildings containing 750 storage units, a two-story 2,100 square foot
office and two manager’s living units.
Access to the facility is provided via a 26-foot wide two-way driveway
extending along the northerly side of the flea market parking lot from the
entry at Hillcap Avenue. The front of manager's office is oriented to face west
toward the site's entry at Hillcap Avenue.
Building G forms an "L" to frame the northerly and southerly
perimeter of the storage facility. A
20-foot landscaped setback is proposed along the easterly property line. A ten-foot wide landscape strip provides a
buffer between the self-storage buildings and the flea-market parking lot.
Flea Market
Storage. Three concrete buildings
totaling 14,802 square-feet and containing 71, one-story storage units are
proposed along the perimeter of the flea market area to provide vendor storage.
The Negative
Declaration and public hearing notice for this proposal were mailed to property
owners and residents within a 500-foot radius of the project site. Staff has been available to discuss the project
with interested members of the public.
ENVIRONMENTAL REVIEW
An Initial Study
was prepared for this project and a Draft Negative Declaration was circulated
for public review and adopted by the Director of Planning, Building and Code
Enforcement on October 15, 2001. The
primary environmental issues for this project involve the tire operation which
includes the disposal of approximately 100 used tires per day. To eliminate the potential fire hazard
associated with tire storage, the applicant is not proposing to store tires on
the site, but will remove them at the end of each day and ensure that they are
disposed of in conformance with all applicable regulations. No other hazardous
materials are to be used on the project site. Activities associated with the
proposed tire operation (including tire removal, wheel balancing, and the
exchange of lead balancing weights) have the potential to increase pollutant
runoff from the site. The project
includes enclosed vehicle work bays and the installation of inlet filters in
storm drains in conformance with the City's Post Construction Urban Runoff
Policy. Based on this mitigation, the
Negative Declaration for the project concludes that the project would not
result in any significant environmental impacts.
GENERAL PLAN CONFORMANCE
The proposed uses are consistent with the San Jose 2020 General Plan Land Use/Transportation Diagram designation of Combined Industrial/Commercial.
Compatibility of Uses
The proposed
self-storage facility is a low-intensity use with minimal traffic that is not
expected to conflict with the existing flea market and theater uses. The proposed buildings are oriented so as to
internalize the self-storage activity and separate it from the flea market and
theater uses. Its location at the
northwest corner of the site adjacent to existing industrial uses further
ensures that the facility will be compatible with existing uses on the site and
in the project vicinity.
The storage
buildings in the flea market area will serve the needs of the vendors without
the visual blight associated with the prior portable storage containers. The buildings are located along the
perimeter of the site, visually screening the large expanse of asphalt covering
the outdoor theater and flea market area.
Canopy trees and other landscaping proposed along the site’s perimeter
will further screen the site and soften views of the proposed storage
buildings.
As indicated
above, the tire sales and installation facility has been designed to mitigate
environmental concerns associated with the prior operation and to avoid
conflicts with pedestrian activity on the site. A fence will provide a barrier to separate pedestrian traffic
from vehicles accessing the tire facility.
Staff will condition the facility at the Planned Development Permit
stage to ensure that the facility operates in a manner that is compatible with
the pedestrian-oriented flea market use.
The Flea
Market’s 897 seller spaces will be reduced by 228 spaces to accommodate the
proposed storage buildings and tire facility, thereby reducing the parking
demand associated with the flea market.
Both the tire and the self-storage facilities propose to provide parking
to serve these facilities. The vendor
storage units are not expected to generate a need for additional parking. Based
on this analysis, staff concludes that the proposed project includes adequate
parking to serve the proposed uses.
CONCLUSION
Based on the
above analysis, staff concludes that the modifications to the site proposed in
this Planned Development Rezoning are consistent with the General Plan, will
result in no significant environmental impacts and are compatible with
surrounding uses.
Planning staff
recommends that the Planning Commission approve the subject rezoning for the
following reasons:
4.
The
project's perimeter landscape improvements will upgrade the site and the
surrounding neighborhood.