REPORT TO THE PLANNING COMMISSION
Title
File #: 2014-8084
Location: 1323 Sunnyvale Saratoga Road (APN: 323-10-015)
Applicant / Owner: Café Stop, ABI Consulting Inc. / DRB Investment
Proposed Project: Call for Review by the Planning Commission of a decision by the Zoning Administrator approving a SPECIAL DEVELOPMENT PERMIT for a new café with additional covered outdoor seating and associated site improvements
Reason for Permit: A Special Development Permit is required for the proposed project in the C-1/PD Zoning District.
Issues: Front setback, landscaping, on-site circulation, and conformance with previously approved Special Development Permits (related to parking area).
Recommendation: Approve the Special Development Permit subject to recommend Conditions of Approval.
Report
PROJECT DESCRIPTION
Zoning District: C1-PD/PD
Existing Use: 1,116 s.f. café building
Proposed Use: Expanded (1,653 s.f.) café building
Setback: Proposed Front setback - 3 ft.
This application was originally heard by the Zoning Administrator at a hearing on February 11, with a site visit on February 17 and decision on February 18, 2015. This project is being considered by the Planning Commission because the application was called up for review by Planning Commission Chair Russell Melton.
Previous Planning Projects related to Subject Application:
MPP 2013-7549 to allow one outdoor storage container (adjacent to Dairy Belle building) for 4 years (until 6/25/2017).
SDP 2012-7118 to allow a second story addition to the existing single-family home.
SDP 2011-7445 to allow deviation from the front yard setback to extend canopy of an existing building and change of use from flower shop to restaurant
SDP1994-0317, 0269 to allow accessory structures on the site.
Several Tree Removal Permits have been approved for the site
Neighborhood Preservation Complaints:
Several complaints have been received and resolved. Complaints include banner displayed beyond approved time-limit and addition of a gate on Belfry Way
Existing Deviations from Standard Zoning Requirements: Front setback of 3 feet vs 70 feet required, less than 20% landscaping
Project Overview
The applicant is proposing to utilize an existing restaurant building with the addition of a canopy cover above the outdoor seating along Sunnyvale-Saratoga Road (former Dairy Belle). The proposal includes interior remodel and site improvements such as relocating the curb-cut access on Sunnyvale-Saratoga Road, restriping the parking lot and adding landscaping along the frontage and rear (Attachments 5 and 7).
The existing building is 1,116 square feet in size. As proposed it will include an updated service area, kitchen, storage facility and a new restroom (accessed from the exterior). The proposed 347 square foot metal canopy would have a similar design as that at the adjacent Falafel Stop restaurant building (located on the same site). The proposal also includes removal of the existing mansard roof along the building's frontage and repainting the building (off-white and light blue) as noted in the proposed elevations.
Background
The site is in a C-1/PD (Neighborhood Business) zoning district and is developed with numerous buildings and uses including a restaurant (Falafel Stop), a newly remodeled two-story single family home in the back of the lot, firewood retail (Bahara's Firewood store), and a vacant restaurant building (formerly Dairy Belle). The applicant/property owner lives in the single family home onsite, operates the Falafel Stop and notes that they will operate the new Café Stop restaurant. The applicant also notes that the firewood retail business operates through a lease agreement.
This project was reviewed and approved through a Zoning Administrator (ZA) hearing on February 11, 2015. The project was taken under advisement at the hearing that was followed by a site visit, and after which the proposal was modified by the applicant. The project was approved subject to Conditions of Approval on February 18, 2015 (Attachment 6 - ZA Minutes).
The modified project as approved by the Zoning Administrator includes the following changes:
· Withdrawal of beer and wine request;
· 42 parking spaces;
· drive aisles meeting minimum standards;
· Addition of three parking trees;
· Addition of landscaped areas around the wood retail business;
· Addition of (movable) fence to contain firewood storage.
These changes result in a project that brings the site closer to conformance with current zoning standards, improves circulation and access to and from Sunnyvale-Saratoga Road as well as on-site, freshens up the former Dairy Belle building, better contains the firewood retail business and generally cleans up the site.
Site Layout
The site has one main street access driveway to the parking lot flanked by the two café/ restaurant buildings on either side with a central parking lot that extends to the rear portion of the site. The residence is located behind the Falafel Stop building along the south property line; the firewood retailer is located in the rear portion of the site and the subject restaurant site is along the northern portion of the site. The site also includes two temporary storage containers; one is permitted (MPP expiring in June 2017) while the second one located along the south property line does not have a planning permit. The site is served by an enclosed solid waste enclosure located along the north property line.
Current Site Condition: The site is currently out of conformance with the previously approved permits. Until recently, the site has firewood being stored on a large portion of the parking lot beyond the areas noted in the current and previously approved plans; a number of customer parking spaces were not available as these spaces were being utilized for storage of cars; and the unpermitted second storage container on the south property line. Staff recommends that the firewood retail area be contained within a fenced area (a movable metal fence). Staff also recommends that all previously approved and proposed customer parking be available for customer use and that stored cars be removed from these spaces. If the applicant would like to keep the second unpermitted storage container at the site, they are required to obtain a Miscellaneous Plan Permit from the Planning Division. Conditions of Approval related to these non-conformance issues are GC-5, PS-1 and PS-3.
Front Yard Setback: The addition of a canopy above the existing outdoor seating area on the front of the café building reduces the front setback from 18'10" to 3 feet where a 70 feet setback is required (SMC 19.34.030) for the C-1 zoning district. This reduced setback will be similar to that of the Falafel Stop building on the site and will help unify the design styles and allow for reuse and upgrade of the existing building. The proposal also includes addition of landscaping along the frontage to improve the appearance of the site. Without the canopy the building is legal non-conforming setback of XX feet. The applicant notes that the proposed canopy structure allows for additional seating especially since the interior seating space within the building is limited. The Special Development Permit allows for consideration of a reduced front yard setback. Staff is able to make the Findings to address this deviation (Attachment 3).
Parking
Although the proposed site plans show 43 parking spaces one of the spaces does not allow for minimum aisle width. As conditioned the project will result in 42 parking spaces, where a minimum of 41 parking spaces are required as per SMC 19.46. The following table shows the minimum required parking based on the uses at the site.
Required Parking
Use |
Area in sq. ft. |
Parking Ratio |
Minimum No. of parking spaces required |
Falafel Stop (Restaurant) |
2,434 s.f. |
9 min-13 max/1,000 s.f. |
21.9 |
Bahara's Firewood (Retail) |
100 |
Not enumerated |
2 |
Single Family Home (Residential) |
NA |
2 covered and 2 uncovered/ Unit |
2 (+ 2 covered spaces) |
Proposed Stop Café (Restaurant) |
1,653 |
9 min-13 max/1,000 s.f. |
14.8 |
Total Required |
|
|
41 |
Total Proposed (as conditioned) |
|
|
42 |
Of the 42 spaces in the parking lot, six spaces are compact spaces that were previously approved in conjunction with the single family home addition and the establishment of the Falafel Stop restaurant. Although the current code does not allow new compact spaces for non-residential uses, staff notes that these spaces can continue to remain provided they are available to use as parking. The relocation of the curb-cut allows for the parking spaces along the frontage to be functional and safe and the addition of wheel-stops and landscape island curbs in the parking lot is intended to improve the orderly use of the parking lot. Applicant is also adding a minimum of 2 bicycle parking spaces (Class 2) in the form of bicycle rack(s).
Landscaping
Sunnyvale Municipal Code (19.37.040) requires a minimum of 20% of the lot and 20% of the parking lot to contain landscaping. The site has minimal landscaping (12% of the lot area) with a majority of this landscaping occurring in the rear yard of the single family home (2,267 square feet.). The proposal increases the landscaped areas by an additional 350 square feet resulting in 14% of the lot with landscaping. The applicant proposes to add 3-foot wide landscaping strip in front of the subject café building, a 3-foot wide landscaping buffer at the rear of the site, and landscaped planters on the edge of the firewood retail business. Staff notes that the landscaped planter proposed on the northern edge of the retail business should be eliminated to allow access to this business and instead add three diamond shaped tree islands in the central portion of the parking lot (Condition of Approval PS-1 (e)). The Special Development Permit allows consideration of reduced landscaping upon examining and incorporating additional landscaping to the extent possible. Staff finds the additional landscape is proportional to the other types of reinvestment proposed on the site. Staff is able to make the Findings to address this deviation (Attachment 3).
Architecture
The building frontage will be modified with the change in the front roof and the new metal canopy. The building will be painted with similar colors as those existing - off white and light blue trim and building base. The proposal also includes closing off the front entrance of the outdoor seating area by filling in the existing low brick wall. This brick wall will also be painted blue as shown in the proposed elevations and color sample.
Neighborhood Impacts / Compatibility
The proposed project, as conditioned, would have minimal negative impact on the neighborhood. The improved site and parking lot will better facilitate the various uses on the site. The applicant notes that proposed restaurant aims to serve clients during morning and evening hours while the adjacent Falafel Stop has a higher lunch clientele. The existing and proposed uses on the site aim to have different peak hours thereby managing and maximizing the use of the parking lot throughout the day without causing need for over-spill parking onto neighboring properties.
Public Contact
Ninety-nine notices were sent to surrounding property owners and residents adjacent to the subject site in addition to standard noticing practices and on-site posting. No letters or calls were received from the public by staff as of the writing of this report.
Several neighbors voiced concerns regarding the beer and wine request, which was included in the original proposal, considered at the Zoning Administrator Hearing on February 11, 2015. That part of the proposal has been dropped. The Zoning Administrator took the matter under advisement and visited the site with the applicant, project planner and interested members of the public. At the on-site meeting the neighbors learned that the applicant had withdrawn the request for a beer and wine license for the site.
Environmental Determination
A Categorical Exemption Class 1 (minor alterations to existing structure) relieves this project from CEQA provisions.
FINDINGS
In order to approve the Special Development Permit the findings must be made regarding consistency with the General Plan and impacts to surrounding uses. Findings are located in Attachment 3.
ALTERNATIVES
1. Approve the Special Development Permit in accordance with the Zoning Administrator action (with Conditions of Approval in Attachment 4).
2. Approve the Special Development Permit with modifications.
3. Deny the Special Development Permit.
RECOMMENDATION
Recommendation
Staff recommends Alternative 1: Approve the Special Development Permit in accordance with the Zoning Administrator action (with Conditions of Approval in Attachment 4).
Staff
Prepared by: Shétal Divatia, Senior Planner
Reviewed by: Gerri Caruso, Principal Planner
Approved by: Trudi Ryan, Planning Officer
ATTACHMENTS
1. Site, vicinity, and public noticing area Map
2. Project Data table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Letter(s) from Applicant
6. Zoning Administrator Hearing Minutes (2/18/2015)
7. Site and Architectural Plans