2003-0020 - The Riding Group [Applicant] Sunnyvale Community Christian Church [Owner]: Application for a Special Development Permit and a Tentative Map to allow development of 34 single-family homes and one common lot on a 3.96 acre site located at 397 South Mary Avenue in an R-2/PD (Medium Density Residential /Planned Development) Zoning District. (Previously adopted Mitigated Negative Declaration 3/25/2003)(APN: 161-39-022, 023)

Kelly Diekmann, Project Planner, presented the staff report. He noted correction to page three that the proposed FAR which states 55.7% to 90.8% should state 55.7% to 77% as discussed in the body of the report. Another correction is Condition of Approval #32, which requires four BMR units but should state three BMR units. He further noted that the application was previously reviewed by the Planning Commission and City Council where City Council adopted the Mitigated Negative Declaration and approved the General Plan Amendment, Rezone from R-2 to R-2/PD. Furthermore, the City Council directed a re-design to be reviewed first by the Planning Commission to address the FAR, to provide more private open space and more architectural accents and details. Staff stated that the revised proposal is now one less unit from the previous proposal. He reported that the applicant was able to address the issues but with deviations because of the small lot constraints. He further reported that staff is supportive of the deviations which is consistent with small lot development. He added that staff finds the parking deviation reasonable and the project meets the intent of the General Plan. The new proposal has more open light area and more usable open space and improved architectural details. He highlighted the modifications made to address the concerns expressed by City Council. Staff recommended approval of the Special Development Permit and Tentative Map as conditioned.

Comm. Satterlee asked for clarification for the significance of the italicized Condition of Approval #31 and whether it is still a condition. Staff responded that was his reminder that it was a new condition but that it is no longer necessary as it has been incorporated in the new plans. The applicant added pedestrian connections to the parking zone.

Comm. Moylan asked for clarification for some of the deviations such as setbacks that are of concern to staff as they were not clearly discussed in the staff report. Staff responded that the deviation is the periphery setback as it is not standard per guidelines, which also has been addressed.

Comm. Moylan complimented and thanked staff for Attachment 1 - Findings for listing all the pieces of the General Plan that are needed to make the Findings. He finds it very helpful.

Chair Simons opened the public hearing.

Tom Quagglia, The Riding Group/applicant, stated that he is happy to be back. He thanked staff for a good presentation. He reported that City Council has approved the General Plan Amendment, Rezone and has adopted the Mitigated Negative Declaration. He stated that the re-design for Special Development Permit and Tentative Map. He stated that the re-design has addressed the concerns expressed by City Council. He added that there are more open spaces, smaller square footage, the houses have been revised with more detailed architecture, there are 10 feet and 15 feet separations between buildings and the massing is more palatable for everybody. He further stated that he was able to re-design, addressing the concerns of the City Council but still maintained and kept his commitment to the neighborhood to build quality homes that would complement the neighborhood. He said that he felt comfortable with the enhancements and that he understands the Conditions of Approval. He noted that the project provides three below market rate units and is currently working with staff on the prices. He urged the Commission to approve the project.

Comm. Satterlee asked the applicant whether the windows to the left side of the buildings are true large size windows. Mr. Quagglia responded that they are functioning regular windows.

Comm. Satterlee further asked Mr. Quagglia why have large windows overlooking the private space of the next door neighbor. He responded that the windows would be centered to the stairwells and positioned higher minimizing the privacy impact. The windows would provide more light to the house and give more open space with larger setback to the perimeter.

Dave Sanders, El Camino Christian Church, owner representative, stated that the church has been working very closely with staff and the Riding Group. He urged the Commission to support the project and that an approval of the project would help further the Church's efforts.

Chair Simons closed the public hearing.

Comm. Satterlee asked staff about the parallel parking option and why there is no condition either allowing or denying it. Staff responded that staff feels that it should not be promoted as part of their parking but there is not a need for a restriction as to the use of the parallel parking but rather leave the option to neighborhood to use it.

Comm. Satterlee further asked staff if there were any discussions on the window placements and the opportunity to use clerestory windows instead to provide more private open space and protect privacy impact. Staff responded that the discussions were along the placement of the windows to the opposing homes rather than looking into the side yard.

Vice Chair Babcock was thrilled about the opportunity to build very nicely designed single-family homes at the site with below market units that also fit in with the existing single family neighborhood. She complimented the applicant for an excellent job.

Comm. Swegles concurred and also complimented the applicant for a great job on the re-design. He was glad that the applicant was able to work out the issues and also have three affordable housing units.

Comm. Moylan also concurred that the project is vastly an improved project. He commented that the project is an example that the Commission could follow the City Council's action in encouraging applicants to address issues of concerns and to hold applicants to higher standards.

Ms. Ryan reported that the item will be considered by City Council on June 3, 2003.

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