July 12, 2005

SUBJECT:	San Mateo CPP Investors, LLC: Applications for related proposals on a 100,150 square-foot project located at 782-820 East El Camino Real (formerly Best Western Site) in a C-2 (Highway Business) Zoning District (APN:  211-25-001, 002, 003)
Introduction of an Ordinance	Rezone from C-2 (Highway Business) Zoning District to C-2/ECR (Highway Business/El Camino Real Precise Plan) Zoning District;
Motion:	Special Development Permit to allow for the construction of a 19,200 sq. ft. of retail building space.

REPORT IN BRIEF

Existing Site Conditions	Vacant Hotel
Surrounding Land Uses
North	Shopping Center across El Camino Real
South	Single Family Residential
East	Retail
West	Restaurant
Issues	Drive Thru, Architecture
Environmental Status	A Negative Declaration has been prepared in compliance with California Environmental Quality Act provisions and City Guidelines.
Planning Commission Recommendation	Approve with Conditions
Staff Recommendation	Approve with Conditions including removal of the drive-thru facility, upgrades to architecture and modified hours of operation.

 Click here for map.  (.pdf)

PROJECT DATA TABLE

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

Description of Proposed Project

The proposed project includes the demolition of the existing hotel buildings (Best Western) and the construction of a 19,200 square foot building for retail use. 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.

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
2005-0399	Parking & Landscaping reconfiguration for existing free standing restaurant	Miscellaneous Plan Permit	Under Review
1995-0393	Plan Modification - Landscaping	Miscellaneous Plan Permit/ Approved	8/6/95

Planning Commission Hearing

The project was reviewed by the Planning Commission on June 27, 2005.  By a 6-1 vote, the project was approved with modified conditions.  In accordance with staff recommendation, the drive-thru use was recommended to be removed.  The Planning Commission recommended an additional Condition of Approval (#1Q) that requires daily hours of operation to be limited from 7am to 10pm.  More discussion of this meeting can be found in the “Public Input” section of this report. 

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 C, Initial Study).

Rezoning

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 two of the 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.  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 either C-2/ECR, O/ECR, or R-4/ECR. 

The change of use to a retail development from a hotel use is compatible with the vision of the Precise Plan for El Camino Real. 

Special Development Permit

Detailed Description of Use: The proposed use is for 19,200 of retail on a reconfigured site comprised of approximately 2.3 acres.  The new building would include one major tenant comprised of 15,000 square feet with additional retail/restaurant uses comprising the remaining 4,200 square feet. The probable major tenant (Walgreens) proposes a 24-hour operation.  A drive-thru window is proposed along the rear portion of the building that would enable customers the ability to purchase items from the pharmacy from their vehicles.

Site Layout:  The layout of the site consists of a new commercial building located in the center of the newly configured lot.  See Site Plan in Attachment #D for more detail.  As stated previously, the existing lot lines would be adjusted through a required “Lot Line Adjustment” process.  The property line between the Petsmart building, currently under construction, and the subject site would be modified. Additionally, a separate parcel that includes the existing restaurant (Crazy Buffet), to the east, is created. The Lot Line Adjustment does not require a public hearing. The layout allows circulation in each direction around the building. 

A drive thru is located along the rear portion of the larger tenant.  Since the Planning Commission meeting, the applicant has submitted revised plans that indicate the drive-thru area located along the west side of the building towards the rear of the main tenant.  Previously, the City Council has indicated that they do not desire to review new plans that have not been reviewed by the Planning Commission; therefore only the plan reviewed by the Planning Commission is attached to this report.  Staff finds that the drive-thru location may have detrimental impacts to neighboring residents and recommends that Condition of Approval #1K (requires elimination of this use for the site).  However, if a drive-thru use is approved, an alternative location could be considered.  Staff notes that previous applications for a drive-thru use within the city for this use have been reviewed with mixed results due to compatibility within the specific neighborhood.

A 6’-12’ sound wall, with viewing windows, separates the drive-thru area from the drive aisle closest to the residential area (See Attachment #D for more detail).  This wall would extend approximately 58 feet (25 feet away from building).  Although the wall would offer noise attenuation, staff is not in support of this plan as it creates an area on site that is difficult to monitor.    

The entry to the larger tenant is located at the northwest corner of the structure.  Each of the smaller tenant spaces allow for access at the front, El Camino side, of the building.  A loading and trash & recycling enclosure area is located behind the smaller tenants of the building.  

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

City-Wide Design Guidelines  (Site Layout)	Comments
A3. Limit curb cut entries into project sites to maintain sidewalk and streetscape continuity. Shared driveway access on adjacent non-single family properties is encouraged.	The project site shares access with the neighboring property to the west. The shared access will help improve circulation and mitigate traffic clutter within the parking area of the site.
B5. Do not dominate street frontage of projects by surface parking to encourage pedestrian orientation and a continuous streetscape. Limit paved areas on street frontages of non-residential developments to one double row of parking and locate the rest of the parking elsewhere on the site.	Although, the site provides one double row of parking along the street frontage, additional areas for parking are located on other sides building.
B11. Define site boundaries by landscaping and bands of decorative paving to announce entry into the site.	Landscaping is located throughout and along the perimeter of the site.  Condition of Approval #8A(1) requires decorative paving at the main entrance of the site and shall include some form of impervious surface.

Stormwater Management:  This project requires compliance with the new Stormwater Management requirements.  The City of Sunnyvale requires Stormwater Management Plans to be certified by a qualified third party consultant prior to issuance of building permits. 

The applicant has been advised of the associated Stormwater Management Plan costs and the responsibilities for construction and long term maintenance and reporting and has provided a preliminary plan that indicates generally how they will comply.  A stormwater management plan is also under review for the reconfigured restaurant (Crazy Buffet) site.  Staff finds the initial submittal for the subject site to be sufficient; however, a third-party certified set of plans will be required prior to issuance of building permits.

The Santa Clara Valley Water District does not require a permit for this application.  Standard construction Best Management Practices should be required to minimize impacts to the environment during construction.  The current plan may incorporate the use of vegetated bioswales within the landscaped area of the site.

Architecture:  The buildings would be primarily constructed with a plaster finish on all sides.  A 3-foot concrete masonry block (CMU) base will also be utilized on each façade.  An arcade element containing awnings projects from the larger tenant along the El Camino Real elevation and at the corner of the building.   Overall, staff finds the architecture lacks sufficient detailing to meet City standards.  Several simple enhancements are recommended to meet City-Wide Design Guidelines.  

Wood trellises that include vegetation are located at various locations along El Camino Real and the right side of the building.  Staff has included Condition of Approval #4A to require additional treatment in the form of trellises that include vegetation to break up the appearance of bare walls along the rear elevation of the building.

The minor tenants are proposed to be painted separate colors including shades of yellow, green and beige with elements of red. Staff has included Condition of Approval #5A(2) that would require additional color treatment to the larger tenant.  Staff has worked with the applicant to increase the width of the cornice feature of the building; however, Condition of Approval #5A(3) will require additional treatment in the form of color and size to this architectural element.   Staff feels that additional treatment to the tower element of the building could improve the visual impact of the new development. Staff has included Condition of Approval #5A(4) that would require modification to the roof form of the tower.  More specifically, an increased overhang or treatment can be given to the area where the roof meets the building.   

Staff has included Conditions of Approval #5A(5) & #5A(6) that require decorative lighting on the pilasters of the arcade element of the building and special detail to the tile feature along each elevation.  The decorative tiles could also be enlarged and incorporate additional design detail.  Staff believes that the recommended alterations to the design of the building will enhance the overall aesthetic impact of the new development.  

Signs that are illustrated on the elevations submitted to staff do not meet current code requirements.  The applicant is required to revise the proposed Master Sign Program that is under consideration with the retail uses on the adjacent lot (Best Buy and Petsmart) prior to approval of all proposed signs related to the new retail use (Condition of Approval #15A).