SUBJECT: PDC02-029. PLANNED DEVELOPMENT REZONING OF THE PROPERTY LOCATED AT THE SOUTHWEST CORNER OF ALUM ROCK AVENUE AND MCCREERY AVENUE.
COUNCIL
DISTRICT: 5
The Planning Commission voted 5-0-0-1 (Godbolt abstained) to recommend that the City Council adopt an ordinance rezoning the subject site as proposed by the applicant.
BACKGROUND
On May 22, 2002, the Planning Commission held a public hearing to consider a Planned Development from R-1-8 Residence and CG Commercial to A (PD) Planned Development Zoning district to allow up to 93 multiple-family attached residences, 12 single family attached residences, and 7,600 square feet of commercial use.
The Director of Planning, Building and Code Enforcement recommended approval of the proposed .
Bill Zavalaris, representing the Community Housing Developers spoke in favor of the project.
Nine people, including local
residents, representatives of the Alum Rock Business Association, and
affordable housing advocacy groups also spoke in favor of the project. Two members of the Mayfair Community and Jaime
Alvarado (representing the Mayfair Initiative) indicated that they were very
supportive of the project since it would provide housing which would be
affordable to the existing community and provide an opportunity for existing
residents in the area to improve their housing conditions and standard of
living. They indicated that the
existing housing in the area is in short supply leading to overcrowded
conditions.
Bud LoMonaco, representing the Alum Rock Business Association (HOA), supported the project and was very pleased to have the retail included in the project.
Two people spoke against the project.
Brenda
Collins (President of the Rock Creek Home Owners Association) was concerned
that the density would be too high and indicated the Association felt that
there are already too many rentals in the area. She stated that the community believes they have had problems
with renters being disrespectful of private property, and that this project
would worsen that problem. She also indicated concerned about traffic and
parking and asked about the number of 2- and 3- bedroom units in the project.
Betty
Usher (Rock Creek Condominium Project) also spoke against the project. She was very concerned about the density
being too high, the potential for parking and traffic impacts, and that the City
had not yet installed the traffic signal at McCreery and Alum Rock Avenue as
was promised.
Several
other people spoke in favor of the project and strongly endorsed it. They stated that it would be a good addition
to the neighborhood and would provide much needed affordable housing. They also endorsed the developer, Community
Housing Developers, as a reliable group that has done a good job with their
other City housing projects. Those who
spoke included: Charlotte Casey (Housing Action Coalition), Phyllis Ward
(Affordable Housing Network), Betty Feldheym (Urban Interfaith Council on
Religion, Race, Economic and Social Justice), and Laura Shuchinsky (Silicon
Valley Manufacturing Group).
Staff
responded to these issues by providing the following information: The project’s proposed density of 49.5 DU/AC
is at the low end of the density range consistent with the Urban Transit Oriented Development Corridor
designation of 45+DU/AC. The project
will include 60% 2-bedroom units and 30% 3-bedroom units, with a small number
of 1- and 4- bedroom units. The Traffic
Report, prepared by an independent traffic consultant, and the in-house traffic
analysis, prepared by the City Public Works Department, both concluded that the
project will not result in a significant traffic impact to the area. As part of the project, the applicant will
construct a new 48- foot residential street, provide Eco-Passes or other
comparable program to encourage transit, and contribute $35,000 toward the new
traffic signal at McCreery. Staff also
indicated that the applicant would provide adequate parking for the project in
conformance to the City Zoning Ordinance, and would be required to provide a
private security program that will help discourage crime and property
defacement in the neighborhood. Public
Works staff indicated that the traffic signal at Alum Rock Avenue and McCreery
is planned for installation in the summer of 2003
Commissioner’s
James and Levy indicated that they were originally concerned about the proposed
density being too high, but after hearing the community testimony, they became
convinced that the density would be appropriate for this area.
Commissioners
James and Chun Hoo expressed concern about the applicant’s proposed change in
the Zoning requirement for Eco Passes to something more general, and
recommended the language to require the developer to provide Eco-Passes or
other comparable incentive for transit use remain.
Commissioner
Zamora asked about the status of the “Orange” (Mark’s Hot Dogs) relocation, and
staff indicated that they are still working out the details of the storm
drainage requirement with Public Works and that the Conditional Use Permit to
allow the move to its new location on Capitol Avenue is expected to be approved
soon.
Commissioners
James, Chun Hoo, Zamora and Levy indicated that they thought this was a very
good mixed-use project, and very well designed. They were pleased to see that the project addressed the light
rail corridor by including a commercial element. Commissioner Chun Hoo indicated that she had seen the developer’s
Canoas Gardens project and felt it was beautiful and very well maintained, and
that she supports the project’s mixture of 2- and 3- bedroom units as needed
for families in the area.
The Planning Commission then closed the public hearing and reviewed and considered the Negative Declaration adopted on May 22, 2002, and found it in conformance with CEQA. The Commission approved the project by a vote of 5-0-0-1 (Godbolt abstained).
A notice of the public hearing was distributed to the owners and tenants of all properties located within 500 feet of the project site. A community meeting was held on April 25, 2002.
This project was coordinated with the Department of Public Works, Fire Department, Police Department, Environmental Services Department and the City Attorney.
STEPHEN M. HAASE
Secretary, Planning Commission
c: Bill Zavalaris, Community Housing Developers, 255 North Market Street, San Jose, CA 95110