SunnyvaleRTC

	EXISTING		PROPOSED		REQUIRED/ PERMITTED
General Plan	Residential Medium Density		Residential Medium Density
Zoning District	R3 Medium Density Residential		R3/PD Medium Density Residential, Planned Development		Rezone
Lot Size (s.f.)***	13,696		Lot 1: 1,630 Lot 2: 1,319 Lot 3: 1,375 Lot 4: 1,375 Lot 5: 1,319 Lot 6: 1,630 Common Lot: 5,048		8,000 sf
Lot With (f.t.)***	105'		Lot 1: 40' Lot 2: 37' Lot 3: 40' Lot 4: 40' Lot 5: 37' Lot 6: 40' Common Lot: 105’		120'
Gross Floor Area (sf) (including garage)	2,015 sf		Project Total: 15,369 Lot 1: 2,570 Lot 2: 2,548 Lot 3: 2,566 Lot 4: 2,566 Lot 5: 2,548 Lot 6: 2,570		N/A
Lot Coverage (%)	14%		Project Total: 38%		40% max.
Floor Area Ratio (FAR)	14%		Overall Project Total: 76%		No max in Zoning Code
No. of Units	1		6		7 max.
Density (units/acre)	3 du/ac		18 du/ac		24 du/ac max.
Meets 75% min?	No		Yes		6 min.
Bedrooms/Unit	3-bedroom		Lot 1: 3-bedroom Lot 2: 3-bedroom Lot 3: 3-bedroom Lot 4: 3-bedroom Lot 5: 3-bedroom Lot 6: 3-bedroom		N/A
Unit Sizes (s.f.) (including garage)	2,015 sf		Lot 1: 2,570 Lot 2: 2,548 Lot 3: 2,566 Lot 4: 2,566 Lot 5: 2,548 Lot 6: 2,570		N/A
No. of Buildings On-Site	1		2		---
Building Height (ft.)	22' 0 "		30'0"		30' max.
No. of Stories	2		2 (not including parking basement level)		2 max.
Setbacks (facing prop.)
· Front (First floor)* (Second floor)*		25' 25'	Project: 15' Project: 15'	20’ min. 20’ min.
· Left Side (First floor) (Second floor)		20' 20'	Project: 9' Project: 9'	6’ min. 15' tot. 9’ min. 18' tot.
· Right Side (First floor) (Second floor)		20' 20'	Project: 9’ Project: 9’	6’ min. 15' tot. 9’ min. 18' tot.
· Rear (First floor) (Second floor)		40' 40'	Project: 20' Project: 20’	20’ min. encroachment into yard of 25% of total yard.
Landscaping (sq. ft.)
· Total Landscaping	10,000		3,023 (22%)		2,739 (20%) min.
· Landscaping / Unit	10,000/unit		504 sf/unit or 3,022 sf total (22%)		425 sf /unit, or 20% of total lot size
· Usable Open Space/Unit****	10,000 s.f.		Lot 1: 691 sf/unit Lot 2: 0 sf/unit Lot 3: 0 sf/unit Lot 4: 0 sf/unit Lot 5: 0 sf/unit Lot 6: 691 sf/unit		400 sf /unit
Parking
· Total No. of Spaces	4		15		14 min.
· No. of Covered Spaces	0		12		12 min.
· Driveway Aisle Width (ft.)	10’		24'		20’ min.

Previous Actions on the Site: There are no previous planning actions related to the project site.

On October 27, 2003, the Planning Commission reviewed this application. At the meeting there were no members from the public who spoke on this item. The Planning Commission discussed the merits and impacts of the proposal and a majority of the Commission felt that the proposal was a well designed project for a difficult infill site. A majority of the Commissioners also believed that the project is compatible with the existing neighborhood.

The Commission recommended approval of the project 5-2, with the two dissenting Commissioners stating they were concerned with the mass and scale of the townhomes in context with the existing neighborhood. They generally believed the units were too large for the site and may not be compatible with the surrounding multi-family housing. (See Attachment #5, Planning Commission Meeting Minutes)

The applicant is requesting approval of a Tentative Map to subdivide a 13,696 square foot lot into 7 lots (i.e. 6 lots and one common lot) and a Special Development Permit (SDP) to allow for construction of six townhomes in two separate buildings. A private street will extend the length of the site providing access to private garages for each unit. Unassigned parking provided for guests will be located in two sections at the rear of the site.

A Negative Declaration has been prepared for this project in compliance with the California Environmental Quality Act provisions and City Guidelines. An initial study has determined that the proposed project would not create any significant environmental impacts (see Attachment 3, Initial Study).

Change Under Consideration: The subject property is located within the R-3 (Medium Density Residential) Zoning District. The applicant is requesting the addition of a PD (Planned Development) Combining District requiring a Rezone to R-3/PD (Medium Density Residential, Planned Development).

Objective: This Rezoning request is being made to allow the applicant to concurrently apply for a Special Development Permit (SDP) to construct the proposed six townhouse units. The purpose of the Planned Development Combining District is to provide modifications, additions and limitations to other zoning districts in order to meet special conditions and situations. In 1998, the City Council approved guidelines for the use of PDs and Special Development Permits (SDPs). The subject request for a PD meets all of the three applicable established guidelines.

· To facilitate development or redevelopment of a site to improve the neighborhood. (Meets)

· To allow for a proposed use that is compatible with the neighborhood but requires deviations from development standards for a successful project. (Meets)

· To allow for the development and creations of lots that are less than the minimum size required in the base-zoning district. (Meets)

The project involves the subdivision of one property into seven parcels, requiring deviations from the requirements of 8,000 sf. per lot and 120 linear feet in lot width. These deviations will be necessary to create separate owner-occupied lots while providing good site and building design.

Discussion: The PD Combining District enables the consideration of deviations from the Code and/or imposition of more restrictive requirements. The surrounding properties to the north, south and west are developed with varying types of multi-unit development. The properties to the east are developed with either multi-unit developments or single-family homes. The PD Combining District provides flexibility in formulating a project that promotes transition and reinvestment of the neighborhood and in allowing townhouse-style ownership housing.

Use: The project site is Zoned R-3 (Medium Density Residential) and is proposed for Rezoning to R-3/PD (Medium Density Residential/Planned Development). An SDP is required since the applicant is requesting consideration of deviations from the Code. This permit addresses the use, building architecture and site layout as well as the specific deviations requested in the project.

The proposed project consists of six dwelling units (two buildings) that are proposed as ownership units. The units will have attached 2-car garages in the partially subterranean first level. The density of the proposed project is 18 units/acre, which satisfies the housing goal of achieving at least 75 percent of the maximum allowable density (24 d.u./ac). The 13,696 sq. ft. lot allows for up to seven dwelling units on the property.

The FAR for all structures in the project is 78%. In the R-3 Zone there is no maximum FAR limitation. The majority of housing-types on South Bernardo Avenue are condominiums and townhomes, and the proposed FAR is compatible with the surrounding neighborhood.

Site Layout: The proposed development meets the overall project lot coverage standards at 38%, where 40% is the maximum allowed coverage. Individual lots have approximately 70% lot coverages, but deviations from individual lot coverages are common for attached ownership units. The project has a front yard setback of 15 feet where 20 is the minimum distance allowed. This is a deviation from the Code. The project meets side and rear yard setback requirements.

The proposal includes the two typical townhome deviations; the lot size and lot width requirements. Staff supports the reduced lot size and lot width of each individual lot in order to facilitate the townhouse development, which would create home ownership opportunities.

The following Guidelines were considered in analysis of the project site design:

Design Policy or Guideline

(Site Layout)

Comments

Site Design A1: New projects shall be compatible with the surrounding development in intensity, setbacks, building forms, material, color and landscaping.

The architectural design of the proposed project is compatible with residential character of the surrounding neighborhood and adjacent development. The mass and scale of the project is generally larger that surrounding developments, although not incompatible. The siting of buildings is not consistent with the surrounding developments and staff is recommending a redesign to meet the required usable open spaces.

Site Design B9: Residential projects may have a primarily internal orientation for privacy, providing that the site is visually linked with its surroundings by appropriate use of landscaping and building siting.

The proposed project offers private open space for each unit, with internal circulation through a private drive. Additional landscaping to the site will provide an attractive overall streetscape to an older neighborhood with minimal landscaping.

Architecture: The project utilizes a Craftsman-eclectic style of architecture with gable roofs and eaves throughout the proposal. The four end units have exterior material consisting primarily of stucco with a stone veneer base around the garage floor level. The two center units have wood siding also with stone veneer bases around the garage floor level. Wood columns and window popouts also add visual interest to the facade of the structures. The applicant has proposed some minor articulation to the buildings by siting the second unit forward several feet and utilizing alternating roof forms.