REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2015-7302
Location: 221 North Mathilda Avenue (APN: 165-27-010)
Zoning: PPSP/IE (Peery Park Specific Plan / Innovation Edge)
Proposed Project: Related application on a 4.3-acre site:
PEERY PARK PLAN REVIEW PERMIT: to allow the redevelopment of a former nursery into a three-story office/R&D building and a four-level parking structure with partial sub-grade parking, resulting in 145,516 square feet of floor area (80% FAR). The project also includes the restoration and adaptive reuse of the historic house.
Applicant / Owner: Spear Street Capital
Environmental Review: The project does not require additional CEQA review per CEQA Guidelines Section 15168(c)(2) and (4). The project is within the scope of the Peery Park Specific Plan (PPSP) Program EIR as there are no new anticipated environmental impacts and no new mitigation measures required.
Project Planner: Momoko Ishijima, (408) 730-7532, mishijima@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Peery Park
Zoning: Peery Park Specific Plan
Subdistrict: Innovation Edge
Existing Site Conditions: The site contains a single family residence facing North Mathilda Avenue with the remnant of the orchard located behind and to the west of the house. There are three other structures of varying sizes and ages on the property consisting of a garage and storage structures. The site is bounded by North Mathilda Avenue to the east, West California Avenue to the south, and Sobrante Way to the west.
Surrounding Land Uses
North: Multi-tenant commercial and industrial office buildings in PPSP Innovation Edge and PPSP Mixed Industry Core Zoning Districts
South: Industrial office buildings in PPSP Innovation Edge Zoning District
East: Multi-family residential developments in R4 High Density Residential Zoning District including a 23-unit affordable housing development for disabled individuals and families (across North Mathilda Avenue)
West: Industrial office buildings in PPSP Mixed Industry Core Zoning District
Issues: Implementation of the Peery Park Specific Plan, Alteration to Historic Resource
Staff Recommendation: Make the required Findings to approve the CEQA determination that the project is within the scope of the Peery Park Specific Plan Environmental Impact Report (EIR) and no additional environmental review is required; and approve the Peery Park Specific Plan Review Permit subject to the PPSP Mitigation Monitoring and Reporting Program (MMRP) in Attachment 8 and recommended Conditions of Approval in Attachment 4.
BACKGROUND
The project site traces back to the original rancho Pastoria de las Borregas, which was granted to Francisco Estrada in 1842. Martin Murphy Jr. acquired the rancho in 1850 after California became part of the Union. In 1887, Walter Everett Crossman acquired 200 acres from the Murphy estate, which became part of the center of the Town of Murphy (later Sunnyvale). W.E. Crossman is known as one of the founders of the City of Sunnyvale.
The original subdivision for the project site was a 10-acre orchard created in 1896 as part of the James T. Murphy Subdivision #2. The one story Colonial Revival house was designed by a San Jose architecture firm, Wolfe & McKenzie, and constructed in 1906. The property was under the ownership of W.E. Crossman’s Sunnyvale Land Company, and the Crossman family from 1906 to 1917. In 1917, the property was acquired by Isabel J. Curtner, the granddaughter of Henry Curtner, a prominent real estate and financial magnate of the time. In 1944, the property was acquired by the Mello (later Mellow) family, who also owned fruit orchards in Mountain View and Fremont. The Mellow family operated a commercial nursery at the site until 2014 and it is one of the last remnants of Sunnyvale’s farming and orchard heritage.
The 10-acre parcel was subdivided in 1960 with the construction of Central Expressway and the on/off-ramp on Sobrante Way. The site was listed on the City of Sunnyvale Inventory of Heritage Resources in 1979.
Description of Proposed Project
The project site is 4.3 acres in size, and the request is for a Peery Park Plan Review Permit to redevelop the property with a three story, 144,264-square foot office/R&D building on the south side along West California Avenue. The total proposed floor area ratio for the project is 80%. A four level parking structure with partial subterranean parking would be located on the northwest portion of the property with one-way access from an internal drive court and a one-way exit out to Sobrante Way.
The project includes relocation of the 1,252 square foot historic house approximately 100 feet to the north on the same property, maintaining its orientation toward North Mathilda Avenue. The house would be restored and repurposed for office use in accordance with the Secretary of Interior’s Standards for the Treatment of Historic Properties. Three other structures including a garage and two storage structures would be demolished. All orchard and non-orchard trees would be removed. In total, seven of the 40 protected trees on the site will be retained including coast live oak trees and a redwood tree. The other 33 protected trees would be removed for development of the project.
The main access to the project site would be off of Sobrante Way. The project would retain one of the two existing driveways on North Mathilda Avenue for emergency vehicle access only. A publicly accessible open space area of approximately 10,000 square feet would be located at the southwest corner of the site at West California Avenue and Sobrante Way, including a bocce ball court for recreational use and orchard style landscaping that will incorporate elements of the site’s heritage.
The project requires a Resource Alteration Permit to allow alterations to the setting, redevelopment of the site with the office building and parking structure, and the relocation, rehabilitation, and adaptive reuse of the historic house. The Resource Alteration Permit requires approval by the Heritage Preservation Commission.
See Attachment 1 for a map of the vicinity and mailing area for notices and Attachment 2 for the Project Data Table.
Previous Actions on the Site
In 1966, the Planning Commission approved a Use Permit (#1331) to allow a gasoline service station on the corner of North Mathilda Avenue and West California Avenue. The gasoline station was never constructed.
City records show that throughout the 1980’s to the recent past, numerous Neighborhood Preservation complaints were filed for the site related to illegal signs, junk and debris, unsightly parked vehicles, and overgrown weeds and vegetation.
In November, 2015, a Miscellaneous Plan Permit (#2015-7957) was approved to allow the destruction of two wells and the demolition of the associated pump houses on the site. The well destructions were coordinated with the Santa Clara Valley Water District (SCVWD). SCVWD requires the destruction of unused wells to protect water resources and was actively contacting property owners with unused wells during the 2015 drought.
The application for the proposed project was received on April 15, 2015. The project was then placed on hold pending the development and adoption of the Peery Park Specific Plan (PPSP). The project was included in the near-term projects considered in the PPSP EIR. On September 20, 2016, the City Council adopted the Peery Park Specific Plan and rezoned the project site from M-S (Industrial and Service) zoning district to PPSP/IE (Peery Park Specific Plan / Innovation Edge) zoning district.
The Heritage Preservation Commission considered the Resource Alteration Permit (RAP) to allow alterations to the setting, redevelopment of the site with the office building and parking structure, and the relocation, rehabilitation, and adaptive reuse of the historic house on December 7, 2016. The Heritage Preservation Commission approved the RAP with conditions and directed the applicant to work with staff in finalizing the paint color selection for the house (Attachment 10 - link to staff report, draft minutes to be presented at the Planning Commission hearing).
EXISTING POLICY
The project site is subject to the purpose, intent and policies of the PPSP. The PPSP includes guiding principles, district policies and a design framework. Projects in the PPSP are subject to a Plan-specific development code, design guidelines, and an implementation plan.
The purpose of the PPSP is to guide both private and public investment activities in the PPSP area, and to support and promote the type of investment that will enhance the beauty and vitality of this major Sunnyvale workplace district.
ENVIRONMENTAL REVIEW
A Program-level EIR was prepared for the PPSP which identifies potential impacts resulting from the proposed development intensities in the Plan. Certification of the EIR included a Mitigation Monitoring and Reporting Program (MMRP) with provisions to reduce the potentially significant unavoidable impacts to a less than significant level, although some impacts will remain as significant and unavoidable after mitigation. A Statement of Overriding Considerations was adopted in conjunction with the General Plan Amendment and the PPSP in acknowledgment of the presence of the remaining significant and unavoidable impacts. The adopted Statement of Overriding Consideration are deemed, by the certification of the EIR, to be applicable to subsequent projects that are consistent with or that implement the PPSP’s goals and objectives. As the lead agency, the City of Sunnyvale implements the adopted MMRP for each subsequent project that includes the approved mitigation measures of the EIR.
The EIR included an evaluation of the impacts of development on the historically significant Mellow’s Nursery and Farm. The project site (not just the structures) is considered a historical resource as defined by the CEQA in Section 15064.5 and is identified as a Sunnyvale Heritage Resource. The PPSP EIR found that demolition, redevelopment, or alteration of the site will result in a significant and unavoidable impact to this historical resource. This impact can be partially but not completely mitigated through preservation and relocation of the house and incorporating a photographic record and artifacts from the site into the Sunnyvale Heritage Park Museum. The City Council adopted a Statement of Overriding Considerations related to this impact, certified the EIR and MMRP, which included specific Mitigation Measures related to the site.
The project is within the scope of the PPSP Program EIR and is therefore exempt from additional CEQA review per CEQA Guidelines Section 15168(c)(2) and (4). The City has completed a checklist and determined that no new anticipated environmental impacts will occur and no new mitigation measures are required (Attachment 7). The Program EIR MMRP has been included as applicable for this project.
DISCUSSION
Peery Park Plan Review Permit
The subject property is located in the PPSP Innovation Edge subdistrict, which requires a Peery Park Plan Review Permit with final approval by the Planning Commission (appealable to the City Council).
Use:
The proposed use of office/R&D is consistent with the envisioned use for this area.
Green Building Requirements:
The project (including exterior building shells and internal tenant improvements) will meet a LEED Platinum green building level to obtain Community Benefit points required for the project.
Floor Area Ratio:
The project proposes a floor area ratio (FAR) of 80% as a PPSP area Zone 1, Tier 2 project. This zone allows a baseline FAR of 35% and allows for a maximum of 100% FAR with the provision of Community Benefits. Any additional floor area over 35% requires community benefits up to the proposed FAR. Given the proposed 80% FAR, the project must achieve the remaining 45% FAR above the baseline by providing Community Benefits. The Community Benefit requirement can be met using Defined and/or Flexible Benefit points.
Community Benefits:
The Community Benefit Program of the PPSP establishes the necessary elements of community facilities, services or impact fees by the development applicants in exchange for added development capacity or intensity. The contributions as defined by the Plan's Community Benefit Goals include:
• Provide settings that bring people together;
• Provide new district amenities and uses;
• Contribute to community sustainability;
• Place priority on Transportation Demand Management (TDM) and alternative transportation; and,
• Enable feasible development and provide clear direction for investors.
The proposed project anticipates 45 incentive points, as shown in Attachment 9. In order to attain 45 points, the applicant generally proposes the following:
Defined Benefits (42 points total attained):
• Over 40% of site open space (7 points attained);
• Over 7,000 square feet of publicly accessible open space (5 points attained);
• Over 1,000 square feet of publicly accessible recreation space with bocce ball court (5 points attained);
• Parking structure with subterranean parking (10 points attained); and,
• LEED Platinum with USGBC certification (17 points attained).
Flexible Benefits (3 points total required):
• 3 points is equal to 3% of the total building area proposed;
• Fee is $30.00 per square foot of percent required to be met;
ñ Fee calculation: 3% of total building area multiplied by $30.00 (182,771 s.f. x 2.72% x $30.00 = $149,260.00)
Total Community Benefits Points needed/achieved is 45 points for the proposed 80% FAR project. The project is conditioned to meet the Community Benefits Program.
Site Layout:
The project site has three frontages: North Mathilda Avenue to the east, West California Avenue to the south, and Sobrante Way to the west and is approximately 370 feet wide and 510 feet deep. The proposed office building would be placed along West California Avenue with a length of 374 feet 10 inches at West California Avenue (398 feet six inches full length) and a width of 170 feet. The parking structure would be located along the north property line with a length of 290 feet and a width of 120 feet. The single-story historic house would be relocated 100 feet to the north of the current location with the orientation to North Mathilda Avenue maintained.
Setbacks
The PPSP requires a minimum 30-foot and a maximum 40-foot setback on North Mathilda Avenue, and a minimum 15-foot and a maximum 30-foot setback on West California Avenue and Sobrante Way. The proposed setback of 31 feet six inches on North Mathilda Avenue and16 feet eight inches on West California Avenue meet the PPSP standards; however, the 40-foot setback on Sobrante Way exceeds the PPSP standards and requires a deviation. The project complies with the minimum requirement for an internal side setback at 10 feet. The historic house would be setback 96 feet 10 inches on North Mathilda Avenue which also requires a deviation from the PPSP standards. Staff supports the 40-foot setback at the parking structure, which would accommodate vehicle queuing and trash and delivery vehicles at the Sobrate Way driveway. Staff also supports the proposed setback for the house. The existing setback is approximately 70 feet. The house will maintain a visible presence to the public on North Mathilda Avenue and the specific setting was chosen to preserve a number of existing mature protected Coast Live Oak trees.
Distance Between Buildings
The PPSP requires a minimum of 30 feet between buildings. The project proposes 42 feet between the office building and the parking structure, and over 120 feet between the office and the historic house. The distance between the historic house and the parking structure is proposed at 25 feet, which requires a deviation. Staff supports the deviation in order to protect the on-site Coast Live Oak trees. The applicant has expressed that during the construction of the new foundation, the project arborist will examine the roots and provide guidance to see if the building can be moved closer to North Mathilda Avenue to meet the distance requirement (Attachment 4).
Parking
The project has 500 parking spaces at a ratio of 3.4 spaces per 1,000 s.f. The PPSP parking standard requires a minimum of parking ratio at 3.3 spaces per 1,000 s.f. (438 spaces) and a maximum of 4 spaces per 1,000 s.f. (583 spaces). All parking is located in the four-level parking structure with 86 parking spaces underground. The project is required to provide a Transportation Demand Management (TDM) plan to achieve the required 25% trip reduction goal. (Attachment 4)
The project also includes 50 bicycle parking spaces as required. The bicycle parking exceeds the requirement of 5% of the maximum parking spaces required (30 spaces), with75% of the bicycle parking spaces Class 1 (secured) located in the parking structure and 25% Class 2 (bicycle racks). Class 2 spaces must be placed near building entrances. (Attachment 4)
Vehicle and Pedestrian Circulation
The main vehicular access to the site will be off of Sobrante Way. The main driveway will lead to a drive court approaching the main entrance to the building. The drive court will provide a one-way ingress into the parking structure and a one-way egress out of the parking structure onto Sobrante Way. A separate loading and trash pickup area would be adjacent to the driveway for the parking structure exit. The driveway on North Mathilda Avenue would provide emergency vehicle access only. There are no driveways proposed on West California Avenue.
Pedestrian access onsite will be provided from the entrance to the building on West California Avenue. A second pedestrian access on West California Avenue at the southwest corner would provide entrance to the publicly accessible open space and recreation area, as well as to the main drive court and main entrance to the building. Pedestrian accesses would also be provided from Sobrante Way to the publicly accessible open space and recreation area as well as the drive court, main entrance to the building, and the parking structure. Pedestrian access to the historic house and the open space area on the east side of the site would be from the drive court area. This area would be secured behind ornamental fencing and there would be no pedestrian access planned directly from North Mathilda Avenue.
Landscaping and Tree Preservation
The proposal includes a conceptual landscape plan that results in 27% of the site to be landscaped, where a minimum of 20% is required. The landscaping will consist of existing and new trees, new shrubs, and ground cover. New street trees as well as perimeter trees are proposed to be planted. The project proposes 44% of the site to be open space and landscaping including areas with paved pedestrian areas and decks. The publicly accessible open space area at the southwest corner would have orchard style landscaping to reflect the heritage of the site. The project is required to meet the City’s standards for water efficient landscaping (Attachment 4).
The arborist report prepared by WRA Environmental Consultants evaluated a total of 368 trees on the property and within 10 feet of the northern property line. Most of the site is overgrown with weeds, bushes with intermingling of branches from the densely planted trees that have not been pruned in many years. Forty trees are considered protected trees under the definition of the Sunnyvale Municipal Code (SMC) Chapter 19.94. There are an additional 328 trees which are not considered protected trees, including 226 orchard trees and 102 non-orchard trees. The project proposes to remove all non-protected trees and 33 protected trees. Most of the protected trees range from poor to good condition. The tree health has suffered from lack of watering and from the drought. One protected tree near the intersection of North Mathilda Avenue recently fell and the branches required trimming due to safety concerns. Seven protected trees would be preserved including Coast Live Oak, Redwood, and Modesto Ash trees. A meandering sidewalk would be implemented around the two oak trees to be preserved along Sobrante Way and the historic house would be located between two protected Coast Live Oak trees. The applicant would be required to adhere to tree protection plans during construction (Attachment 4). 127 new trees and 26 street trees are proposed to be planted.
Architecture:
The proposed architectural style is contemporary and is consistent with the PPSP. The general shape of the building is rectangular with slight angles and vertical massing variations on the longer sides which help to break up the planes. The upper stories of both the east and west elevations protrude over the first floor level with covered walkway area below. The proposed office building incorporates high quality materials of metal mullions, glazing, terracotta sunshades, and glass sunshades applied on the North Mathilda Avenue and West California Avenue elevations. The layered façade provide interest and screening for the multi-family residential neighborhood across North Mathilda Avenue and along the south elevation which is closest to the public right-of-way. The main entrance area on the north side of the building faces the drive court. A covered walkway connects the main entrance to the parking structure. A pedestrian entrance is located in the center of the south elevation. A rooftop balcony is incorporated mid-level on the north elevation facing the historic house and the open space area. The project proposes the integration of art into the building to fulfill the art in private development requirement (SMC Chapter 19.52). An etched glass sunshade would be installed along the North Mathilda Avenue elevation. The conceptual image of trees is proposed to reflect the site heritage and can be referenced in the site and architectural plans (Attachment 5).
The parking structure is oriented toward Sobrante Way. The parking structure complements the office building with the incorporation of the terracotta sunshades and green walls on three elevations.
Building Height/Stories
According to the PPSP, the maximum height of development along Mathilda Avenue is limited to four stories or 60 feet for a distance of 300 feet from the property line. The proposed office building is three stories and 48 feet 10 ¾ inches to the building parapet, which meets the PPSP standard. Mechanical screen walls and architectural projections can extend above the building height providing the extension does not exceed 25% of the roof area. The additional 10 feet of roof screen meets this provision. The buildings maintain the same height for areas beyond the 300 foot area required by the PPSP.
The parking structure will be four levels and 34 feet seven inches tall (40 feet 10 inches to the top of the stairwells) which meets the building height standards. The historic house would be approximately 22 feet tall.
Building Length
The PPSP requires all buildings to have a maximum length of 375 feet. Deviations to the building length can be requested if the project complies with PPSP Section 3.1.2.D Building Length Exception Design Guidelines. The proposed building is 375 feet along the West California Avenue elevation and increases to 398 feet six inches by incorporating the Design Guidelines. The west end of the building is has a 40-foot recess before the building lengthens by 23 feet six inches. Therefore, the necessary deviation for building length complies with PPSP Section 3.1.2.D.
Solar Energy Access
The project does not shade more than 10% of the adjacent structures and meets the City's solar access requirements.
Design Guidelines
The proposal meets the Design Guidelines of the PPSP as noted below:
• Buildings designed to shape and activate streets and public spaces;
• Articulation of building height and length massing treatments that recognize the character and development increments of residential and mixed use districts of Peery Park;
• Frontages, entrances and pathways that create pedestrian-friendly settings;
• A network of varied open spaces that promote activity, greenery and livability;
• Design articulation of elements at facades and roofs to relate to human scale; and
• Sustainability in building and site design.
Historic House:
As proposed, the historic house will be moved 100 feet to the north of its current location and will include new foundations that will provide seismic resistance and code compliance. Exterior improvements include the reconstruction of the chimney, demolition of the non-historic concrete porch, steps, and iron railing, construction of a wood porch, steps and columns, and demolition of the non-historic rear entry steps and deck. A new ADA-compliant deck would be installed in the rear of the house. The roof, walls, windows, and trims would be restored to the original details and painting in accordance with the Secretary of Interior’s Standards for the Treatment of Historic Properties. The interior of the house would be rehabilitated and adapted to be used as a stand-alone meeting facility, as an adjunct to the larger office development on site.
Off-site Development/Improvements:
The project site currently has no sidewalks along West California Avenue and Sobrante Way. The project is required to install sidewalks and landscaped areas, including planting of street trees along all street frontages to meet the PPSP standards and must provide the required right-of-way and sidewalk easements. The proposal also includes the removal of the pork chop islands at the intersection of North Mathilda Avenue/ West California Avenue and Sobrante Way/ West California Avenue and necessary traffic light modifications. The elimination of the pork chop islands will reduce the distance required for pedestrians to cross those streets and eliminate pedestrian conflicts with vehicles making a right turn.
Conformance with Peery Park Specific Plan:
The goals and policies for PPSP are as follows:
• Align both public and private interest with workplace and market trends;
• Make Peery Park a center for knowledge and innovation;
• Allow innovative businesses and workers to thrive;
• Foster a dynamic mix of uses;
• Provide settings that bring people together;
• Project adjacent to neighborhoods;
• Enable feasible development and provide clear direction for investors; and
• Contribute to community sustainability
The PPSP vision for the Innovation Edge district is a focus on creating a synergistic mix of workplace and commercial uses that orients grand entrances and public facades onto major arterials (such as Mathilda Avenue). This district will display the cutting-edge workplace character of the district while maintaining an appropriate relationship with existing neighborhoods. As new buildings are constructed, the present pattern of isolated low-amenity developments will transform towards the entire district functioning as an integrated innovation campus.
The proposal conforms with the PPSP in the following ways:
• Develops a new workplace;
• Limits the height of the office building to three stories with screening of the building from the residential neighborhood to the east with the implementation of etched glass art;
• Includes streetscape improvements along the project site;
• Improves the safety of the street with the removal of pork chop islands;
• Restores a historic house; and,
• Provides onsite amenities that include a public open space and recreational space.
Moffett Airfield Compatibility:
A portion of the project site is located within the Airport Influence Area (AIA) of the Moffett Federal Airfield's Outer Safety Zone and is consistent with the Santa Clara County Airport Land Use Commission (ALUC) height and safety policies as defined in the Moffett Federal Airfield Comprehensive Land Use Plan (CLUP). The project is required to provide an avigation easement as the site is located within the AIA (Attachment 4).
The project has been issued a Clearance Certificate from the Federal Aviation Administration (FAA) and no additional action is required.
Easements and Utilities:
The project requires dedication of air easements (Avigation Easement) as noted by the ALUC. This easement is included in the Conditions of Approval and shall be filed with the County of Santa Clara. The project is also required to provide Right-of-Way (ROW) dedications and sidewalk easements as per PPSP standards. Additionally, the project will also provide Public Access Easements to include the publicly accessible open space (on Sobrante Way) as proposed in the Community Benefits Program. The attached conditions of approval (Attachment 4) include Public Works Department conditions related to requirements for easements and utility analysis/upgrade.
Fees:
In connection with adoption of the Peery Park Specific Plan, the City Council directed staff to impose appropriate fees for Sense of Place Improvements and Water Infrastructure on a project-specific (ad hoc) basis. The Mitigation Fee Act [Government Code Section 66001(a)] provides that when development impact fees are imposed as a condition of approval, the public agency must identify the purpose of the fee and the use of which the fee will be put, and determine how there is a reasonable relationship between the development project the fee's use and the public facilities required by the project. The Sense of Place fees will fund bicycle and pedestrian improvements designed to reduce automobile transportation by workers and residents of Peery Park, thereby helping to mitigate the impact of the higher density development on traffic, greenhouse gases and noise. In addition, the MMRP adopted in connection with the Program EIR requires each project to fund its fair share of improvements to water infrastructure needed to support the new development. The required findings for the Sense of Place and Water Infrastructure fees, including information to show how the fees were calculated, are included in the Findings (Attachment 3).
Fiscal Impact
Normal fees and taxes are expected. Standard fees for projects in Sunnyvale include Traffic Impact Fees and Housing Mitigation Fees. Additionally, projects within PPSP are required to pay: PPSP Infrastructure Fee for Wastewater, PPSP Fee, and a fair share towards Transportation Mitigation Fees (noted in PPSP EIR). Standard fees are established in the annually adopted fee resolution. PPSP fees are ad hoc fees and are calculated on a case-by-case basis. Project specific fees and payment at the time of Building Permit issuance is included in the Conditions of Approval (Attachment 4).
Public Contact
On October 19, 2016, a public outreach meeting was held. Four members of the public attended this meeting. The design of the project, restoration of the house, and possibility of a LEED Platinum certification for the project were well received by the participants of the meeting. Some of the questions raised were related to the expected tenant, employment capacity and construction timeframe, clarification on public access of the open space, possibility of a community use of the house, and the possibility of retail at the site.
At the Planning Commission Study Session on November 7, 2016, the Planning Commission reviewed and commented on the project site plan and architecture. Their comments included:
• Architecture looks interesting, industrial, and clean;
• The parking structure ties in with the building design;
• The corner of North Mathilda Avenue and West California Avenue does not feel welcoming;
• Attempt to bring public access to North Mathilda Avenue;
• Support for the integration of art into the building including art in the form of glass etching and the use of orange terracotta;
• Support for the 40% open space and preservation of oak trees;
• Incorporate large species trees on the property;
• Pocket parks when in private hands is tough to maintain;
• Community access to historical buildings have not been successful and agreement should be formalized up front;
• Possibility of use of house as a museum;
• Possibility of retail onsite;
• Possibility of water leaking issues in underground parking;
• Security concerns in looking down at public safety building; and,
• Inclusion of comment regarding housing for the disabled across the street.
Heritage Preservation Commission Public Hearing
At the Heritage Preservation Commission public hearing on December 7, 2016, 2 members of the public spoke in support of the project.
Notice of Public Hearings
1,015 notices were sent to property owners within 1,000 feet of the project site.
Notice of Public Hearing, Staff Report and Agenda:
• Published in the Sun newspaper;
• Posted on the City of Sunnvale’s Website;
• Provided at the Reference Section of the City of Sunnvyale’s Public Library; and
• Planning Commission agenda posted on the City’s official notice bulletin board.
Up to the date of the release of the staff report, staff has received two inquiries regarding the project, however, no correspondence or written comments have been received from neighboring residents, property owners, or the general public.
ALTERNATIVES
1. Make the required Findings to approve the CEQA determination that the project is within the scope of the Peery Park Specific Plan Environmental Impact Report and no additional environmental review is required; and approve the Peery Park Plan Review Permit subject to PPSP Mitigation Monitoring and Reporting Program in Attachment 8 and recommended Conditions of Approval in Attachment 4.
2. Make the required Findings to approve the CEQA determination that the project is within the scope of the Peery Park Specific Plan Environmental Impact Report and no additional environmental review is required; and approve the Peery Park Plan Review Permit subject to PPSP Mitigation Monitoring and Reporting Program in Attachment 8 and modified conditions of approval as noted by the Planning Commission.
3. Do not make the CEQA Findings and direct staff as to where additional environmental analysis is required.
4. Deny the Peery Park Plan Review Permit and provide direction to staff and applicant on where changes should be made.
STAFF RECOMMENDATION
Recommendation
Alternative 1. Make the required Findings to approve the CEQA determination that the project is within the scope of the Peery Park Specific Plan Environmental Impact Report and no additional environmental review is required; and approve the Peery Park Plan Review Permit subject to PPSP Mitigation Monitoring and Reporting Program in Attachment 8 and recommended Conditions of Approval in Attachment 4.
Staff
Prepared by: Momoko Ishijima, Associate Planner
Reviewed by: Amber Blizinski, Principal Planner
Approved by: Andrew Miner, Planning Officer
ATTACHMENTS
1. Vicinity and Noticing Maps
2. Project Data Table
3. Recommended Findings
4. Standard Requirements and Recommended Conditions of Approval
5. Site and Architectural Plans
6. Project Description Letter
7. Compliance with Program EIR CEQA Checklist
8. PPSP EIR - Mitigation Monitoring and Reporting Program (MMRP) for Project
9. Proposed Community Benefits Program Table
10. Link to Heritage Preservation Commission Staff Report and Attachments (December 7, 2016)
11. Arborist Report
12. ALUC Determination
13. Link to the Peery Park Specific Plan Environmental Documents