|
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. 05/07/03 Item #: 3.c. C.C. 05/20/03 |
|||
|
|
File Number PDC02-020 |
|||
|
STAFF REPORT |
Application Type Planned
Development Rezoning |
|||
|
|
Council District 05 |
|||
|
|
Planning Area Alum
Rock |
|||
|
|
Assessor's
Parcel Number(s) 612-69-038 |
|||
|
PROJECT
DESCRIPTION |
Completed by: Susan Walsh |
|||
|
Location: South
side of Story Lane, at the terminus of Schramm Way |
||||
|
Gross Acreage: 0.85 |
Net Acreage: 0.84 |
Net Density: 2.4
DU/AC |
||
|
Existing Zoning:
A-Agriculture |
Existing Use: 1 Single-Family Detached
Residence |
|||
|
Proposed Zoning:
A(PD) Planned Development |
Proposed Use: Up
to 2 Single-Family Detached Residences |
|||
|
GENERAL PLAN |
Completed
by: SBW |
|||
|
Land
Use/Transportation Diagram Designation Low
Density Residential (2 DU/AC) |
Project
Conformance: [ x ] Yes [
] No [ x ] See
Analysis and Recommendations |
|||
|
SURROUNDING LAND
USES AND ZONING |
Completed by: SBW |
|||
|
North: Single-Family Detached Residential |
A(PD)
Planned Development |
|||
|
East: Single-family Detached Residential |
A
Agriculture |
|||
|
South: Single-Family Detached Residential |
R-1-2
Residential |
|||
|
West:: Single-family Detached Residential |
County
and R-1-5 Residential |
|||
|
ENVIRONMENTAL
STATUS |
Completed
by: SBW |
|||
|
[ ] Environmental Impact Report Pending [ x ] Negative Declaration circulated on
December 19, 2002 [ x ] Negative Declaration adopted on January
7, 2003 |
[ ] Exempt [ ] Environmental Review Incomplete |
|||
|
FILE HISTORY |
Completed
by: SBW |
|||
|
Annexation
Title: Story No. 38 |
Date:
4/22/85 |
|||
|
PLANNING
DEPARTMENT RECOMMENDATIONS AND ACTION |
||||
|
[ x ] Approval [ ] Approval with Conditions [ ] Denial [ ] Uphold Director's Decision |
Date: _________________________ |
Approved
by: ____________________________ [ ] Action [b] Recommendation |
||
|
APPLICANT/DEVELOPER/OWNER |
||||
|
Mike
Miroyan and Terry Szewczyk, TS
Civil Engineering 90
North 1st Street San
Jose, CA 95113 |
||||
|
PUBLIC
AGENCY COMMENTS RECEIVED |
Completed by: SBW |
|
Department of Public Works Please refer to the
Attached Memorandum. |
|
|
Other Departments and Agencies None Received.
|
|
|
GENERAL CORRESPONDENCE |
|
|
None received. |
|
|
ANALYSIS AND RECOMMENDATIONS |
|
The subject site is located at the base of the east
foothills of San Jose, on the west flank of the Diablo Mountain Range. The site has an average slope of about
8%. It is currently developed with a
single-family house and accessory structure built in the late 1940’s. The remainder of the site is covered with
low grasses and there are 7 small fruit trees which are proposed to be removed
when the site is developed.
The
surrounding land use is predominantly single-family detached residential with
some undeveloped lands to the south and the east. The site is accessed from Story Lane, at its junction with
Spurling Court and Schramm Way. There
is a 40-foot wide private right-of-way to the west and the south of the subject
parcel which provides access to 5 residences located to the south of the
subject site. Squeri Creek, an
intermittent stream, is located approximately 250-300 feet to the south of the
site.
The proposed project consists of the construction of
2 single-family detached residences which will front on to Story Lane. The project will include dedication and
improvements to Story Lane as a condition of approval.
The
proposed residences would be two-story, and contemporary in style. Finish materials include a mixture of stucco
and brick siding, and tile roofing.
Each house will have 5-bedrooms and will be approximately 3,000 square
feet in size.
The environmental impacts of this project were addressed in an Initial
Study and a Mitigated Negative Declaration that was circulated on December 19,
2002, and adopted on January 7, 2003.
The Initial Study included a Burrowing Owl Report, Historic Analysis,
Traffic Report and a Geologic Report to address potential impacts from the
project.
The Burrowing Owl report concluded that there were no Burrowing Owls
present on the site and there were no potentially significant impacts
identified.
The Historic Report concluded that the existing
(circa 1940s) residence and associated accessory structures on the site are not
listed, nor would they be eligible for listing, on the City of San José
Historic Resource Inventory. Loss of
the existing house and structures would not be considered a significant impact
and no mitigation would be required.
The Traffic Report concluded that the project would not result in any
significant traffic impacts if the project incorporates the recommended
mitigation of the addition of a second westbound left turn lane at the
intersection of Capitol Expressway and Story Road.
The Geologic Report states that the site is suitable for the construction
of the proposed development provided that the recommendations in the report are
incorporated into the project plans and specifications. A Geologic Hazard Clearance was issued for
the project on October 23, 2002.
The recommended traffic and geologic mitigation measures have been
incorporated into the project to reduce the potentially significant impacts to
a less than significant level.
The proposed project has a net density of 2.4
DU/AC. This density is consistent with
the site’s General Plan Land Use/Transportation Diagram designation of Low
Density Residential (2 DU/AC) by use of the Two Acre Rule Discretionary
Alternate Use Policy. The Discretionary
Alternate Use Policy allows the project to be developed at the next higher
residential density range provided that the project will be compatible with the
surrounding land uses and the project design exceeds the minimum zoning
ordinance and design guideline standards.
The proposed density of 2.4 DU/AC is only slightly
above the General Plan density of 2 DU/AC, and it will be consistent with the
surrounding residential use and density.
The typical density of the neighboring properties is 2 DU/AC to the
north and a mixture of 1-2 DU/AC to the south of the subject site.
The project design exceeds the minimum required
ordinance and design standards.The garages for both houses are designed as
side-access garages with custom-designed garage doors to help minimize the appearance
of the garages from the street. Each
residence has a unique floor plan and utilizes different materials to provide
visual variety. In addition, the
residences are set back 35-40 feet from the side property lines which far
exceeds the standard minimum required 15-foot sideyard setbacks for single
family development on this lot size.
The project is consistent with the General Plan’s
Hillside Development Policies in that the project incorporates measures, such
as the use of split pads, to minimize
grading of the site and to maintain the Hillside character as described in the
plan.
The proposed
project is consistent with the Residential Design Guidelines (RDGs). The residences adequately meet the setback,
parking and design requirements of the RDGs.
Each house will have well-articulated front elevations with covered
front porches to provide a strong presence along the street. The residences will each have side entry
garages to minimize the presence of the garages from the street and provide a
mix of one- and two-story building elements which will add interest to the view
of the residences from the street. The
living area and the garages will vary in height from one- to two-story and will
have varied front setbacks (ranging from 25–40 feet) which will add interest to
the view of the project from the street.
The residences are designed with split pads to minimize grading.
In conclusion, the
project fully meets and in some cases exceeds the Residential Design Guidelines
and Zoning Ordinance setback standards, as noted above. The houses are designed to be compatible
with the design and character of the single-family detached residences in the
surrounding neighborhood and the project will have no negative land use impacts
upon the surrounding uses in the area.
A public hearing notice was
distributed to all property owners and tenants within 500 feet of the subject
site. Staff has also been available to
answer any questions from the public.
Planning staff recommends the Planning Commission forward a
recommendation of approval and the City Council adopt an ordinance rezoning the
subject site for the following reasons:
1.
The proposed rezoning conforms to the subject site’s General Plan Land
Use/Transportation Diagram designation of Low Density Residential (2 DU/AC)
through use of the Two Acre Rule Discretionary Alternate Use Policy of the
General Plan. The Discretionary
Alternate Use Policy may be applied to this project since the project meets and
in some areas, exceeds the minimum design and ordinance requirements and the
project will be compatible with the surrounding neighborhood uses.
2.
The
proposed project substantially conforms to the Residential Design Guidelines.
3.
The
project furthers the goals and objectives of the City’s in-fill housing
strategies.
4.
The
project is consistent with the General Plan’s Hillside Development Policies.
5.
The
project conforms to the requirements of the California Environmental Quality
Act.
6.
The
proposed rezoning is compatible with existing and proposed uses on the adjacent
and neighboring properties.
SBW/207-02