REPORT IN BRIEF     

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PROJECT DATA TABLE

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

Description of Proposed Project

The proposed project includes the demolition of an existing single family home and the construction of four single family homes. In order to allow the smaller lot configuration, the site requires rezoning to R-2/PD (Low-Medium Density Residential/Planned Development). This hearing is to consider a rezoning and a Special Development Permit. The applicant has chosen to file a Tentative Map application at a later date. Prior to building permits, a Tentative Map approval is required. As the site could potentially include four newly created lots, unless otherwise conditioned, an Administrative Hearing will be required for the Tentative Map.  

Background

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

Planning Commission Hearing: A Planning Commission public hearing was held regarding this proposal on February 27, 2006.  The proposal was approved unanimously, 5-0.  At the public hearing, four neighbors of the subject site spoke regarding concerns with the increased density, loss of privacy and significant trees.  Minutes from this meeting can be reviewed in Attachment I. 

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

Discussion of Rezoning:   The applicant is requesting a Planned Development Combining District (PD) in conjunction with the existing R-2 zoning for the site.  The request does not change the permitted density of the site but instead is a common tool utilized throughout Sunnyvale for the development of infill and small lot development projects.  PD is intended to allow for flexibility in meeting the City's development standards and in some instances to place stricter controls on new development. The applicant may propose deviations to the zoning standards through the requested Special Development Permit. The most common deviation proposed in the PD is minimum lot size for the purpose of creating individual ownership units. 

Below are the City Council Policy Guidelines from 1998 for approving a PD zoning request

·         To facilitate development or redevelopment of a site to improve the neighborhood.  (The PD facilitates the development of ownership units on substandard lots while staying within required density ranges)

·         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 creations of lots that are less than the minimum size required in the base zoning district. 

Special Development Permit

Site Layout: The layout of the proposed project consists of four detached single family homes which attain vehicular access from a central drive aisle.  The site is surrounded by a mix of residential uses including single family, duplexes and multi-family. Each unit includes a porch and private backyard area.

The proposed layout of the site meets all first and second-story setback requirements. Previous layouts that were considered indicated deviations within the first and second-story setbacks of the front units. Staff has included the site layout of previous designs in Attachment E. The sizes of the units vary slightly in size from approximately 2,000 to 2,100 square feet including porch and garage area (1,600 square feet living area). The proposal slightly exceeds the Small Lot Development guideline of 50% F.A.R. for single-family homes with approximately 51%. Staff has required Condition of Approval #1I to require that the site be reduced to a maximum 50% F.A.R. (the porch area may be excluded from this calculation). As currently proposed, the site is considered over 50% F.A.R. with or without the individual porch areas.   

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

Architecture:  The proposed architecture of the four single-family homes can be considered contemporary. The applicant has provided two styles of units. The first and second stories contain a hipped roof design. A gabled feature is also incorporated along portions of the second story within each style of unit.  A modest porch area is situated at the front. The architecture provides adequate roof variation of projecting and recessed elements within the second story.  The first and second story is also broken up with a hipped roof.  The units each contain divided light windows within each elevation. Each building façade is composed of various painted stucco materials and a composition roof material.  The base and trim of the units will consist of alternate colors.

Staff is also requiring that the second story bedroom windows (along the nine-foot setback) facing neighbors to west and east be modified to high sill, obscured glass, or be removed (Condition of Approval 3A1)

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

Landscaping: The proposal exceeds landscaping standards for R-2 development with over 2000 square feet (average) per unit. Useable open space requirements are met for the development with approximately 782 square feet per unit where a minimum 500 square feet is required. Useable open space requirements note that a 12 foot dimension is required in any direction to count towards meeting this requirement. In this case, a 15-foot dimension standard is a guideline for new small lot development. This proposal exceeds this standard in many locations. 

The site currently has six protected trees (Monterey Pine). Protected trees are those that measure 38 inches or greater in circumference when measured at four feet from the ground. Three of the six protected trees will be removed as part of this proposal. The remaining trees are located near the front of the site (next to the drive aisle & southeast corner).  The trees that are proposed to be removed are located within the foot print or close proximity to the proposed structures. Per Condition of Approval #7J, these trees are required to be replaced by 36” box trees at various locations on the site. Five fruit trees located at the rear of the site will be preserved. Existing Cypress trees provide a visual buffer to and from the adjacent property to the west and will be retained. Staff has required Condition of Approval #7I1 which requires the landscape plan to indicate trees (large species) to be planted along the rear property line of the site to mitigate visual and privacy impacts to neighboring properties to the north. Conditions of Approval also require tree protection measures during the demolition and construction of the homes.

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

Parking/Circulation:  The applicant has explored various layouts for the needed parking of the development. A central driveway allows for access to each of the units from Alberta Avenue. The single access driveway off Alberta helps preserve street parking availability in addition to enabling sufficient distance from neighboring property driveways. The two single-family homes facing Alberta will each maintain a side-loading two-car garage and two uncovered spaces behind the living areas of the homes. The rear units will have side-loading garages at the front of the units facing the central drive-aisle. The existing sidewalk will be removed and replaced along the entire frontage (Condition of Approval 11B). The driveway aisle is measured at 18 feet per minimum City requirements. In an effort to increase landscaping and allow for possible tree locations the drive aisle at the center of the site is reduced to approximately 16 feet. 

The following Guidelines were considered in analysis of the project parking and circulation.