REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2015-7259
Location: 423 E. Maude Ave. (APN: 204-21-006)
Zoning: R-3 (Medium Density Residential)
Proposed Project: Related applications on a 0.59-acre site:
DESIGN REVIEW to allow 11 townhouse units;
VESTING TENTATIVE MAP to subdivide one lot into 11 lots plus one common lot, and
VARIANCE to allow an average front yard setback along Maude Ave. of 18 feet 10 inches, where 20 feet average is required.
Applicant / Owners: Classic Communities / Robert Alonso Trustee
Environmental Review: Mitigated Negative Declaration
Project Planner: Noren Caliva-Lepe, (408) 730-7659, ncaliva-lepe@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Residential Medium Density
Zoning: R-3 (Residential Medium Density)
Existing Site Conditions: Eight multi-family residential units
Surrounding Land Uses
North: Single-family homes (R-0, Low Density Residential)
South: Multi-family residential (R-3)
East: Religious institution (P-F, Public Facilities)
West: Multi-family residential (R-3)
Issues: Average front yard setback
Staff Recommendation: Adopt the Mitigated Negative Declaration and approve the Design Review, Vesting Tentative Map, and Variance, based on the findings in Attachment 3 and with the recommended conditions of approval in Attachment 4.
BACKGROUND
Description of Proposed Project
The project includes the full demolition of the existing eight multi-family units and construction of 11 three-story townhomes within two buildings. The project includes the following applications.
• Design Review
A Design Review is required for site and architectural review for multi-family residential projects with 3 to 50 units within the R-3 zoning district. The project complies with density requirements. A maximum of 14 units can be considered with the current zoning of the property. General Plan Policy HE-4.3 requires new developments to build to at least 75% of the maximum density, or 11 units minimum for this site. Therefore, the project meets the policy by providing the minimum number of units required by the General Plan policy.
• Vesting Tentative Map
The Tentative Map is required prior to a Final Map for the creation of 11 townhome lots and one common lot. The Tentative Map shows the location of the proposed lot lines, public and private streets and other improvements (see Attachment 6). A Vesting Tentative Map vests the developer’s right to build the project for the life of the map and secures the approved project against future Sunnyvale Municipal Code (SMC) amendments that might otherwise affect the project. The Vesting Tentative Map is valid only in conjunction with the approved site plan and conditions of approval. The Tentative Map conditions of approval are listed in Attachment 4. The Final Map is approved by the Director of Public Works and must be in substantial conformance to the Vesting Tentative Map.
• Variance
A Variance is required to consider exceptions to zoning code provisions when there are difficulties or unique situations for properties not located within a Planned Development (PD) zoning district. The applicant requests a Variance to allow an average front yard setback along Maude Avenue of 18 feet 10 inches, where 20 feet average is required.
See Attachment 1 for the vicinity and noticing radius map and Attachment 2 for the project data table. Findings to approve the Design Review, Vesting Tentative Map, and Variance are included in Attachment 3. The applicant’s findings are in Attachment 5.
Previous Actions on the Site
In 1975, Variance and Tentative Map applications were approved to allow subdivision of the property into 3 lots (for the existing units), creating substandard lot sizes and reduced setbacks. The permits were never exercised. There have been no other planning applications for the site. Prior to the current use, the site was used for agricultural purposes. The residential structures were built in the late 1940s through the early 1960s. The property is not listed on the City’s Heritage Resources Inventory.
EXISTING POLICY
General Plan Goals and Policies: Key goals and policies from the Land Use and Transportation Chapter of the General Plan and Citywide Design Guidelines that pertain to the proposed project are provided in Attachment 3.
ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration has been prepared in compliance with California Environmental Quality Act (CEQA) provisions and City guidelines (see Attachment 7). An Initial Study has determined that the potential environmental impacts of the proposed project will be reduced to less than significant with implementation of the recommended mitigation measures pertaining to noise (indoor and outdoor) and historic and cultural resources. The Mitigation Measures have been incorporated as conditions of approval (see Attachment 4).
DISCUSSION
Present Site Conditions
The 0.59-acre project site is located on the northwest corner of E. Maude Avenue and Morse Avenue. The project site is currently developed with eight multi-family units within three buildings. Four driveways, two per street, provide direct vehicular access to the streets. Landscaping is comprised of groundcover and trees.
Site Design and Architecture
The proposed project involves the construction of 11 townhomes within two buildings, with four units in one building and seven in the other. The buildings are sited perpendicular to Maude Avenue and parallel to Morse Avenue. The buildings are three-stories in size and reach a height of no more than 35 feet, which is the maximum height permitted. A common driveway is located between the two buildings and provides vehicular access to Maude Avenue. Unassigned surface parking and open space are located along the site periphery. Each townhome will contain four bedrooms and a two-car garage. The total living area of the units ranges from 1,637 square feet to 1,855 square feet.
The proposed architecture is Spanish in style with stucco siding and barrel tile roofing, with a variation of white and beige color tones. Doors are painted with a contrasting blue, green, or maroon color and detailed with decorative tile or a shed roof. Changes in wall planes and roof lines help to break up the massing of the buildings. Windows are recessed 3 inches from the walls and include decorative tile, shutters, wooden planter boxes, or wrought iron detailing to add visual interest. Wooden carriage-style garage doors are painted in different brown hues and are rectangular or arch-shaped (see Attachments 6 and 9).
Development Standards
The project complies with most of the applicable development standards in the SMC, such as density, lot coverage, parking, height, landscaping and solar access. The project data table in Attachment 2 summarizes the project’s compliance. The applicant has requested a Variance to reduce the average front yard setback requirement.
Setbacks
The project complies with minimum setback requirements along the site perimeter, with the exception of the front yard setback facing Maude Avenue. For multi-family residential projects, a minimum front yard setback of 15 feet and average of 20 feet is required. The front yard setback varies between approximately 16 feet and 19 feet, with an average of approximately 18 feet 10 inches.
A previous draft site plan complied with all setback requirements. The applicant revised the site plan by pushing the building closer to the Maude Avenue street frontage in order to accommodate an on-site trash staging area and walkway from the parking lot to the Morse Avenue street frontage. Per the applicant’s Variance justifications in Attachment 5, reduced front setbacks along Maude Avenue are not uncommon. Therefore, staff finds that the requested deviation is reasonable and can be supported with the required Variance justifications.
Landscaping/Tree Preservation
The project exceeds the minimum landscaped area requirement by providing a total of approximately 9,790 square feet of landscaping (890 square feet per unit), where 5,154 square feet (425 square feet per unit) minimum is required. The project has been designed to comply with water-efficient landscaping requirements by using 80% low water or no water plantings and 8% turf.
An arborist report was provided, which evaluated the health and disposition of 11 on-site trees. Three of the trees are considered “protected”, which is defined as having a trunk size of at least 38 inches in circumference. The three protected trees are located at the corner of Maude Avenue and Morse Avenue and include an Incense Cedar, Deodar Cedar, and Poplar. The two Cedar trees are considered to be in good condition and will be retained. The Poplar tree is in fair condition but has been topped at 10 feet and is proposed for removal. The proposed project includes one 48-inch box replacement tree within the common open space area, as well as additional nine 24-inch box and 18 15-gallon trees throughout the site. Staff finds the proposed replacement trees to be consistent with standard practices.
Usable Open Space
The project meets the usable open space requirement with 400 square feet of area per unit proposed where 400 square feet per unit is required. A common gathering area is provided along the west property line, which will be equipped with patio tables, chairs, and benches. Each unit also includes a private entrance patio and balconies on the second floor. The private entrance patios and balconies for the units facing Morse Avenue are not counted towards usable open space because they do not meet locational or dimensional code requirements.
Parking
Each unit is provided two covered spaces in an enclosed garage. The garage areas are 467 square feet or more to accommodate the storage of solid waste and recycling carts and bicycle parking. In addition, the minimum eight unassigned spaces (0.65 spaces per unit) required are provided near the northeast corner of the site. Staff recommends that any modification or addition be subject to development standards or permitting procedures in place at that time. This would include any interior construction that would result in additional bedrooms unless additional unassigned spaces can be provided per the Zoning Code.
Trash and Recycling
Individual trash and recycling carts and pick-up service are proposed for the development (see Attachment 6). A centralized staging area will be located near the northeast corner of the site and will be made of pervious paving. A curb cut is proposed along Morse Avenue, which will allow pull-out service for the carts by the trash service provider. Environmental Services and Public Works staff have determined that the preliminary plan satisfies established guidelines for trash and recycling collection in townhome developments, including sizing of the staging area and access.
Below Market Rate Housing
The project complies with the 12.5% below market rate (BMR) requirement, by committing to providing one BMR unit within the development and paying the in-lieu fee for the fractional requirement of 0.38 units.
Green Building
A minimum 80 points is required for multi-family residential projects. A GreenPoint Rated checklist was provided with 111 points targeted, with most of the points within the energy and water categories.
PUBLIC CONTACT
Notice of Public Hearings
• Published in the Sun newspaper
• Posted on the site
• 904 notices were mailed to property owners and residents within 1,000 feet of the project site
• Notices were emailed to the S.N.A.I.L., Stowell Orchard and Lowlanders Neighborhood Associations
Staff Report
• Posted on the City’s Web site
• Provided at the Reference Section of the City’s Public Library
• Made available at the City’s One-Stop Permit Center
Agenda
• Posted on the City’s official notice bulletin board
• Posted on the City’s Web site
Outreach Meeting
The applicant conducted a community outreach meeting on June 4, 2015 at the Sunnyvale Community Center. Notices were sent to property owners and residents within 1,000 feet of the project site and to the S.N.A.I.L., Stowell Orchard, and Lowlanders neighborhood associations. The meeting was attended by Sunnyvale Planning staff and approximately 10 residents. Some residents expressed support, while others expressed concerns regarding the height and architectural compatibility.
Planning Commission Study Session
A Planning Commission Study Session was held for this project on June 8, 2015, in which an earlier draft site plan and elevations were reviewed. The previous site plan complied with all development standards and included trash cart staging along the street frontages. Commissioners expressed concerns regarding the cart staging plan and noted potential conflicts with street parking, traffic, and bicycles. Commissioners also recommended a pedestrian walkway from the parking lot to the Morse Avenue street frontage. As previously noted, the site plan has been revised to include on-site trash cart staging and a pedestrian walkway to Morse Avenue. In addition, several Commissioners encouraged the applicant to enhance the architectural elevations, including more prominent entry features facing Maude Avenue and variation in garage door shapes and wood stains. In staff’s opinion, the applicant has also incorporated the requested architectural modifications.
Letters from Neighbors
Staff has received several calls for information regarding the project. At the time of the staff report preparation, three letters from neighbors have been received, two in opposition and one in support. Those in opposition note concerns about density, height, front setback deviation, energy consumption, and water supply. The letters are included in Attachment 8.
ALTERNATIVES
1. Adopt the Mitigated Negative Declaration and approve the Design Review, Vesting Tentative Map, and Variance with the attached conditions.
2. Adopt the Mitigated Negative Declaration and approve the Design Review, Vesting Tentative Map, and Variance with modified conditions.
3. Do not adopt the Mitigated Negative Declaration and direct staff as to where additional environmental analysis is required.
RECOMMENDATION
Recommendation
Alternative 1: Adopt the Mitigated Negative Declaration and approve the Design Review, Vesting Tentative Map, and Variance based on the findings in Attachment 3 and with the recommended conditions of approval in Attachment 4.
Staff
Prepared by: Noren Caliva-Lepe, Associate Planner
Reviewed by: Trudi Ryan, Planning Officer
Attachments
ATTACHMENTS
1. Vicinity and Noticing Radius Map
2. Project Data Table
3. Findings for Approval
4. Recommended Conditions of Approval
5. Applicant’s Variance Justifications
6. Project Plans dated August 17, 2015
7. Negative Declaration
8. Letters from Neighbors
9. Rendering