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 

 

File Number

PDC 01-02-029

STAFF REPORT

Application Type

Planned Development Rezoning

 

Council District

6

 

Planning Area

Central

 

Assessor's Parcel Number(s)

261-10-086

PROJECT DESCRIPTION

Completed by:  Britta Buys

Location:  Northeast corner of West Taylor and Elm Streets

Gross Acreage: 0.40

Net Acreage:  0.40

Net Density:  7.5 DU/AC

Existing Zoning:  R-2 Residence

Existing Use:  Vacant daycare

Proposed Zoning:  A(PD) Planned Development

Proposed Use:  3 single-family detached residences

GENERAL PLAN

Completed by:  BB

Land Use/Transportation Diagram Designation

Medium Density Residential (8-16 DU/AC)

Project Conformance:

[x ] Yes      [  ] No

[x ] See Analysis and Recommendations

SURROUNDING LAND USES AND ZONING

Completed by:  BB

North:  Multi-family attached and single-family detached

 R-2 Residence

East:    Single-family detached

 R-2 Residence

South:                   Single-family detached

 R-2 Residence

West:                    Single-family detached and multi-family attached

 R-2 Residence

ENVIRONMENTAL STATUS

Completed by:  BB

[   ] Environmental Impact Report found complete

[ x] Negative Declaration adopted on November 8, 2001

[  ] Exempt

[  ] Environmental Review Incomplete

FILE HISTORY

Completed by:  BB

Annexation Title:  College Park/Burbank Sunol

Date:  12/08/25

PLANNING DEPARTMENT RECOMMENDATIONS AND ACTION

[ x ] Approval

[   ] Approval with Conditions

[   ] Denial

Date:  _________________________

Approved by:  ____________________________

[   ] Action

[ x ] Recommendation

APPLICANT / OWNER / DEVELOPER

The E&H 3rd FLP

Attn:  Emily Chen

21009 Seven Springs Parkway

Cupertino, CA 95014

 

PUBLIC AGENCY COMMENTS RECEIVED                                                                Completed by: BB

Department of Public Works

 

See attached memorandum.

 

Other Departments and Agencies

 

See attached Fire Department memorandum.

 

GENERAL CORRESPONDENCE

 

 

Letter from The Board of the College Park Neighborhood Association, dated August 10, 2001, attached.

 

ANALYSIS AND RECOMMENDATIONS

 

 

BACKGROUND

 

The applicant, Emily Chen, is requesting a Planned Development Rezoning from R-2 Residence to A (PD) Planned Development to allow 3 single-family detached residences on 0.40 gross acres.  The subject site is roughly rectangular in shape, with approximately 180 linear feet of frontage on West Taylor Street.  The site is currently developed with a single-family detached residence that was most recently used as a child daycare facility.

  

The site is mostly surrounded by single-family detached residences.   A duplex is located immediately adjacent to the project to the north, and several other multi-family attached residences are located in the surrounding neighborhood. 

 

The proposed project contains two single-family detached residences that will share a common driveway from West Taylor Street, and one single-family detached residence that is accessed from Elm Street.  The existing single-family residence will be rehabilitated; the two new residences are designed to be architecturally compatible with the existing house. 

 

PUBLIC OUTREACH

 

Notices of the public hearing and the Draft Negative Declaration were distributed to the owners and tenants of all properties located within 500 feet of the subject site.  The applicant presented the proposal to the College Park Neighborhood Association, which has indicated support for the project.  (See attached letter)  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 the Director of Planning adopted a Mitigated Negative Declaration on November 8, 2001.  The key issue addressed in the Negative Declaration was the project’s impact on historic resources.  The existing building is listed on the Historic Resources Inventory as a Contributing Structure.  The applicant initially proposed to demolish the house, but revised the project to preserve the building.  The existing residence will be rehabilitated, and the two proposed residences have been designed to be compatible in mass, scale and style.  Staff will work with the applicant at the Planned Development Permit stage of the project to ensure that the integrity of the existing residence is maintained.

 

No ordinance-size trees are proposed for removal on the project site.  The developer proposes to remove some trees to allow for the development, however, a number of mature trees will be preserved.  New trees will be planted as part of the development.   A noise analysis prepared for the proposal identifies mitigation that has been incorporated into the project.  The Negative Declaration concludes that the project will not result in a significant impact on the environment.

 

GENERAL PLAN CONFORMANCE

 

The subject site is designated Medium Density Residential (8-16 DU/AC) on the San Jose 2020 General Plan Land Use/Transportation diagram.  The proposed project has been found to be in conformance with the General Plan based on the Discretionary Alternate Use Policy, Two-Acre Rule, which allows parcels under two acres in size to be developed at the next lower residential density range (8 DU/AC) if the proposed use is compatible with the surrounding neighborhood and conforms to the Residential Design Guidelines.  This project furthers all of the objectives of the Two-Acre Rule.  Less than two acres in size, the proposed infill project is located within an urbanized area where infrastructure and services exist, and the use of the Rule to allow a reduced density (7.5 DU/AC) at this location will facilitate a project compatible with the surrounding existing neighborhood.  As discussed below, the project is compatible with adjacent and neighboring residential land uses and is in substantial conformance with the City’s Residential Design Guidelines.  

 

ANALYSIS

 

The primary issues discussed are (1) consistency with the Residential Design Guidelines, and (2) compatibility with surrounding uses.

 

Consistency with the Residential Design Guidelines

 

Single-Family Detached Houses

 

The project proposes subdivision of the existing parcel into three lots.  The existing single-family residence, approximately 2,577 square feet in size, will be located on a 7,654 square-foot corner lot.  Lots 2 and 3 will each be 3,870 square feet in size. The proposed houses on Lots 2 and 3 will be 2,913 square feet in size, and have been designed to conform to the standards established in the Residential Design Guidelines (RDG) for single-family detached projects on 3,000 to 4,000 square-foot lots.  

 

The proposed front setbacks for Lots 2 and 3 are 24 feet to the attached garage and 17 feet to the living area, both of which exceed the required setbacks.  Rear setbacks are proposed at 20 and 18 feet to the first and second-floor living areas respectively; again exceeding required setbacks.  Interior side setbacks are 4 feet, meeting the RDG standard.  Side setbacks to the adjacent single-family homes are 7 feet, exceeding the 5-foot minimum requirement.  Lots 2 and 3 will share a driveway to minimize curb cuts along West Taylor and to maximize both front yard landscaping and parkstrips within the public right-of-way.  Covered parking will be provided for the new residences in form of tandem garages, which will minimize the amount of building façade devoted to the garages in conformance with the RDG.  A new detached two-car garage will be provided for the existing residence.

 

 

Both new residences will have rear yards that are 20 feet deep (15-foot minimum required), and exceed the RDG minimum area of 500 square feet (675 square feet proposed).   Both residences will also have landscaped front yards.  The existing residence will have private open space of approximately 2,175 square feet. 

 

Architecture 

 

The existing one-and-a-half story single-family residence is identified as a Craftsman Bungalow with Neo-Classical influences.  The 1908 building features tri-level lap siding, a moderately pitched roof, front bay window, and a columned front entry porch with a single door.  The proposed architecture for the new residences incorporates many of the bungalow and neo-classical elements of the existing residence including wood siding, moderately pitched roofs, front bay windows, and the columned front entry with a single door.  The two-story residences will also feature windows with divided lights, and decorative braces under the gables.  The proposed conceptual elevations are well articulated and detailed in conformance with the requirements of the Guidelines, and are compatible with the architecture found in the neighborhood.  Architectural details will be finalized at the Planned Development Permit stage.

 

Compatibility with Surrounding Uses

 

The neighborhood generally consists of one and two-story residences.  Lot sizes in the immediate neighborhood vary from approximately 3,196 to 10,600 square feet.  The parcels along the northerly side of West Taylor between Elm and Laurel Streets range between 3,196 to 4,560 square feet.  The subdivision of the subject parcel will create one larger lot for the existing residence, and two smaller lots that are well within the range of lot sizes immediately adjacent to the project site.  The architecture in the neighborhood varies, and includes Bungalow and Mission-style homes.  The existing and proposed architecture of the project is consistent with the styles found in the neighborhood.  The lot sizes and the proposed residences will not be out of character with the neighborhood.  Based on this analysis, staff concludes that the project is compatible with adjacent uses.

 

Conclusion

 

Based on the above analysis, staff concludes that the project is in substantial conformance with the Residential Design Guidelines and compatible with existing land uses.

 

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 Density Residential (8-16 DU/AC) based on the Discretionary Alternate Use Policy, Two-Acre Rule.

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

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

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