Pre-Application - Withdrawn - 2004City of Campbell
Community Development Department
MEMORANDUM
Subject:
Mayor and Members of the City Council Date: September 7, 2004
Bernard M. Strojny, City Manager ~ p
Sharon Fierro, Community Development Director # t"
154 S. First Street - Regis Homes 15 Single-Family Homes - STUDY SESSION
To:
From:
The purpose of the City Council study session on this item is to receive feedback for staff and the
applicant from the City Council. The project would require an amendment to the Land Use
Element of the General Plan from Central Commercial and Low Density Residential to Low-
Medium Density Residential.
RA(;K~ROTTNn
The project site comprises two parcels encompassing 1.4 gross acres. The triangular shaped site
is located on the east side of South First Street and is currently occupied by a San Jose Water
Company corporation yard and a vacant single-family lot that fronts South First Street. The
applicant would like to redevelop the site with residential uses and consequently is pursuing a
change in the General Plan.
The applicant has provided a conceptual site development plan proposing a small lot single-
family residential development with 15 two-story residences.
The City Council approved the General Plan Update in November 2001. In its review of the
project site and this neighborhood, the City Council changed the Land Use designation for the
larger parcel from Commercial to Central Commercial for the project site. The Central
Commercial designation permits mixed-use developments with residential uses on the upper
floors of commercial buildings.
The General Plan includes goals, policies and strategies to encourage developments that reinforce
the Historic Downtown Area and to create desirable residential neighborhoods.
Council Study Session - September 7, 2004
154 S. First Street - Regis Homes
Page 2
Project site' The project site is comprised of two parcels. The front parcel along South First
Street is shown as a Low Density Residential land use comprises .14 acres and the second parcel
is shown as a Central Commercial land use and measures 1.2 net acres.
SnrrOlmnine TTses'
The area is developed with commercial and residential uses, with the Union Pacific Railroad &
VT A right-of way along the easterly boundary of the project site and the First Street Parking
Garage serving as the northerly boundary of the project site:
North:
South:
First Street Parking Structure
Low Density Residential & Low to Medium Density
Residential
Union Pacific Railroad and Gilman/Dillon Neighborhood
Single-family Residential Uses
East:
West:
The applicant proposes to redevelop the property with 15 two-story residences at a density of
10.5 units per gross acre. This proposal would require a General Plan Amendment to Low-
Medium Density Residential, a Planned Development Permit for a specific development plan and
a Tentative Subdivision Map. The project would require Planning Commission review and City
Council approval at public hearings.
DTS(;TTSSTON
The applicant proposal of 15 residential units on the 1.4 gross acre site yields a density of 10.5
dwelling units per gross acre. The project density would be similar to the residential densities
developed at Ainsley Square and Orchard Grove on North Harrison Avenue across from the
library.
(;p.nfr91 (;ommp.rd91 Dp.~ign9tion. The Central Commercial land use designation permits
residential uses on the upper floors of building in the Downtown area, however, it requires the
development of office or retail uses on the ground floor. Due to the limited frontage of 80 feet
along South First Street and the proximity of the site to single-family residential uses across the
street and adjacent to the site a mixed uses project as required by the Central Commercial land
use designation may not be the most appropriate use of the site.
Staff finds that the Low-Medium Density land use designation allows a reasonable use that fits
well with the Downtown Neighborhood as well as the adjacent single-family uses to the west of
the site.
The proposed General Plan Amendment to Low-Medium Density residential is consistent with a
number of the General Plan policies for the area, including the following:
Policy LUT -20.1:
Comp:ttihility: Ensure that new residential developments are
Council Study Session - September 7, 2004
154 S. First Street - Regis Homes - 15 Single-Family Homes
Page 3
designed to blend with existing building forms and be
predominantly detached single-family units, as appropriate.
Strategy LUT -20.1a: Det:tchen T Tnits: Ensure that development or
redevelopment projects with more than 2 units
consist of detached units with one and two-story
building elements, when located in a predominantly
single- family residential neighborhood. Ensure
residential unit entries face the public street.
Strategy LUT -20.1 b: Rnilnine P:ttterns: Ensure that new development is designed to blend in
with the existing building patterns of the neighborhood. For example, if the majority of the
garages on the street are at the rear of the site, the new building should be designed to
accommodate a rear garage.
Land Use Patterns: Approval to a Low-Medium Density Residential land use designation
creates a land use pattern that allows a residential use that relates well to the adjacent single-
family uses along First street as well as providing residential opportunities in close proximity to
the Downtown Neighborhood.
Residential Land Uses: The General Plan describes Campbell's need to reinforce neighborhood
identities. Campbell has a variety of residential, commercial, industrial and mixed-use areas that
have evolved into special, identifiable neighborhoods. As the General Plan states:
Neighborhoods are the building blocks of the community. Thus, neighborhood integrity
is the heart of community character. A neighborhood should have a central focal point
that serves as a place for gathering and interaction. Neighborhoods should offer
residents a range of recreational, commercial, religious and educational opportunities.
Neighborhoods should also be pedestrian friendly and "walkable." Walkable
neighborhoods are tree lined, safe, have pedestrian connections with surrounding
neighborhoods and nearby shopping facilities and offer a comfortable walking and
bicycling environment with ready access to public transportation.
Issues that affect neighborhood integrity include the proximity of residential and
nonresidential uses (incompatible land use), loss of connectivity to other neighborhoods,
poor site design, lack of adequate public facilities and lack of identity. LUTpage 22
Goals, policies and strategies in the Land Use and Transportation Element promote the
enhancement of Campbell's neighborhoods in the Downtown Neighborhood.
To create a desirable residential environment a variety of measures would be recommended, if
Council Study Session - September 7, 2004
154 S. First Street - Regis Homes - 15 Single-Family Homes
Page 4
the City Council supports a residential land use at this location. These measures include the
following:
1. Provide a sound barrier along the Union Pacific right-of-way and
2. Provide a better connection between the South First Street frontage and the project so it
relates to the established development pattern along South First Street.
FTS(;AT, TMPA(;TS
One-time City park impact fees of approximately $105,500 would result from the project.
The incremental tax revenues between a commercial/mixed-use development of the project site
versus a residential development of the site would not be substantially different.
AT,TRRNATTVRS
1. Direct the applicant to proceed in the development review process.
2. Direct staff to provide more information and analysis.
3. Provide direction not to proceed with the current proposal.
Att::lchments:
1. Related General Plan Policies
2. General Plan - Land Use Designation Map
3. Letter from Ken Busch - August 3, 2004
4. Aerial Photo, Preliminary Site Plan
5. Location Map
Related General Plan Policies
Attachment No.1
Neighborhood Concept
Goal LUT -5: Preservation and enhancement of the quality character and land use patterns that support
the neighborhood concept.
Policy LUT-5.1: Np'lghhorhoon Tnteenty: Recognize that the City is composed of
residential, industrial and commercial neighborhoods, each with its own
individual character; and allow change consistent with reinforcing
positive neighborhood values, while protecting the integrity of the city's
neighborhoods.
Policy LUT -5.2: Re~icip.nti::!] NeleJ1horhooci~: Maintain safe, attractive, pedestrian friendly
residential neighborhoods with identifiable centers and consistent
development patterns and a range of public and private services.
Strategy LUT -5 .2a: Nei eJ1horhooci romp::ltihility~ Promote new residential
development and substantial additions that are designed
to maintain and support the existing character and
development pattern of the surrounding neighborhood,
especially in historic neighborhoods and neighborhoods
with consistent design characteristics.
Strategy LUT-5.2b: Re~inp.ntial np.~igTl Gnicip.line~: Adopt design guidelines
for new construction and remodeling of all residential
structures. Design guidelines should include provisions
for height, bulk, setbacks and garage placement so that
new construction is compatible with existing
neighborhood patterns.
Strategy LUT-5.2c: NeleJ1horhoon Foc::!] POlnt: Assist neighborhoods to
retain schools or incorporate open space features as a
central focal point and give priority to park acquisition
from surplus school sites in neighborhoods where the
site is the only open space feature. For details refer to
the Open Space, Parks and Public Facilities Element.
Strategy LUT-5.2d: nen~lty rh::!nge rriteria: In considering changes to
residential densities, employ criteria such as
compatibility with the residential surroundings, privacy,
noise, and changes in traffic levels on neighboring
streets and major thoroughfares.
Strategy LUT-5.2e: Rennction ofnevelopment Tnten~lty: Development
intensity may be reduced below the minimum on the
land use diagram to ensure the compatibility of
development with its surroundings or due to site
constraints such as lot size or natural features.
Strategy LUT-5.2f: Attractive, He::!lthy ::!nn S::!fe NeleJ1horhooci~: Enforce
the Municipal Code to maintain safe housing, provide
rodent control, reduce blight and protect residences from
Related General Plan Policies
pollution.
Proximity to Downtown
Policy LUT-l1.2: !':P.rv1C.P.~ Within WlIlk1ne ni~t::lnc.p.' Encourage neighborhood services
within walking distance of residential uses.
Strategy LUT-l1.2a: !':erv1Cp.~ Within W::l1k1ne ni~t::lnce: Encourage
neighborhood serving commercial and quasi-public uses,
such as churches, schools, and meeting halls to locate
within walking distance of residential uses.
Strategy LUT-l1.2b: !':::lfe WlIIk1ne linn Hic.yc1e ROllte~' Work closely with
schools to ensure safe and convenient walking and
bicycle routes to schools for all students.
Downtown Neighborhood
Goal LUT -20: Traditional neighborhoods and home designs that complement Historic
Downtown Campbell.
Policy LUT -20.1: Comp:ttihility: Ensure that new residential developments are
designed to blend with existing building forms and be
predominantly detached single-family units, as appropriate.
Strategy LUT-20.1a: Det::lchen TTnits: Ensure that development or
redevelopment projects with more than 2 units
consist of detached units with one and two-story
building elements, when located in a predominantly
single-family residential neighborhood. Ensure
residential unit entries face the public street.
Strategy LUT -20.1 b: RlIiInine P:tttern~: Ensure that new development is
designed to blend in with the existing building
patterns of the neighborhood. For example, if the
rnajority of the garages on the street are at the rear
of the site, the new building should be designed to
accommodate a rear garage.
StrategyLUT-20.1c: Downtown Neiehhorhoons PI::ln: Develop a
Downtown Neighborhoods Plan that includes
design guidelines that will help guide quality
development.
Strategy LUT-20.1d: Resinp.nti:tI Cons~rv:ttion: Prepare a study that
identifies areas within the Downtown
Neighborhoods that should be considered as being
designated as a historic district, conservation district
or other similar plan to preserve the character and
context of downtown neighborhoods. Adopt the
results of the study, where appropriate (in the form
Related General Plan Policies
of a district or plan).
Strategy LUT -20.1 e: Anmlnlstr:ltlve A pprov:tl of Pl::lnnen Development
Permits: Evaluate the feasibility of administrative
approval for Planned Development Permits for
development projects in single-family residential
Planned Development Zoning Districts that meet
the design guidelines.
r
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4
,.I
Attachment #3
REGIS I HOMES
Mr. GeofBradley
City of Campbell
70 North First Street
Campbell, CA 95008-1436
REceiVED
AUGO 4: 2004
C\1Y OF CAMPBELL
PLANN\~G DEPT.
August 3, 2004
RE: San Jose Water District Site
APN 412-07-017 and 018
Dear Mr. Bradley,
Please consider this a request to hold a study session to determine if the city will consider
a General Plan change from Central Commercial to Residential on the above referenced
property. We submitted a Pre Application on July 30 and will work with the planning
department to complete the required application materials over the summer. We
understand the next available study session date for the council to discuss this item will
be in September and request this item be placed on the September agenda.
If there are any questions please contact me at (650) 377-5805.
Sincerely,
~~ 7z--
Ken Busch
Project Manger
Regis Homes of Northern California, Inc.
901 Mariners Island Boulevard, Suite 700, San Mateo, California 94404
T: 650-378-2800 F: 650-570-2233
August 27,2004
Mr. Ken Busch
Regis Homes
901 Mariners Island Blvd., Suite 700
San Mateo, CA 94404
Re: Preliminary Application Comments
File No.: PRE2004-50
154 S. First Street
Dear Mr. Busch:
Thank you for your submittal of a preliminary application for a fifteen unit single-family
development. The proposed development would require a General Plan Amendment from
Central Commercial to Low-Medium Density Residential, a Planned Development
Permit and a Tentative Subdivision Map for the property located at 154 S. First Street.
The subject properties are presently zoned P-D (Planned Development) and R-1-6
(Single-family Residential) and are designated as a Central Commercial and a Low
Density Residential land use on the City's General Plan Land Use Map.
The issue of a General Plan Amendment must be reviewed and authorized by the City
Council. A City Council study session has been scheduled for September 7, 2004 to
consider authorization for the filing of such an application.
The proposed project will require the following three application approvals which can be .
processed concurrently and will require approval from the Planning Commission and
City Council through the public hearing process:
1. General Plan Amendment: Central Commercial and Low density Residential to Low-
Medium Density Residential.
2. Zone Change: Zone change from R-1-6(Single-family Residential) to P-D(Planned
Development) for the smaller parcel on First Street.
3. Planned Development Permit: The project will require the submittal of a Planned
Development Permit for the approval of the development plans. The Planned
Development permit approves the site plans, elevations, floor plans and landscape
plan. The proposed homes should follow the development standards of the
Downtown Neighborhood Area general plan policies.
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.1140 . FAX 408.871.5140 . TOO 408.866.1790
PRE2004-50 -154 S. Fl. Street
Page 2 012
4. Tentative Subdivision Map: In order to develop the property with fifteen homes, the
project will require the approval of a Tentative Subdivision Map to subdivide the
property into sixteen lots.
The Planning Division has the following additional comments regarding your proposal:
· Building Elevations: Building elevations were not submitted, consequently, no
comments are available regarding the building design. The building style and
design should be representative of the tradition Downtown Neighborhoods.
· Site Plan: It is important that the project relate to the established development
pattern along First St. Consequently, the front unit should have an entry that faces
First Street.
· Sound Attenuation: The project site is located adjacent to a freight and light rail
right-of-way. The development plans will need to address this adjacency.
· Fire Department Access and Turnaround: Please ensure that Fire Department
access is provided.
· Sidewalks: The on-site private sidewalks along the project driveway in front of
individual units may not be necessary.
Your application was distributed to the Public Works Department, Building Division,
Planning Division and County Fire Department. In addition to the Planning Division's
comments contained in this letter, please find enclosed comments from the Public Works
Department and the County Fire Department. Please note that these comments are meant
to be preliminary. Conditions of approval from each department will be developed when
the formal applications are submitted.
Please do not hesitate to contact me at (408) 866-2144 or via email at
timh@citvofcamobell.com to schedule a meeting to discuss these comments or the
application process.
~~
Tim J. Haley
Associate Planner
EncI: Public Works Department Comments, 8/19/04
Fire Department Comments, 8/9/04
Building Division Comments, 8/9/04
cc: GeoffBradley, Senior Planner