SunnyvaleRTC

SUBJECT:	2005-0622 – Centex Homes [Applicant] Dubrovnik Properties LLC [Owner]: Application for related proposals on a 4.8-acre site (Oasis Mobile Home Manor) located at 610 Alberta Avenue (near Hollenbeck Ave) in an RMH (Residential Mobile Home) Zoning District:
Resolution	General Plan Amendment from RMH (Residential Mobile Home Park) to RLM (Residential Low Medium)
Introduction of an Ordinance	Rezone from MHP (Mobile Home Park) to R-2/PD (Low-Medium Density Residential/Planned Development) Zoning District,
Motion	Special Development Permit to allow 55 single-family homes, and
Motion	Tentative Map to subdivide one lot into 55 lots and one common lot.

Existing Site Conditions	Mobile home park under conversion
Surrounding Land Uses
North	Duplexes across Alberta Ave.
South	Apartments
East	Apartments
West	Apartments
Issues	Site Planning (parking and sidewalks), Architecture, Floor Area Ratio
Environmental Status	A Negative Declaration has been prepared in compliance with California Environmental Quality Act provisions and City Guidelines.
Staff Recommendation	Approve with conditions including reduction of two units (allow 53) to reduce FAR and provide guest parking.
Planning Commission Recommendation	Approve 55 units with conditions.

	EXISTING	PROPOSED	REQUIRED/ PERMITTED
General Plan	Residential Mobile Home	Low-Medium Density Residential	Under consideration
Zoning District	Mobile Home Park	R-2/PD (Low Medium Density Residential)/Planned Development	Under consideration
Lot Size (s.f.)	217,800 (approx. 4.77 acres)	Approx. 3,080 – 4,800	Under consideration. Average 3,600 with PD Zoning.
Lot Coverage (%)	N/A	Approx. 37%	40% max.
Floor Area Ratio (FAR)	N/A	59.8%	45% max. without PC review
No. of Units	68 mobile home spaces	55 single-family homes	57 max.
Density (units/acre)	14	11	12 max.
Meets 75% min?	N/A	11	9 min.
Bedrooms/Unit	N/A	3-4	N/A
Unit Sizes (s.f.)	N/A	2,230-2,288	N/A
Building Height (ft.)	N/A	Up 24 ft. – 27 ft.	30 ft. max.
No. of Stories	N/A	2	2 max.
Setbacks For Project Boundaries (First/Second Facing Property)
Front (facing Alberta Ave.) **	unknown	13-20	20/25 min.
Left Side (facing property from Alberta Ave.**)	unknown	11-18	4 min.
Right Side **	unknown	11-18	4 min.
Rear (south property line) **	unknown	11-18	20 min.

Setbacks For Individual Homes Along Private Street (First/Second Facing Property)
Front **	unknown	3 - 18	20/25 min.
Left Side **	unknown	2.5 (lots 44 & 46 where parking in notched out) – 4/16	4/7 min.
Right Side **	unknown	6- 8/6-10	4/7 min.
Rear **	unknown	11-18	20 min.
Landscaping (sq. ft.)
Total Landscaping	N/A	76,415 s.f.	46, 750 s.f. min.
Landscaping/Unit	N/A	1,000 s.f. average	850 s.f. min.
Usable Open Space/Unit	N/A	400-450 s.f. per d.u.	500 s.f. per d.u. min.
Parking
Total Spaces	N/A	234	220 min.
Covered Spaces	N/A	110	110 min.
Driveway Spaces	N/A	110	110 min.
Stormwater
Impervious Surface Area (s.f.)	202,000	123,238	N/A
Impervious Surface (%)	92%	56%	N/A

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

The project site is an existing mobile home park. A Conversion Impact Report was previously approved by the City Council to put a plan in place for relocation of the existing mobile home park tenants. The relocation plan is not up for consideration as part of this application.

The project application is for site and architectural plans for a 55 unit single- family detached residential neighborhood. The dwelling units would be two-stories on individual lots. A loop street provides access through the proposed neighborhood. Seven Below Market Rate units (BMR) units are proposed as required by code.

The project includes a General Plan Amendment to change the designation from Residential-Mobile Home Park to Low-Medium Density Residential. A related rezoning action is requested to change the zoning from Mobile Home Park to R-2 (Low Medium Density Residential) Zoning District. Approval of a Special Development Permit for site and architectural review is included with this project as well as the related Tentative Map for 55 single-family lots and one common lot for the private street.

If the application is not approved, the site would remain with a general plan designation and zoning designation for a mobile home park.

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

File Number

Brief Description

Hearing/Decision

Date

2005-0005

General Plan Amendment Initiation

City Council/

Initiated

02/15/05

2005-0444

Mobile Home Conversion Impact Report Consideration

City Council/

Approved

06/14/05

At a public hearing on February 15, 2005, the City Council initiated a study for a General Plan Amendment. Minutes from that hearing are located in Attachment E. The Council decision was to direct staff to review projects for a range of densities as requested by the applicant at the hearing, for projects ranging from Low-Medium Density Residential (7-14 Dwelling units per acre) to Medium Density Residential (up to 24 dwelling units per acre) with limited related rezoning applications to R-2 and R-3 Zoning Districts to create Below Market Rate (BMR) units. Staff was also directed in the motion to explore other opportunities for affordable housing to low and very low income households (below BMR), and explore projects that give priority of housing units to the existing residents. It was stated in the City Council motion that the City is looking for ways to mitigate impacts to the mobile home park residents.

On October 10, 2005, the Planning Commission considered this application at a public hearing. The Commission took public testimony. No members from the general public spoke regarding this item. The Commission recommended approval of all related actions and made changes to the staff recommendation. Staff had recommended that two dwelling units be reduced from the project in order to create additional area for guest parking and to reduce FAR. The Planning Commission eliminated that condition of approval and eliminated the recommendation for guest parking along the interior block of the development project so that the pedestrian parkway would be continuous and uninterrupted by cars maneuvering into parking spaces.

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).