To: HONORABLE MAYOR AND From: Stephen M. Haase

CITY COUNCIL

COUNCIL DISTRICT: 3

SNI AREA: Delmas Park

SUBJECT: GP03-03-10: General Plan amendment request to change the San Jose 2020 General Plan Land Use/Transportation Diagram designation from Residential Support for the Core Area [25+ Dwelling Units per Acre (DU/AC)] to Medium Density Residential (8-16 DU/AC) on 15.58 acres, Neighborhood/Community Commercial on 1.16 acres, Public/Quasi-Public on 0.4 acre and Floating Public Park/Open Space generally bounded by Interstate 280 to the south, Columbia Avenue and West San Carlos Street to the north, Bird Avenue to the west, and Delmas Avenue and State Route 87 to the east.

RECOMMENDATION

The Planning Commission voted 6-0-1 (Commissioner Levy absent) to recommend no change in the General Plan on the subject site.

BACKGROUND

On July 28, 2003, the Planning Commission held a public hearing to consider a General Plan amendment request for an approximately 17.14-acre site generally bounded by Interstate 280 to the south, Columbia Avenue and West San Carlos Street to the north, Bird Avenue to the west, and Delmas Avenue and State Route 87 to the east. This is a staff initiated General Plan amendment to change the Land Use/Transportation Diagram on a portion of the Delmas Park Strong Neighborhoods Initiative (SNI) area from Residential Support for the Core Area

(25+ DU/AC) to Medium Density Residential (8-16 DU/AC) on 15.58 acres, Neighborhood/Community Commercial on 1.16 acres, Public/Quasi-Public on 0.4 acres and the addition of a Floating Public Park/Open Space designation within the amendment area.

The Director of Planning, Building, and Code Enforcement recommended approval of the proposed General Plan amendment. This is one of two amendments being initiated to implement “Top Ten” Priority Action Item Number 3 in the Delmas Park Neighborhood Improvement Plan, which states in part that residential densities should reflect the existing low density blocks that are intended for preservation.

ANALYSIS

Three representatives from the Emergency Housing Consortium (EHC) spoke against the proposed General Plan amendment. EHC owns three residential properties, used for transitional housing, in the amendment area. EHC opposes this amendment on several grounds: (1) concern that a lower density designation would restrict their ability to meet long-term housing goals, (2) the reduction in density will decrease property values, and (3) a reduction in density in close proximity to mass transit is not consistent with General Plan policy. They also expressed concern that the size of the remaining parcels along W. San Carlos Street, which are not included in the amendment area, are not of sufficient depth for high-density housing development.

The Delmas Park Neighborhood Advisory Committee (NAC) submitted a letter of support for the amendment. In addition, two homeowners in the Delmas Park SNI area spoke in support of the proposed General Plan amendment, expressing the desire to preserve the existing lower-density residential neighborhood. Both speakers said they were seeking to preserve recent investments in their homes.

As with General Plan amendment GP03-03-09, the Commission’s discussion focused primarily on the potential loss of high-density lands adjacent to the Downtown Core and mass transit. In response, staff explained that the amendment was motivated by the community’s desire to protect this portion of their neighborhood as documented in the Delmas Park Neighborhood Improvement Plan. A key community concern during the SNI planning process was the preservation of existing “single-family” residential areas. Delmas Park residents support future high-density residential and mixed-use development along the West San Carlos Street corridor and in close proximity to the Diridon Multi-Modal Station as identified in the Plan, provided that it is sensitive to adjacent lower density neighborhood conditions.

Staff also reiterated that the Delmas Park area residents are not opposed to high-density residential development, but believe it should be located in the appropriate areas, preserving the lower-density neighborhoods. Higher density development along West San Carlos Street is encouraged in the Delmas Park Neighborhood Improvement Plan, consistent with the General Plan. Two high-density residential projects are already underway in the Delmas Park SNI area, including the recently approved 8-story residential building with ground floor commercial at the southeast corner of Bird Avenue and West San Carlos Street. Another proposed development that will soon be considered by the Commission and the City Council is located in the northern most section of the Delmas Park SNI area on the San Jose Water Company property. As proposed, the development would include up to approximately one million square feet of commercial and retail uses and up to 325 residential units at Santa Clara Street and Delmas Avenue.

The Commission expressed concern regarding the irregular boundary of the proposed amendment area. Commissioner Zito questioned why the EHC properties were included in the amendment. In response to these questions, staff explained that the boundaries were based on the recommendations in the Delmas Park Neighborhood Improvement Plan, as well as property ownership patterns. In addition, properties along West San Carlos Street were not included, as both staff and residents recognize this corridor as a significant opportunity for high-density residential and mixed-use infill development. In the case of the EHC properties, the intent was to preserve existing single-family homes and duplexes, which significantly contribute to the integrity and fabric of the neighborhood.

The Commission also asked whether there are any historically designated houses in this amendment area. Staff responded that there are no historically designated properties in this amendment area. There are, however, a number of structures dating from the early 1900’s that may be eligible for the San Jose Historic Resources Inventory, and should be surveyed in the future.

The Commission also expressed concern about the size and depth of parcels fronting West San Carlos Street and their viability as future high density residential and mixed-use development sites. Staff explained that while there are individual parcels, which may not be suited to more intensive development by themselves, it is common practice for prospective developers to assemble parcels into more build able sites for high density and/or mixed-use development. The area proposed to remain Residential Support for the Core (25+ DU/AC) is large enough to accommodate such parcel assembly.

Commissioner Campos asked staff what the ratio of owner to renter-occupied units is in the Delmas Park area. Staff responded that there are 82% renter and 18% owner-occupied units. Commissioner Zito expressed a desire to keep density in the Delmas Park area at the lower end of the Residential Support for the Core (25+ DU/AC) designation, as appropriate.

Commissioner Platten made the motion to recommend denial of the proposed amendment. The Planning Commission subsequently voted 6-0-1 (Commissioner Levy absent) to recommend no change in the General Plan for the subject site.

PUBLIC OUTREACH

Extensive public outreach occurred as part of the review of the proposed amendment. The property owners and occupants within a 1000-foot radius were sent a newsletter regarding the General Plan community meeting that was held on June 24, 2003. They also received a notice of the public hearings to be held on the subject amendment before the Planning Commission on July 28 and City Council on August 19, 2003. In addition, the Department's web site contains information regarding the General Plan process, amendments, staff reports, and hearing schedule.

The proposed amendment was discussed with the Delmas Park Neighborhood Advisory Committee (NAC) and other community members at their regular monthly meetings on

March 4 and May 5, 2003. A meeting for property owners within the amendment site was held on March 27, 2003. An additional community meeting was held on April 30, 2003 for property owners and occupants within a 1000-foot radius of the amendment site.

During the community meetings, community stakeholders expressed concern with a number of issues, including the affect of the amendment on property values, potential design interface issues between low-density and high-density residential development, and the potential impact on light industrial uses in the area. Planning staff addressed all community concerns in an information sheet that was distributed at the April 30, 2003 community meeting and is attached to the staff report.

COORDINATION

Staff has coordinated the proposed General Plan amendment with the San Jose Redevelopment Agency (RDA) and the Department of Parks, Recreation and Neighborhood Services (PRNS) in addition to other City departments. RDA and PRNS are the team leaders for the second phase of the SNI process, and are responsible for oversight and coordination of action item implementation. This amendment would implement “Top Ten” priority action item Number 3 of the Delmas Park Neighborhood Improvement Plan.

CEQA

A Mitigated Negative Declaration was adopted on July 20, 2003.

STEPHEN M. HAASE, SECRETARY

Planning Commission