RTC #99-087 - R-4 and R-5

R-4 and R-5 Zoning Districts
Potential Modification of Development Standards and Construction Requirements

Community Character/Appearance (Development Standards)	Discussion

Height
1. Modify to 4 stories or 55 feet – allows 10 feet per floor and 15 feet for roof. Equipment, screening, architectural features, etc. may exceed height per existing requirements - Existing Code allows 8 stories or 75 feet. 2. Buildings located along street frontage shall be reduced to a max. of 2 stories - Existing Code requires additional setback for each additional story above 2, but does not restrict the number of stories along the street frontage.	Achieves a more compatible building height with other residential zones Addresses city-wide concerns with height Reduces negative visual impact Maintains community character May result in: Maximum lot coverage Less open space Increased landscape buffer Reduced appearance of bulk/mass along street frontages Major corridors (e.g. Mathilda, Fair Oaks, Sunnyvale-Saratoga) may result in fewer design options where these streets may be able to accommodate architectural designs with more than 2 stories Could limit total number of units making it difficult to achieve 75% of max. # of units (Housing Sub-Element Objective) May lose on-site amenities
Setbacks
1. Increase setbacks along street to 20 ft. and an additional 10 ft. for each story above 2 - Current Code requires min. 15 ft. setback + half the height of front wall of each additional story above 2.	Maintains similar setbacks of other residential zoning districts. May reduce appearance of bulk/mass May increase landscape buffer along street frontage Could result in: Reduced usable open space Taller buildings Smaller units Consider maintaining existing 15 foot setback along major corridors (e.g. Mathilda, Fair Oaks, Sunnyvale-Saratoga) – There are existing projects located closer than 20 feet to the street side property line that are considered to be successful.
Landscaping
1. Increase landscaping to 425 s.f./unit (same as R-3) - Current Code requires min. 300 s.f./unit. Increase landscaping to 375 s.f./unit	Could result in more usable space May result in more appealing appearance Many developments appear to provide more than the required minimum already Could result in fewer units Could result in taller buildings
Usable Open Space/Recreation facilities
1. Increase usable open space to 380 s.f./unit (R-3 currently requires 400 sq. ft) - Current Code requires min. 300 s.f./unit.	Makes units more livable May result in more appealing appearance May result in increased landscaping May encourage reduced front yard setbacks since open space cannot be located in front yard setbacks Could result in fewer units Could result in taller buildings
Usable Open Space/Recreation facilities
2. Require minimum private usable open space – minimum of 80 s.f.- *The Code does not specify the type of usable open space to be provided.*	Makes units more livable May take away from common usable open space May result in upgraded design due to private balconies, terraces and decks required for private spaces
3. Require common recreation facilities such as pools, picnic areas, tot lots, outdoor furniture and recreation buildings - The Code does not specifically address the type of recreation amenities to be provided.	Could result in increased lot coverage and FAR Could result in higher rents/prices Could result in decreased landscaping due to additional building
Lot Coverage
1. Decrease lot coverage to 40% - The current Code allows 45% lot coverage.	Maintains lot coverage of other residential zoning districts Will result in increased landscaping Could result in increased open space Could result in increased building height May reduce appearance of bulk
Parking
1. Permit landscaping/walkways only between the street and face of building (e.g. prohibit parking and drive aisles) - The Code currently allows parking to be located in front setback areas.	May limit site plan possibilities such as convenient parking options May result in increased landscape buffers May create more attractive street frontage Could reduce usable open space which cannot be located in front yard setbacks
2. Provide incentives to encourage underground or podium parking (e.g., additional building height) – The Code currently does not encourage any particular type of parking facility.	May limit site plan possibilities such as convenient parking options Could be a financial burden (particularly for small properties) Could result in: Increased landscaping Increased usable open space
Floor Area Ratio (FAR)/Unit Size
1. Impose 90% FAR maximum – No FAR limits currently exist. Potentially recreation related floor area and garages could be exempted to encourage these amenities – The Code currently does not impose FAR limitations; the R-1.5 and R-1.7/PD Zoning Districts are the only residential zoning districts that currently have a maximum FAR of 50%.	Could result in: Limitations of unit size Reduced number of units Fewer but larger sized units May Reduce appearance of mass and bulk Could result in lower prices/rents for smaller units Could discourage redevelopment
2. Limit unit sizes to an average of 900 sf. except for lots 14,000 sf. or less (14,000 sf. lots accommodate up to 10 units) - The Code does not address individual unit size.	Could result in lower prices/rents Could discourage development of ownership units May limit 3 bedroom units May encourage development of maximum number of units Allows discretion for square footage of corridors, carports, garages, recreation buildings, etc. May result in oversized units on small lots Could discourage redevelopment of larger lots Enables development of smaller properties

Quality of Life (Development Criteria)	Discussion

Ownership Opportunities/Livability
1. Require washer/dryer hook-ups in each unit - The Code nor the Uniform Building Code currently require this amenity.	Allows easier conversion to condominium Provides additional amenity/improved convenience Would require upgraded drainage capacity May result in maintenance issues May result in higher prices/rents

2. Require garages vs. carport for covered parking requirement – The current Code requires at least one covered parking space (carport or garage) per unit.	Provides an upgraded amenity May increase private storage opportunities May encourage ownership units Could result in increased appearance of bulk/mass Could result in upgraded design May result in higher prices/rents
3. Require pre-wiring for cable, multi-phone lines, computer, etc, in each unit – The Code does not address these amenities.	Would ensure commonplace amenities Could result in higher prices/rents
4. Allow pets and provide common outdoor areas for pets – The Code does not address pet related issues.	Could result in increased maintenance problems (w/pets) Could be difficult for City to administer (i.e. whether or not pets have been prohibited) Allows for increased convenience for people with pets
5. Codify elevator requirement for development with 4 (or more) stories including underground garages – This is a current City Council Policy but is not codified in the Sunnyvale Municipal Code.	Increases accessibility Provides an upgraded amenity Could decrease unit affordability Is currently a City Council Policy
6. Require minimum private usable open space – minimum of 80 s.f. (same as proposed above) - The Code does not specify the type of usable open space to be provided.	Makes units more livable May take away from common usable open space May result in upgraded design due to private balconies, terraces and decks required for private spaces.

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