January 25, 2005

 

 

 

SUBJECT:	2004-0813 – Sierra Proto Express [Applicant] Onorato Patricia T Trustee & Et Al [Owner]: Application for related proposals on a 1.2-acre site located at 1108 West Evelyn Avenue in an M-S (Industrial & Service) Zoning District; (APN: 161-31-036) (Negative Declaration)
Motion	Variance from Sunnyvale Municipal Code section 19.34.070 to allow a rear yard setback of 31 feet and 6 inches where 100 feet is required for an industrial zoned property adjacent to a residential zoning district.
Motion	Use Permit to allow a 6,438 square-foot addition to an existing industrial building resulting in 45% Floor Area Ratio where 35% is allowed without a Use Permit.

 

REPORT IN BRIEF     

 

Existing Site Conditions	Industrial/Manufacturing Building
Surrounding Land Uses
North	Mobile Home Park across railroad
South	Apartments
East	Nightclub
West	Industrial
Issues	Setbacks, 45% Floor Area Ratio
Environmental Status	A Negative Declaration has been prepared in compliance with California Environmental Quality Act provisions and City Guidelines.
Planning Commission Recommendation	Denial
Staff Recommendation	Approve with Conditions

05-031 Map (gif format)

 

PROJECT DATA TABLE

 

 

ANALYSIS

 

Description of Proposed Project

 

The proposed project is for 6,438 square foot extension to an existing 15,400 square foot industrial building located at 1108 West Evelyn Avenue. The proposed addition would result in a 45% Floor Area Ratio (FAR).  All proposed additions to industrial sites that exceed 35% FAR require a Use Permit.  Buildings greater than 40% FAR require review and approval of a Use Permit by the City Council.  The proposal would enclose existing chemical storage areas and add additional manufacturing space.

 

Background

 

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

 

File Number	Brief Description	Hearing/Decision	Date
1998-1169	One Year Extension for Use Permit/Variance for building extension	Staff / Approved	10/26/98
1996-0560 & 1996-0561	Use Permit for building extension and Variance from Setback Requirements	City Council / Approved	10/29/96
1982-0489	Use Permit for a Waiver of Screening	Planning Commission / Approve	8/13/82

 

On November 22, 2004, the Planning Commission considered the Variance and Use Permit and denied the project with a 5-2 vote with Commissioners Babcock and Klein dissenting.  Although majority of the Commissioners were pleased with the improvements the project will bring to the site, they were unable to make the required Findings for the Variance. See “Public Contact” section of this report for more detail.

 

As a result, the applicant requested a continuance of its City Council public hearing scheduled for December 7, 2004 in order to make some modifications to the plan. The City Council continued the item to January 25, 2005 as requested by the applicant.

 

Environmental Review

 

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 3, Initial Study).

 

Use:  The site is currently utilized by a manufacturer of printed circuit boards. The proposed additional floor area would allow additional manufacturing and storage area for the business.  Additional area will also be allocated to general office use.  As mentioned in the project description, the addition to the existing building requires a Use Permit due to increased Floor Area Ratio of the site (45%).  Attachment A includes criteria used to evaluate projects that request a higher Floor Area Ratio.

 

Site Layout: The current layout consists of a 15,400 square foot industrial building, built in 1959, on a rectangular shaped lot facing Evelyn Avenue to the north.  The site maintains non-conforming front and rear yard setbacks.  Sunnyvale Municipal Code (S.M.C.) requires a 35 foot front yard setback for lots that front a public street larger than 86 feet wide.  At the closest point the current building is positioned 28 feet from the front property line.  The proposed addition would meet the required 35 foot front yard setback as noted on the site plan (Attachment #4).  S.M.C. section 19.34.070 requires a 100 foot setback for properties adjacent to residential uses.  An apartment complex is located directly south of the subject site.  The existing building is positioned 60 feet from the southerly property line.  The proposed building extension would encroach into this setback by 28 feet and 6 inches for a rear setback of 31 feet and 6 inches; therefore requiring a Variance.   The current building, including the proposed addition, meets the 20 foot combined side yard setback requirement as noted in the “Data Chart” on page 3. 

 

The lot is approximately 265 ft x 200 ft and is considered shallow based on the increased front and rear yard setbacks.  A building that conforms to setback requirements could be up to 15,680 square feet (30% FAR for the site).  If driveways are added to access the side and rear parking of the site, the building could total approximately 13,625 s.f. (See Attachment D, page 6 of 6)

 

A trash enclosure will be relocated towards the front of the site near the main entrance to the parking area.  Although the enclosure will be more visible from the public street, it is located further away from residential uses.  The location   provides improved access for trash pick-up service and lessens disturbance to site circulation. 

 

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

 

Industrial Design Guidelines (Site Layout)	Comments
A1.  New development shall enhance the character of its surrounding area through quality architecture, and landscaping and appropriate site arrangement.	The proposed plan enhances the site and surrounding area through improved site design and upgrades to landscaping and building architecture.
B3.  When located adjacent to residential uses, all service areas such as loading, trash enclosures, outside storage, and ground and roof equipment shall be located away, or at a minimum, totally screened from residential uses.	The proposal includes loading and trash collection areas located towards the front of the site and away from the adjacent residential use.  The chemical storages areas would be enclosed within the new structure.

 

Architecture:  The existing building is considered a typical tilt-up industrial design as found throughout the City.  The proposed addition will match the current building in terms of material and scale.  The completed building will be re-painted and include alternative colors.  Per Condition of Approval #11, the selected colors and materials will be subject to review and approval by the Director of Community Development.  The proposal also includes improved screening of existing equipment positioned on the roof of the building.  The building currently contains unscreened equipment that either does not meet current screening requirements of the Municipal Code or has been approved through a “Waiver of Screening” permit (Miscellaneous Permit) in the past. The total height of the building is 20’6” with screening. The new metal screening would be painted a light gray color.  

 

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

 

Design Policy or Guideline (Architecture)	Comments
E7.  The color and material of building additions shall be coordinated with those of the principal building.	The proposed addition will match the current building with respect to color and material.  The final colors of the structure shall be subject to staff review per Condition of Approval #11.
B2. Roof equipment shall be fully screened by parapets, roof screens or equipment wells	The site had previously approved permits for screening waivers.  This project proposed to screen all roof equipment from public view with a new parapet.

 

Landscaping:  The site does not meet current requirements for 20% landscaping.  The proposal would considerably upgrade landscaping to meet this requirement.  A significant portion of this landscaping will be located at the rear of the site which provides a buffer to the adjacent residential uses to the south.  This landscape area includes a water feature and a picnic table area for employees.  Additional landscaping is positioned at various locations of the site including parking areas of the site.  The proposal meets Sunnyvale Municipal Code 19.38.070(d) that requires 50% of the parking areas to be shaded within 15 years.   An area located towards the front of the lot between parking areas will also include increased landscaping.