REPORT TO THE ZONING ADMINISTRATOR
SUBJECT
Title
Proposed Project: Related applications on a 1.1-acre site:
TENTATIVE MAP to subdivide one lot into five condominium lots and one common lot, and
USE PERMIT to allow office condominiums.
Location: 516 West Remington Drive (APN 202-04-004)
File #: PLNG-2023-0419
Zoning: R-2 (Low Medium Density Residential)
Applicant / Owner: John Ha / Remington Realty LLC
Environmental Review: Class 1 Categorical Exemption relieves this project from the California Environmental Quality Act (CEQA) provisions.
Project Planner: Cindy Hom, 408-730-7411, chom@sunnyvale.ca.gov
Report
BACKGROUND
The item was continued from the November 27, 2024 Zoning Administrator hearing to allow staff additional time to complete the conditions of approval.
Previous Actions on the Site
Site and architectural approval of the existing office complex was granted in 1967. Subsequent planning permits include Miscellaneous Plan Permits for waivers of roof screening and installation of signage.
There are no open Neighborhood Preservation cases.
Description of Proposed Project
The subject property is on a 1.1-acre site that is located at the southwest corner of the intersection at West Remington Drive and Sunnyvale Saratoga Road. The subject site is developed with a 13,503-square foot dental office center and site improvements. The building complex predominantly fronts Tilton Drive.
The application request is for a subdivision to create five condominium units and one common area lot. The Tentative Map and Use Permit are submitted pursuant to Sunnyvale Municipal Code (SMC) sections 18.20.042 and 19.22.040 to allow condominium ownership.
The project does not propose a change in use. The office complex will continue to operate as dental offices.
The project also includes minor site and exterior improvements consisting of the following:
• Replacement of an existing accessible ramp from the parking lot to the building
• Installation of new accessible ramps to each suite at the patio level.
• Parking lot modifications to allow accessibility and site improvement upgrades.
• Removal of six on-site trees.
• Install new stucco finish on the exterior of the building.
See Attachment 1 for a map of the vicinity and mailing area for notices and Attachment 2 for the Data Table of the project.
DISCUSSION
Site Layout and Access
The project proposes no changes to the site layout or access. The “L” shaped lot is developed with five dental office buildings that range from 2,134 square feet to 3,485 square feet in size. Surrounding uses include a Montessori learning center to the south, single family homes to the west, office uses to the north, a retail building, gas service station, and a two-story apartment development are located to the east.
The buildings are situated along the Tilton Drive frontage and are connected by a covered breezeway. The eastern portion of the buildings cantilever over a portion of the parking lot located beneath the buildings. Additional parking is provided by a surface lot that is located along the Sunnyvale Saratoga Road frontage.
Access to the site is provided by a one two-way driveway on Tilton Drive, a one-way driveway on West Remington Drive and two two-way driveways located along Sunnyvale Saratoga Road. Pedestrian circulation is provided by existing public sidewalks along the three public street frontages and through private walkways that meander and connect with building entrances. Bike facilities include Class II bike lanes that are provided along West Remington Drive and Sunnyvale Saratoga Road.
Architecture
The existing buildings contain mid-century elements that include concave mansard roof that is tiled with asphalt composition shingles. The roof is articulated with substantial roof eaves and roof brackets. The existing building facades consist of vertical siding and cinder block columns consisting of earth tone colors. The building components are broken up with a vertical dark trim. The applicant proposes to replace the vertical siding with a stucco finish. Staff is supportive of the stucco material because it will help reduce some of the vertical emphasis and recommends Condition No. PS-1 that requires the applicant to submit final exterior building materials and color scheme for Director of Community Development review and approval prior to submittal of a building permit to ensure colors and material are compatible and provide architectural design consistency (see Attachment 4 Recommended Conditions of Approval).
Development Standards
The proposed project does not propose any new floor area or changes to the building footprint. As proposed, the project complies with the applicable development standards as set forth in the Sunnyvale Municipal Code, such as floor ratio, lot coverage, parking, height, landscaping and setbacks except for parking lot shading.
Tree Removal and Replacement
The project site contains 26 trees consisting of various tree species include Olive, Fir, Sweetgum, Chinese Juniper, Magnolia, Mexican Fan Palm, and Northern Red Oak trees. The project proposes to remove six on-site trees to accommodate a new 10-foot wide public sidewalk along W. Remington Drive and parking lot improvements. Three out of the six trees are deemed protected trees and subject to the City of Sunnyvale’s tree replacement standards which requires a minimum of five 24-inch box trees and three 15-gallon trees. The applicant is proposing to install nine new trees consisting of three 15-gallon Shumard Oak street trees, three 24-inch box Chinese Elm Trees and three 24-inch box Southern Magnolia Trees. As proposed, the project complies with the city’s tree replacement standards.
Parking
The project site currently provides 68 parking spaces. The applicant proposes to remove 21 parking spaces to accommodate required accessibility upgrades for handicapped parking and accessible path of travel as well as the installation of additional landscaping areas within the surface parking lot area. The project will provide 47 on-site parking spaces of which 26 spaces are below grade and 21 spaces are in the surface parking lot. A minimum of 45 spaces are required based on the parking ratio of 3.3 spaces per 1,000 square feet parking ratio for a medical/dental office use. The project also includes three new bike racks and one bike locker located at the northwest corner of surface parking lot area. Project complies and provide the two required bicycle parking spaces and one secured bicycle parking space.
Parking Lot Shading
The site was developed prior to the requirement for parking lot shading and is considered legal, nonconforming. Per SMC Section 19.46.120, trees shall be planted and maintained throughout the parking lot to ensure that at least fifty percent of the parking area will be shaded within fifteen years of tree establishment. The existing parking lot trees do not contribute to any parking lot shading because of the tree type and over maintenance that prevented the trees to grow and spread. The proposed project would improve the nonconformity by providing additional parking lot shading trees and increasing the parking lot shading to 12%.
Off-site Improvements and Easements
The project is subject to off-site improvements that includes a new 10-foot wide public sidewalk along West Remington Drive, upgrading existing sewer laterals to six inches if they are currently less than six inches in diameter, and slurry seal the roadway along the West Remington Drive and Tilton Drive frontages.
The project will be subject to a 11-feet wide by 45-feet street easement dedication for the future West Remington Drive roadway improvements which consist of the widening of West Remington Drive to accommodate one eastbound left turn lane and two eastbound through lanes. A separate three-foot wide street easement dedication will be required along Sunnyvale Saratoga Road.
See Attachment 5 for site and architectural plans.
ENVIRONMENTAL REVIEW
A Class 1 Categorical Exemption (Existing Facilities) relieves this project from the California Environmental Quality Act (CEQA) provisions, in that it consists of the subdivision of an existing commercial or industrial building where no physical changes are proposed.
PUBLIC CONTACT
48 notices were sent to surrounding property owners and residents adjacent to the subject site in addition to standard noticing practices, including advertisement in the Sunnyvale Sun Newspaper and on-site posting. One call was received from the public by staff. The interested party wanted to learn more about the project.
ALTERNATIVES
1. Approve the Use Permit and Tentative Map based upon the Findings in Attachment 3 and subject to the recommended Conditions of Approval in Attachment 4.
2. Approve the Use Permit and Tentative Map with modifications.
3. Deny the Use Permit and Tentative Map.
RECOMMENDATION
Recommendation
Alternative 1. Approve the Use Permit and Tentative l Map based upon the Findings and subject to the recommended Conditions of Approval in Attachment 4.
The project can be supported by staff because the configuration of condominium units will not impact the density, use, circulation, or other development standards. The condominium subdivision provides existing tenants or new business with opportunity for individual ownership. As the proposed, the project will improve the site with upgrades to the parking lot, site landscaping, and building façade.
Staff
Prepared by: Cindy Hom, Associate Planner
Approved by: Momo Ishijima, Senior Planner
ATTACHMENTS
1. Vicinity and Noticing Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Site and Architectural Plans
6. Project Description Letter
7. Use Permit Justification Form