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

 

File Number	Brief Description	Hearing/Decision	Date
1999-0060	Use Permit to allow construction of a new auto service building next to existing used auto sales building	Planning Commission/ Approved	1999
1997-0489	Use Permit to allow auto service facility and used auto sales	Planning Commission/ Approved	1997
1995-0362	Use Permit to allow used auto sales	Approved	1995
1985-0322	Use Permit to convert to a sit-down style restaurant	Approved	1985
1963-0122	Use Permit and Rezone to allow a drive-in restaurant	Approved	1963

 

A Planning Commission study session was held for this item on August 23, 2004.  At that meeting, the Planning Commission gave comments regarding the following issues: deviation from the number of required parking spaces, location of the trash enclosure next to residential, proposed architecture, landscape deviations, and impacts to the adjacent residents.  The Commissioners also felt the project had several positive aspects, including: good re-use of this site, architecture, and compatibility of use on this portion of El Camino Real.  

 

Subsequent to the study session, the applicant submitted an alternative set of plans showing modifications to the following: trash enclosure location, number of parking spaces, location of parking spaces, and 50% tree shading requirement for parking lot areas.  (See Attachment #4)

 

Planning Commission Hearing: On September 13, 2004, the Planning Commission reviewed this application and received testimony from one member of the public.  The speaker was concerned with the potential impacts this project might have on the adjacent residential zone.  (See Attachment 6 for details)  After presentations by staff and the applicant, the Planning Commission discussed the merits and impacts of the proposal and voted 7-0 to recommend approval to the City Council with modified conditions.  The Commission generally felt that the proposal was a beneficial redevelopment of this site.  Several Commissioners stated that their decision to recommend approval of the deviations from the required parking and landscaping was a difficult one, but also stated that development of this site is constrained by its small size and unusual configuration.

 

The Planning Commission removed one Condition of Approval from the recommendation.  Condition #5 stated that the proposed building should be reduced by 500 square feet in order to bring the total number of parking spaces into conformance with SMC parking requirements.  The Commission stated that they believed the reduction of 500 square feet of storage or retail area would not have a measurable affect on the amount of parking required for the site.  They also stated that no additional trips would be created by allowing the applicant this additional 500 square feet.

 

The Planning Commission added one Condition of Approval to the recommendation.  Condition #14 states that two standard parking spaces shall be re-striped to be four motorcycle spaces.  The Commission concluded that there will be a number of customers and employees who will arrive at the site using motorcycles, therefore, providing four motorcycle spaces will accommodate their parking needs better than 2 standard automobile parking spaces.  This condition has been incorporated into the Recommended Conditions of Approval as #14 in Attachment 2.

 

Staff agrees with the changes the Planning Commission has recommended to the City Council.  The changes have been incorporated into the Recommended Conditions of Approval in Attachment #2.

 

 

The project consists of a Rezone and Special Development Permit request to allow the construction of a new two-story, 8,746 square foot retail building.  The building is intended to house a new motorcycle dealership and will consist of a showroom/retail area, offices, restrooms, service counter, parts department, and accessory retail floor area.  In addition, the new building will also have a new 3,843 square foot basement area, used for storage.  The existing 1,932 square foot building will remain, for a total of 14,521 square feet.

 

There are two existing buildings on site.  The first is an office and retail building of approximately 1,700 sf., which is proposed for demolition.  The second building is an existing 1,932 square foot automotive repair/service building on site, which is proposed to remain.  This building was constructed in 1997 and contains two service bays (4 cars), restrooms, and an office area.

 

Environmental Review

 

A Mitigated 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, with mitigation, the proposed project would not create any significant environmental impacts (see Attachment 3, Initial Study).

 

The recommended mitigation measures relate to parking lot and building lighting that could impact the adjacent residents.  The mitigations include down lighting requirements and prevention of glare onto adjacent residential properties.  These mitigation measures are included in the Mitigated Negative Declaration and are incorporated into the Recommended Conditions of Approval.

 

Rezoning

 

Change Under Consideration: The site is currently Zoned C-2 (Highway Business).  The applicant is requesting a Rezone from C-2 to C-2-ECR (Highway Business/El Camino Real Precise Plan). 

 

Objective: This Rezoning request is being made to allow the applicant to concurrently apply for a Special Development Permit (SDP) to construct the new motorcycle dealership.  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.

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

·         To allow for the development and creation of lots that are less than the minimum size required in the base zoning district.

 

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.  The subject site is not identified as one of these ten Opportunity Areas.  All parcels on the street are required to be Rezoned to ECR when redevelopment occurs.  Specifically, the Precise Plan required all properties to be Zoned C-2-ECR, O-ECR, or R-4-ECR. 

 

The plan does not specifically identify areas for auto or motorcycle dealerships on El Camino but does state, “specific areas will become known for car dealerships, small retail establishments, major office complexes, or large discount stores.”  In this case, the motorcycle dealership is moving out of a smaller tenant strip shopping center that contains mostly retail shops and is proposing to move into an auto dealership area.  The site is adjacent to Larry Hopkin’s Sunnyvale Honda and across El Camino from Peterson’s Motors.

 

 

Use:  The site is proposed as a new motorcycle dealership and repair/service shop.  The applicant is Honda Peninsula Decati, which currently exists at 1289 W. El Camino Real.  This shop has been at its present location for 21 years, but the applicant does not own the current building and has been leasing the space.  The applicant now wishes to construct a permanent home for the dealership in Sunnyvale. 

 

Site Layout:  The proposed new building will be constructed next to the existing service building on the eastern property line (See Site Plan Attachment #4).  The buildings will meet all setback and lot coverage requirements.  The applicant is proposing to have a motorcycle display area within the 70-foot required front yard building setback area.  The display area will be constructed with an impervious turf block material that will contribute towards the overall landscaping.

 

All oil and other hazardous materials will be kept in an enclosed and secured storage area to the back of the service building.  Tires will be similarly stored in a fenced area near the rear of the site.  Both of these areas are separated from the adjacent residential areas by approximately 30 feet and will be secured after business hours.

 

At the Planning Commission study session, concerns were raised about the location of the trash enclosure.  The enclosure was previously located to the rear of the site, within the required 10-foot landscape buffer strip.  Responding to the Commissioner’s comments, the applicant moved the trash bins into the enclosed storage area where the oil is proposed to be located.  The trash bins will be located behind a six-foot masonry wall.  This area is between 30 and 55 feet from the rear property line area. 

 

Surrounding Uses:  To the west of the site is the Larry Hopkin’s Sunnyvale Honda auto dealership.  To the east are a veterinary hospital and a craft store (Cranberry Hill).  Across El Camino to the north is an auto dealership.  To the south of the site is a single-family residential zone on Blair Avenue.

 

The following City Wide Design 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.	This project is consistent with the intent of the ECR zoning of the site and the surrounding developments on El Camino Real.  Future land uses in this area will all be commercial operations and will be developed at similar intensities.
Site Design B9: Emphasize the pleasant components of the project such as existing trees and views, and disguise its less desirable scenes such as loading and service areas through placement and design of structures and landscaping.	The new and existing buildings will hide the trash enclosures, the hazardous materials storage, outdoor storage area, and storage of vehicles away from view off of El Camino.  The street view will be only of the proposed new building and of the vehicle display area in the front.  The buildings are 55 feet from the residential neighbors to the back of the site.

 

Architecture:  The applicant is proposing a modern style building of approximately 8,764 square feet exposed above grade.  The architecture is simple and unadorned, which is consistent with the modern architectural form.  The exterior will have a variety of materials, including metal, glass, and stucco.  In general, staff believes the architecture proposed meets the City Wide Design Guidelines, but