Authorization to Proceed - 2009O~ ~ CA~yjn
MEMORANDUM ~ er
Community Development Department
•~RCH PR~•
To: Chair Gibbons and Members of the Planning Date: February 23, 2010
Commission
From: Steve Prosser, Associate Planner
Via: Kirk H:einrichs, Community Developm nt Director~~
Paul Kermoyan, Planning Mana
Subject: Pre-Application Study Session ~ 700 Gale Drive ~ Residential Development
(General Plan Amendment, Zone Change, Planned Development Permit,
Tentative Subdivision Map) to demolish and existing two-story profession
office building and construct 23 small-lot single family detached units
Purpose of Study Session:
In 2009, a mandatory pre-application review process was established for significant
development proposals that trigger a set of criteria, one of which includes a proposed
Zone Change and/or General Plan Amendment involving a minimum of one acre site.
The purpose of this process is to present projects to the Planning Commission early in
the development review process so that the Commission can provide comment and
input prior to the formal submittal of the land use application.
A~licant's Proposal:
The applicant, Valley Oak Partner's, LLC., is proposing to amend the General Plan Land
Use designation of Assessor Parcel #307-39-025 from Professional Office to Low-
Medium Densifiy Residential (6-13 Units/Gr. Acre) in order to construct a 23-unit small
lot single family residential development on property currently developed with a two
story professional office building (reference Attachments 1 & 2, Project Narrative and
Conceptual Plan Set).
Back r~ ound:
At its January 5,, 2010 meeting, the City Council approved an Authorization to Proceed
with a General Plan Amendment from Professional Office to Medium Density
PC Study Sessiom -February 23, 2010
700 Gale Drive ~ PRE2009-04
Page 2 of 6
Residential. The City Council's review of the pre-application was focused on the
General Plan Land Use request. The Council was advised that the next step for the
applicant would be to complete the mandatory pre-application process culminating in a
Study Session held by the Planning Commission.
Project Data:
Gross Lot Area: 1.89 acres
Net Lot Area: 1.75 acres
Number of Units: 23 to 25 units
Project Density: 12.2 to 13.22 units per gross acre
Floor Area Ratio: To Be Determined Based on Formal Submittal
Parking:
Preferred Plan A1.3): Provided: 2.70 spaces per unit (23 units)
46 parking spaces (2 per unit in garages)
16 parking spaces (guest/shared)
62 parking spaces ~ total
Required: 3.5 spaces per unit, 80.5 spaces
Parking:
Alt. Plan A1.1): Provided: 3.08 spaces per unit (25 units)
50 parking spaces (2 per unit in garages)
27 parking spaces (guest/shared)
77 parking spaces ~ total
Required: 3.5 spaces per unit, 87.5 spaces
Parking:
Alt. Plan A1.2): Provided: 2.70 spaces per unit (23 units)
46 parking spaces (2 per unit in garages)
16 parking spaces (guest/shared)
62 parking spaces ~ total
Required: 3.5 spaces per unit, 80.5 spaces
Project Site:
The proposed project site is 1.89 gross acres, currently developed with an under utilized
58,000 square foot, two-story professional office building constructed in approximately
1973 on a parcel located on the south side of Gale Drive, between San Tomas
PC Study Sessiom - February 23, 2010 Page 3 of 6
700 Gale Drive ~ PRE2009-04
Expressway and Darryl Drive with a P-O (Professional Office) zoning designation.
Perimeter landscaping, at grade parking, and a rectangular two-story office building
with two interior courtyards with landscaping and seating area currently occupies the
site (reference Attachment 2, Sheet A0.2 Aerial Photograph).
The property borders commercial uses to the north, residential uses to the west and
south, and the expressway to the east (reference Attachment 5, Location Map).
Surrounding Development Patterns:
Zoning and General Plan Designations: The surrounding residential development
pattern includes both standard single-family residences and duplex-style two-family
residences. The current zoning for the surrounding single family residences is R-1-6.
These units are located west of the subject property. The duplex units that front Gale
Drive are designated R-D (Two-Family) and the duplex units to the south are
designated R-M (Multiple-Family).
The current General Plan designation for the single-family residential units is Low
Density Residential. The Low Density Residential General Plan designation allowable
density range is. less than 6 Units per Gross Acre. The existing Low Density Residential
development adjacent to the project site has been constructed at densities between 4.13
to 5.62 Units per Gross Acre.
The current General Plan designation for the duplex style developments, both R-D and
R-M zoning, is Low-Medium Density Residential. The Low-Medium Density
Residential General Plan designation allows a density range between 6 to 13 Units per
Gross Acre. The existing duplexes that front Gale Drive have been constructed at
densities between 8.89 to 9.66 Units per Gross Acre. The duplexes to the south of the
project site have been constructed at densities between 8.33 to 9.56 Units per Gross
Acre.
Land Use Compatibility: The project site is an under-utilized two-story office building
that is accessed by Gale Drive, which dead ends at San Tomas Expressway. Although,
the site's adjacency to the expressway provides visibility, the project site has no direct
access. The prcperty is surrounded by residential uses on the west and south, the
expressway to the east, and commercial uses on the north. This proximity of
concentrated residential uses and the inability for office tenants to directly access the
expressway has limited the viability of the site and the ability to retain more vibrant
building tenants (reference Attachment 2, Sheet A0.2 Aerial Photograph).
PC Study Session -February 23, 2010 Page 4 of 6
700 Gale Drive ~ PRE2009-04
As the concephxal project plans, including alternatives, include a residential density at
94% to 102% of the maximum density allowed within the Low-Medium General Plan
Land Use Designation, staff is concerned that the development could be too dense in
relation to the surrounding residential development patterns.
Staff reviewed i:he proposal against the surrounding development densities and found
that the densitiE~s of existing single-family residences are between 69% and 94% of the
maximum density of 6 Units per Gross Acre and the densities of the duplex units are
between 64% and 74% of the maximum density of 13 Units per Gross Acre. In other
words, the properties zoned for higher densities have a lower density build out. This
land use pattern is important in determining compatibility with the built environment.
Architecture and Desisn:
The applicant's preferred conceptual plan (Attachment 2, Sheet A1.3) incorporates
traditional style two and three story detached residential units that include variations of
exterior material (siding, stucco), color, articulation, and roof design to individualize the
units (reference attachment 2, Sheet A2.2 Project Imagery).
As the predominate development pattern observed in the surrounding area is one story
single family residences and duplexes, with only a handful of two story residences, the
introduction of three story units could be considered inconsistent with this established
neighborhood.
Parkin:
Pursuant to the Campbell Parking and Loading Ordinance, the parking requirement for
the preferred concept plan and the two alternatives is 3.5 parking spaces per unit
(Townhome/Condominiums Standard), which is consistent with previously approved
small-lot residential developments.
Based on the parking standard of 3.5 parking spaces per unit, all three of the applicant's
concept plans (reference Attachment 2, Sheets A1.1 through A1.3) will require a parking
adjustment (3.OE~, 2.7, and 2.7 spaces per unit respectively). Additional analysis will be
required to determine the appropriateness of a reduction in the required on-site parking
during the formal review process.
PC Study Session -February 23, 2010
700 Gale Drive ~ PRE2009-04
Open Space:
Page 5 of 6
As there are no set open space standards for small lot developments, project are
reviewed based on the single family standard of 750 square feet and the multiple family
standard of 30CI square feet. The applicant's Preferred Site Plan includes both private
and common open space totaling 500 square feet per unit. Additionally, the applicant is
proposing the abandonment of the public right-of-way at Gale Drive and San Tomas
Expressway (re:Eerence Attachment 2, Sheet A0.1) to incorporate additional open space
for the proposed development. As this is a new proposal, the Public Works Department
has not reviewed this concept plan for feasibility of the proposed abandonment.
In addition, the Fire District has expressed an interest in the development of a cul-de-
sac at the street end, which would equally created issues with the conceptually
proposed public green.
Project Maintenance:
This project requires formation of an HOA to maintain the common landscaping and
driveways, and the on-site drainage infrastructure and any stormwater treatment
system. Other suggested HOA conditions for the proper functioning and maintenance
of the project include: a prohibition against outdoor storage and parking of recreational
vehicles; and, a :requirement to keep the garages clear and available for parking
residents' cars.
Public Works Improvements:
The applicant's Preferred Site Plan includes the abandonment of the public right-of-way
at Gale Drive and San Tomas Expressway in corporate additional open space for the
proposed development. As stated previously, the Public Works Department has not
reviewed this concept plan for feasibility of the proposed abandonment.
Affordable Housing:
Based on the City's Inclusionary Housing Ordinance, 15% of the proposed units would
be required to bf~ set aside as low-moderate income affordable units.
Entitlements:
The proposed project would require the following applications:
• General Plan Amendment (Professional Office to Low-Medium Density
Residential);
PC Study Session -February 23, 2010 Page 6 of 6
700 Gale Drive ~ PRE2009-04
• Zone Change (P-O (Professional Office) to P-D (Planned Development));
• Planned Development Permit (To allow a residential development);
• Tentative Subdivision Map (To allow the sale of individual parcels); and,
• Minor Discretionary Permits (Tree Removal, Fence Exception, etc. as necessary).
Remaining Outstandin Project Development Details:
The following are additional issues regarding the proposed development that will be
evaluated in detail once a formal application is submitted:
• Amount of both private and public open space;
• Architectural features and quality of design;
• Noise impacts from expressway;
• Fire Distt•ict access and on-site circulation;
• Water Efficient Landscaping;
• Encourage green building practices;
• Street improvements along frontage;
• Possible street termination (cul-de-sac) for Gale Drive;
• Utility cc>nnections/installation to serve development (similar to the Riverside
Project);
• Preliminary grading plan; and,
• Storm water treatment measures.
Next Stevs:
Once a formal application is submitted and deemed complete, it will be reviewed by the
Site and Architectural Review Committee, and then be heard by the Planning
Commission, whose recommendation will then be forwarded to the City Council for
final action.
Attachments:
1. Project Narrative, dated as received on October 26, 2009.
2. Conceptual Project Plans, Including Alternative, dated as received on February 16,
2010.
3. Location Map.