April 26, 2005

REPORT IN BRIEF     

PROJECT DATA TABLE

** Starred items indicate deviations from Sunnyvale Municipal Code requirements.

Description of Proposed Project

This project includes demolishing all existing structures on the site and building three townhomes facing Beemer Avenue. This project requires a Rezone to a Planned Development to allow deviations from lot width and size standards in the R-2 Zone, a Special Development Permit to review use, site and architectural details, and a Parcel Map to split the lot into three townhouse lots.

Background

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

Planning Commission Hearing:  On April 11, 2005, the Planning Commission considered this item. No other members of the public spoke and the application was approved 7-0 (see Attachment F, Draft Minutes).

Environmental Review

A Mitigated 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 with implementation of the recommended mitigation measures. (Attachment C).

Noise: A noise report was prepared by Edward Pack and Associates regarding potential noise impacts on the proposed development. The main source of noise is the ambient traffic noise from the adjacent Mathilda Avenue overpass. The noise level from the overpass requires special measures to ensure adequate noise insulation.

The General Plan and the Uniform Building Code require all interior residential spaces to have a noise level at 45 dB or below. In order to meet this standard, recommended mitigation measures include special window installation and ventilation systems for Unit 1 on the west and north elevation and Units 2 and 3 for the north elevation. These mitigation measures are included in the Mitigated Negative Declaration as well as Conditions of Approval #2A.

Exterior noise levels to the project are in excess of 60 dB, which is the suggested standard described in the Noise Element of the General Plan.  The noise consultant researched possible methods to mitigate this noise. Due to the height of the overpass, an acoustically-effective wall of over 9 ft. in height would be required to reduce the noise level to 60 dB or below.  As this was found impractical, the noise consultant and staff recommend a 7 ft. high acoustically effective fence between all backyards of Units 1, 2 and 3 (Condition #5A).

Rezoning

Change Under Consideration: R-2 (Low Medium Density Residential) to R-2/PD (Low Medium Density Residential/Planned Development).

Discussion of Rezoning: The purpose of the Planned Development Combining District is to provide modifications, additions and limitations to other zoning districts 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 three, requiring deviations from the requirements of 8,000 sq. ft. per lot and 76 linear feet in lot width. These deviations may be necessary to create separate owner-occupied lots while providing good site and building design. 

Special Development Permit

Use: The site currently has two detached structures on it. The structures are at least fifty years old but are not designated Heritage Resources and do not have significant architectural or historical significance. While this property is currently being used as a duplex, both City records and the County Assessor’s office has listed the property as being only one single family home.

The proposed use consists of three townhomes with one-car garages. Townhomes are a permitted use in the R-2 Zoning District. The project density is 11.6 units/acre, meeting the housing goal of achieving at least 75% of the maximum allowable density.

A Special Development Permit is required in conjunction with all sites that have a PD Combining District.  This permit addresses the use, building architecture and site layout as well as specific deviations requested in the project.  In 1998, specific guidelines were adopted by the City Council for approval of small-lot single family projects.  The project meets all of the three guidelines.

• Projects with lots less than 4,200 square feet should maintain an overall project FAR of 50%.  (Meets)
• Useable open space should total 500 square feet or greater with dimensions of 15 feet or greater in any direction.  (Meets)
• The exterior boundaries of a proposed project adjacent to existing residential development should maintain the maximum required second story side yard setbacks along the side adjacent to the existing homes.  (Meets)

Site Layout: The project is located on the corner of Beemer Avenue and San Andreas Court. Across San Andreas Ct. is the Mathilda overpass.  This overpass is in the planning stages for reconstruction to improve seismic safety and the aesthetics of the design.  As part of those improvements, San Andreas Ct. will become a narrower throughway primarily for pedestrians with enhanced pavers and landscaping. No new vehicular access points are permitted on San Andreas Ct.

The proposal has three attached townhomes located at the center of the site with access from Beemer Avenue. The townhomes are set back 20 ft. from the side property lines and over 40 ft. from the rear property lines. Vehicular access is taken from Beemer Avenue.

Undergrounding: There is a utility pole on the front right corner of the project which is supported with a guywire. All new service drops from this pole will need to be undergrounded (Condition #10A).

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

Architecture:  The proposed architecture is Craftsman style, with front gables, covered porches, and wood and shingle materials. This style of architecture is reflective of some of the older homes on the street and is compatible with the neighborhood. Pedestrian orientation is maintained by having only a one-car garage for each unit with a small covered porch and entry door facing the street. Staff recommends that the trim details on the units be wood and the color materials be limited to earth tones (Conditions # 3A and 3C).  

The following Guidelines were considered in the analysis of the project architecture.

Landscaping:  The primary challenge of the site design was to preserve the existing significant trees on-site.

The site currently has 3 protected heritage trees:

• A Coast Live Oak along the San Andreas Ct. frontage
• A Deodar Cedar tree along Beemer Avenue. 
• A Monterey Pine in the proposed backyard of Unit 3.

Protected trees are those that measure 38 inches or greater in circumference when measured at four feet from the ground. The plans for this project include preserving all three of the protected trees. Staff is recommending a tree preservation plan to protect the trees and their root systems in the course of construction (Condition #7A).  Prior to issuance of the building permit, staff will need to review and approve a landscape plan for the front yards of the homes (Condition #6A).

The following Guidelines were considered in analysis of the project landscaping.

Parking/Circulation: For multifamily projects with enclosed one car garages, the Sunnyvale Municipal Code requires one enclosed space and 1.4 unassigned spaces/unit. For a three-unit project, this translates into three single-car garages and five uncovered spaces.  Units 1 and 3 have two-car wide driveways to provide for a total of five uncovered spaces.

Tentative Map         

Description of Tentative Map:  The proposed tentative map subdivides the lot into two 4,480 sq. ft. lots and one 2,240 sq. ft. lot. All three lots have access from Beemer Avenue.

Compliance with Development Standards/Guidelines: This project meets the development standards for the R-2 Zoning District.  The two deviations are from lot size and lot width. Staff supports these deviations as they assist in providing additional homeownership opportunities.

Expected Impact on the Surroundings:  There could be additional visual and privacy impacts associated with the construction of new two-story structures.  However, substantial setbacks of at least 20 ft. from the property line mitigate sightlines into adjoining homes and neighbors.  Staff recommends additional screening planting to be installed along the eastern property line to further buffer the project from the adjacent duplex (Condition #6C). No other noise or visual impacts are expected.

Fees: This project is subject to the Transportation Impact Fee and Park In-Lieu Fee.    

No fiscal impacts other than normal fees and taxes are expected.

Planning Commission:  At the Study Session of March 28, 2005, the Planning Commission reviewed the site and architectural plans.  Comments were given encouraging appropriate color schemes and architectural details for the Craftsman style. Comments were also made regarding the quality of the architectural details.  Staff has reflected these comments in the recommended Conditions of Approval for the project.  Planning Commission approved the project 7-0 at their hearing of April 11, 2005.  No members of the public spoke on this item.