SunnyvaleRTC

Existing Site Conditions	Auto Dealership
Surrounding Land Uses
North	Shopping Center across El Camino Real
South	Single Family Residential
East	Hotel and Restaurant
West	Auto Dealership
Issues	Architecture, Setbacks to adjacent residential uses
Environmental Status	A Negative Declaration has been prepared in compliance with California Environmental Quality Act provisions and City Guidelines.
Planning Commission Recommendation Staff Recommendation	Denial Approve with conditions

	EXISTING	PROPOSED	REQUIRED/ PERMITTED
General Plan	Commercial General Business	Same	Same
Zoning District	C2	C2/ECR	Same
Lot Size (s.f.)	215,186	Same	None
Gross Floor Area (s.f.)	29,771	59,000	No max.
Lot Coverage (%)	14%	25%	35% max.
Floor Area Ratio (FAR)	14%	25%	No max.
No. of Buildings On-Site	2	2	By Permit
Distance Between Buildings	Approx. 40’	266’	20’ min.
Building Height (ft.)	Approx. 35’	38’	75’ max.
No. of Stories	1	1	8 max.
Setbacks (facing prop.)
· Front	70’	120’	70’ min.
· Left Side	145’	44’	0’ min.
· Right Side	20’	10’	0’ min.
· Rear	60’	20’	0’ min.
Landscaping
· Total Landscaping (sq. ft.) / % of site	10,655 / 5%	47,482 / 22%	43,037/20% min.
· Frontage Width (ft.)	15’	15’	15’ min.
· Buffer (ft.) Adj. Residential	15’	20’	10 ft. min.
· % of Parking Lot	10%	27%	20%
· Parking Lot Area Shading (%)	< 5%	50%	50% min. in 15 years
· Water Conserving Plants (%)	0%	70%	70% min.
Parking
· Total No. of Spaces	575	281	263 min.
· No. of Standards	571	271	229 min.
· No. of Compacts / % of total	0 / 0%	8 / 3%	26 / 10% max.
· No. of Accessible	4	7	7 min.
· Driveway Aisle Width (ft.)	26’	26’	26’ min.
Bicycle Parking	N/A	4 Class I & 10 Class II	Per VTA Guidelines (4 Class 1 & 10 Class II)
Stormwater
· Impervious Surface Area (s.f.)	204,530	114,633	195,820

- Maximum height requirement is 20 feet when located within 75 feet of adjacent one-story homes or 30 feet when within 75 feet of two-story residential uses per SMC 19.32.040.

Previous Actions on the Site: The following table summarizes previous planning applications related to the subject site.

File Number	Brief Description	Hearing/Decision	Date
1990-0334	Use Permit to allow installation of a 500 gallon waste oil tank	Planning Commission / Approved	8/15/1990
1975-0231	Use Permit to allow Auto Tow & Storage at existing Auto Dealer	Planning Commission / Approved	3/10/1975
1968-0469	Use Permit to allow New/Used Auto Sales	Planning Commission / Approved	8/12/1968
1968-0466	Rezone Site from R5 to C2	Planning Commission / Approved	9/10/1968

A study session by the Planning Commission was held on July 26^th regarding an earlier site plan that included retail buildings positioned closer to El Camino Real and tenant spaces connecting the larger buildings along the rear of the site. Comments given at the meeting included concerns with proposed setbacks, architecture and landscaping. A study session meeting was also held on September 13 that included the current proposal for two retail buildings. The majority of the comments related to the proposed architecture of the buildings and position on the site. The proposal has been modified to include enhancements to the architecture of the buildings (wall trellis with vines, accent tiles, lighting fixtures). Other modifications include altering the location of one of the driveways (eastern) to improve the traffic flow into the site. The applicant has met with residents adjacent to the site along Chopin Drive. More detail of these meetings is noted in the “Public Contact” section of the report.

On September 27, 2004, the Planning Commission considered the proposal and recommended denial of the project, with a 5-0 vote, primarily due to concerns with the proposed architecture and entrances to the buildings (See Attachment #J). Since that hearing, the applicant has redesigned the project to improve visual interest to the corners of the buildings and overall appearance from El Camino Real. Additional comments related to these proposed changes are noted in the “Architecture” section of this report. In an effort to address concerns from residents adjacent to the site, the applicant has contacted an independent consultant regarding any possible noise impacts due to the new layout of the site. See “Public Contact” section of the report.

The proposed project includes the demolition of the existing buildings associated with the former auto dealership (Falore Jeep Chrysler) and construction of two new retail buildings. The development of the site is contingent on the requirement to process a Lot Line adjustment with the City’s Public Works Department. See “Lot Line Adjustment” section of this report for more information.

A Negative Declaration has been prepared 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 C, Initial Study).

Change Under Consideration: Rezone from C-2 (Highway Business) to C-2/ECR (Highway Business/El Camino Real Precise Plan).

Objective: The Rezoning request allows the applicant to concurrently apply for a Special Development Permit (SDP) to construct the new retail center. The purpose of the ECR Combining District is to implement the vision described in the Precise Plan for El Camino Real. This vision calls for modifications, additions, and limitations to zoning district regulations in order to implement the plan for, and respond to the special conditions present along El Camino Real. In 1998, the City Council approved guidelines for the use of Combining Districts and Special Development Permits. The subject request for a Combining District 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 creation of lots that are less than the minimum size required in the base zoning district. (N/A)

Discussion: The ECR Combining District enables the consideration of deviations from the Code and/or imposition of more restrictive requirements. The ECR Combining District provides flexibility in formulating a project that promotes transition and reinvestment in the neighborhood. The ECR is a Combining District, similar in function to a Planned Development (PD) Combining District, but with specific limitations/requirements for properties along El Camino Real.

The Precise Plan for El Camino is also intended to provide a strong vision for El Camino’s future growth. It categorizes land uses that are considered desirable and uses that are considered unfavorable or obsolete. The plan identifies ten Opportunity Areas along El Camino that have a higher potential for change and greater contribution towards the plan’s vision.&nbs