The City has received a letter from David W. Sanders, Treasurer, of the Sunnyvale Community Christian Church (see Attachment A), requesting consideration of a General Plan Amendment Study (GPA) to allow a Land Use designation change from Low Density Residential (0-7 dwelling units per acre) to Low Medium Density Residential (7-14 dwelling units per acre).

The subject 3.02 acre (131,551 square foot) site is Zoned R-0 (Low Density Residential) and is currently occupied by the Sunnyvale Community Christian Church. The property is located at the northwest corner of the intersection of Mary Avenue and Iowa Avenue. The property owner desires to redevelop the site with a residential development consistent with R-1.7 density. The site is bounded to the north, west and east by properties Zoned R-0 (Low Density Residential). Properties to the south are Zoned R-3 (Medium Density Residential).

Staff recommends that the City Council initiate a General Plan Amendment Study from Low Density Residential to Low Medium Density Residential.

The subject site is currently occupied by the Sunnyvale Community Christian Church, (d.b.a. El Camino Christian Church) has a General Plan Land Use designation of Low Density Residential and is in an R-0 Zoning District (See Attachments B and C including General Plan Land Use Map and Zoning Map). The existing Low Density Residential Land Use designation is intended to allow detached single family residential development. Church uses are allowed in any residential zone subject to Use Permit approval. A search of records indicates that the Church was built in 1957 with classrooms added in 1962.

The property owner desires to convert the existing Low Density Residential land use designation to Low Medium Density Residential for the purposes of development of a small-lot single family detached residential project.

In order to develop the site with a low medium residential project, a General Plan Amendment and Rezoning, and possibly a Special Development Permit would be required. The site is located in a neighborhood that includes mostly low density residential development (on the north, west and east sides of the subject site). Multiple family residential is located to the south of the subject property across Iowa Avenue. The property across the intersection of Mary Avenue and Iowa is Zoned R-0 and is occupied by single family residences.

This action is not a project under the California Environmental Quality Act (CEQA) since the initiation of a General Plan Amendment study has no possibility of creating a significant environmental impact (See CEQA Guidelines Article 5, Section 15061(b)(3). If a General Plan Amendment Study is initiated, environmental review will be conducted at that time.

Sunnyvale Municipal Code Section 19.92.020 authorizes the City Council to initiate proceedings for the adoption of an amendment to the General Plan. City Code requires the City Council to first review a request to initiate a General Plan Amendment in order to determine if the request warrants further study. The approval of this initiation would allow a formal application to be submitted and staff to further assess the merits of the proposed General Plan Amendment study; approval of the initiation does not commit the City Council to approve a General Plan Amendment, nor any specific project proposal.

The Following Goals, Policies, Action Statements and Objectives of the Land Use and Transportation Element and the Housing and Community Revitalization Sub-Element of the General Plan address issues that relate to the proposed General Plan Amendment study:

Action Statement C1.1.3 Require appropriate buffers, edges and transition areas between dissimilar neighborhoods and land uses.

Goal C2 Ensure ownership and rental housing options in terms of style, size and density that are appropriate and contribute positively to the surrounding area.

Policy C2.2 Encourage the development of ownership housing to maintain a majority of housing in the City for ownership choice.

Policy C2.3 Maintain lower density residential development areas where feasible.

Policy C2.4 Determine appropriate density for housing based on site planning opportunities and proximity to services.

Action Statement C2.4.1 Locate higher density housing with easy access to transportation corridors, rail transit stations, bus corridor stops, commercial services, and jobs.

Action Statement C2.4.2 Locate lower density housing in proximity to existing lower density housing.

Policy N1.1 Protect the integrity of the City’s neighborhoods: whether residential, industrial or commercial.

Policy N1.2 Require new development to be compatible with the neighborhood, adjacent land uses and the transportation system.

Policy N1.13.2 Support convenient neighborhood commercial services that reduce automobile dependency and contribute positively to neighborhood character.

Action Statement N1.1.3 Use density to transition between land use, and to buffer between sensitive uses and less compatible uses.

Action Statement N1.2.1 Integrate new development and redevelopment into existing neighborhoods.

Action Statement N1.4.1 Require in-fill development to complement the character of the residential neighborhood.

Goal A Foster the expansion of the housing supply to provide greater opportunities for current and future residents within limits imposed by environmental, social, fiscal and land use constraints.

Policy A.4 Encourage innovative types of housing in existing Residential Zoning Districts.

Policy C.1 Continue efforts to balance the need for additional housing with other community values, such as preserving the character of established neighborhoods, high quality design, and promoting a sense of identity in each neighborhood.

The property owner desires to develop the subject property with a low medium density residential project requiring a General Plan Amendment, Rezoning and Special Development Permit.

The property owner is requesting that the City initiate a General Plan Amendment Study to consider changing the existing Land Use designation from Low Density Residential to Low Medium Density Residential. Although other residential densities are available, surrounding low density residential designations suggest a similar density would reduce potential conflicts and ensure a greater level of land use compatibility. The following chart describes the general characteristics of the Low Medium Density Land Use Zoning designations:

Details of future construction on the project site are currently under development. Correspondence from the applicant indicates they are considering approximately 37 single family homes on small lots. Unit size would be in the range of 2,100 (including garage). Staff notes that if a General Plan Amendment is approved, and if R-1.7/PD Zoning is applied to the property, the preliminary design would not be consistent with the Floor Area Ratio for the zone.

Properties surrounding the subject site include Medium Density Residential to the south, and Low Density to the north, east and west). Surrounding land use patterns suggest that the subject site could serve as a buffer between existing single family and multiple family uses.

If the City Council chooses to initiate the requested General Plan Amendment Study, consistency with the General Plan sub-elements such as Housing and Community Revitalization and Land Use and Transportation will be evaluated. At a minimum, the study will examine the following:

• Determining the appropriate density for the site given the surrounding residential densities and uses.
• Examining opportunities to provide additional affordable housing units.
• Developing an appropriate future zoning designation for the site.

This study will be covered by the Development Services budget. If this action is approved, the property owner/applicant would submit an application with appropriate fees. These fees offset the costs of the project review.

Notification of the City Council meeting for item is part of the standard agenda publication. A copy of the report has been provided to the property owner.

Alternative 1

Prepared by:
Fred Bell
Principal Planner

Reviewed by:
Trudi Ryan
Planning Officer

Robert Paternoster
Director, Community Development

Approved by:
Robert S. LaSala
City Manager