REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2016-7962
Location: 740 San Aleso Avenue (APNs: 204-01-006, 007,016 and 204-02-005)
Proposed Project: PEERY PARK PLAN REVIEW PERMIT and VESTING TENTATIVE MAP: To redevelop five industrial sites into a residential development consisting of 118 units (96 townhome-style condominiums and 20 duets and 2 single-family dwellings).
Applicant/Owner: CalAtlantic
Environmental Review: The project is exempt from additional CEQA review per CEQA Guidelines section 15168(c) (2) and (4) and Public Resources Code Section 21094(c). The project is within the scope of the Peery Park Specific Plan Program EIR as no new environmental impacts are anticipated and no new mitigation measures are required.
Project Planner: Margaret Netto, (408) 730-7628, mnetto@sunnyvale.ca.gov
REPORT IN BRIEF
General Plan: Peery Park (PP)
Zoning: Peery Park Specific Plan (PPSP)
Subdistrict: Neighborhood Transition (NT)
Existing Site Conditions: Five single-story office buildings
Surrounding Land Uses:
North: Hotels in PPSP Mixed Commercial Edge
South: Single Family Homes
East: Office/R&D in PPSP Neighborhood Transition
West: Office/R&D in PPSP Neighborhood Transition
Issues: Implementation of the Peery Park Specific Plan
Staff Recommendation: Recommend that Planning Commission make the required findings that the project is within the scope of the Peery Park Specific Plan (PPSP) Environmental Impact Report (EIR) and no additional environmental review is required; and approve the Peery Park Plan Review Permit and Vesting Tentative Map subject to the PPSP Mitigation Monitoring and Reporting Program in Attachment 6 and recommended conditions of approval set forth in Attachment 4.
Report
BACKGROUND
Description of Proposed Project
The project includes demolition of the existing industrial buildings and the construction of 118 multi-family units. The proposed project requires a Peery Park Plan Review Permit (PPPRP) to allow redevelopment of the combined 6.45-acre site with a multi-family development totaling 203,784 square feet in floor area.
The Vesting Tentative Map is required to subdivide the existing five lots into 44 lots to create 20 two-story duets, 2 two-story single family detached homes, and 96 three-story, condominiums, for a total of 118 new residential units.
The project is in the Peery Park Specific Plan (PPSP) area. Development in this area is guided by the standards in the PPSP, which for this location is intended for residential use. The PPSP was adopted and the Environmental Impact Report (EIR) was certified by City Council on September 20, 2016. The City Council adopted a Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program (MMRP).
There are 40 protected trees on the project site (84 total, including street trees), and all are proposed to be removed. The trees proposed for removal are either within the proposed building footprints or are in poor health. Three hundred thirty-eight trees, minimum 24-inch box size will be planted.
The main access to the project site would be by three driveways on San Aleso Avenue. The project proposes new landscaping all around each of the structures and along the boundaries. An internal road accesses all units, including the townhome and duet garages.
Peery Park Plan Review Permit: A Peery Park Plan Review Permit (PPPRP) is required for site and architectural review for new construction, additions or modifications of structures and property within the PPSP district. The proposed residential use of these properties is permitted and is consistent with the uses envisioned for the Neighborhood Transition district of the PPSP area; therefore, no conditional use permit is required for the project. The PPPRP review allows for consideration of deviations from specified development standards such as lot width, building length, setbacks, parking, etc. The project includes a request for deviation to the front setback requirement to allow an average 18.4 feet where 20 feet is required. The findings required to grant a PPPRP and the requested deviation are discussed in Attachment 3.
EXISTING POLICY
The project site is subject to the purpose, intent and policies of the PPSP adopted by the Sunnyvale City Council on September 20, 2016. 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 Plan area, and to support and promote the type of investment that will enhance the beauty and vitality of this major Sunnyvale workplace district.
The PPSP included the property along San Aleso for residential use as an appropriate transitional use between the PPSP area and adjoining residential use adjacent to San Aleso. Also, during the consideration of the PPSP by the Planning Commission and City Council, the inclusion of residential uses was an important element of the plan, and the Council directed staff to look for other residential opportunities within the plan area at the time of adoption of the Plan. The proposed project is consistent with that goal.
ENVIRONMENTAL REVIEW
A Program-level Environmental Impact Report (EIR) was prepared for the PPSP which identifies potential impacts resulting from the proposed development intensities in the PPSP. Certification of the EIR included a Mitigation Monitoring and Reporting Program (MMRP) with provisions to reduce the potentially significant impacts to a less than significant level, although some impacts will remain 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 Considerations is 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 project is within the scope of the PPSP Program EIR and is therefore exempt from additional CEQA review per California Environmental Quality Act (CEQA) Guidelines Section 15168(c)(2) and (4) and Public Resources Code Section 21094(c). The City has completed a checklist and determined that no new anticipated environmental impacts will occur and no new mitigation measures are required (Attachment 6). The Program EIR MMRP has been included as applicable for this project (Attachment 7). The Peery Park Specific Plan EIR is available for review on the Peery Park Specific Plan project webpage and a link has been provided as Attachment 7.
DISCUSSION
Present Site Conditions
The combined 6.45-acre project site is currently occupied by five single-story structures, totaling 88,319 square feet which are proposed to be removed. The remainder of the site consists of paved parking areas and landscaping. The structures located at 740, 750, and 760 San Aleso Avenue are multi-tenant buildings, while the structure located at 728 San Aleso Avenue is occupied by an auto body shop. The structure located at 814 San Aleso is currently vacant. Most of the site is flat with parking lot landscaping and street trees along San Aleso Avenue and the perimeter of the site. Access to the existing buildings are from several driveways off San Aleso Avenue.
Peery Park Plan Review Permit
The project is in the PPSP Neighborhood Transition district and requires a PPPRP subject to review and approval by the Planning Commission.
Use: The proposed multi-family residential use is consistent with the envisioned use for this area. Retail/commercial and residential uses located adjacent to the site are permitted and encouraged in the Neighborhood Transition district of the PPSP.
Vesting Tentative Map:
The Vesting Tentative Map is required prior to a Final Map for the creation of 22 duets, 8 condominium lots for individual ownership and 11 common lots. The Vesting Tentative Map shows the location of the proposed lot lines, public and private streets and other improvements (see Attachment 8). 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 VestingTentative Map conditions of approval are listed in Attachment 3. The Final Map is approved by the Director of Public Works and must be in substantial conformance to the Vesting Tentative Map.
Below Market Rate
The project will comply with the City’s 12.5% below market-rate (BMR) requirement by providing BMR units within the development. The project includes a total of 118 residential units, the City’s BMR program would require a total of 14.75 BMR units (118 x 12.5% = 14.75). Prior to issuance of the first building permit or approval of the final subdivision map, whichever occurs first, the applicant will enter a BMR Agreement with the City’s Housing Division that will provide for 14 BMR units on site, and for the payment of the in-lieu fee for the 0.75 fractional unit.
Site Design and Architecture
The PPSP’s vision for the Neighborhood Transition subdistrict is redevelopment of underutilized industrial and office buildings with a variety of new multi-family and attached residential developments. New development will be oriented to streets with streetscape improvements and enhanced landscaping and sidewalks that will create an appropriate new environment for new housing. Height limits, upper floor stepbacks, setbacks, and screening will ensure that adjacent neighbors are protected from new multi-family housing.
Site Layout: The project consists of 118 multi-family units including 20 two-story duets, 2 two-story single family detached homes, and 96 three-story, townhouse condominiums. The two-story duets are located along the eastern edge of the site, and thus provide a low-profile transition between the existing single-family detached residences east of the site, and the intensifying commercial and retail uses within Peery Park west of the site. The 3-story condominiums are in the central and western portions of the site, buffered from the existing residences, and those adjacent to San Aleso Avenue are designed to relate the entries to the street. The project includes 34 four-bedroom, 26 three-bedroom, and 58 two-bedroom units that range from 1,401 to 2,276 square feet. All the homes will feature attached, two-car garages.
Vehicular and Pedestrian Circulation: Vehicular access to the site utilizes three driveways from San Aleso Avenue. The internal streets provide access to all private residential garages. The pedestrian and bicycle-friendly community features homes grouped around private landscaped courtyards, and a centrally-located, 817 square-foot community building, which includes a full kitchen and opens onto a trellis-covered outdoor patio and landscaped area for the private use of the homeowners. All the shared community features, including the private streets and driveways, will be owned and maintained by a homeowner’s association.
The PPSP requires buildings to be oriented to a street to create clear pedestrian connections and pedestrian friendly settings. The end units are oriented toward San Aleso Avenue with a publicly accessible arched entrance points.
Architecture: The condominium buildings are designed with Spanish Revival vernacular architecture, and will feature tile roofs, stucco exteriors, arched entryways, and wood and ornamental iron details that are hallmarks of this architectural style. The duets are a blend of Spanish Revival and Craftsman styles, and are intended to complement, yet be distinguished from, the condominiums. The community building uses materials and design details from both the duets and the condominiums, and helps provide a prominent entry into the project site.
In response to the Planning Commission study session comments, the applicant has modified the front elevation to provide a prominent entry on San Aleso Avenue, which includes the use of arched paseo entrances, changes in material, architectural elements, porches, lighting and tile roof overhang. The duets complement the townhomes in form and architectural style by providing a similar color palate and materials.
Landscape: The preliminary landscape plans include a hierarchy of ground cover, shrubs, accent and shade trees that frame landscaped paseos, and open space gathering areas for the residents. The plans also include an 8-foot-high masonry boundary wall and evergreen screening trees planted at a maximum of 20-foot intervals to provide a visual and privacy buffer from the neighboring uses, particularly for the benefit of the existing residences to the east.
The main project entry off San Aleso Avenue is lined on both sides with accent and shade trees. It is flanked by the community building, a trellis-covered outdoor patio, and a lawn area with bench seating, and faces a landscaped passive open area with bench seating. The entrance to each of the pedestrian paseos from San Aleso Avenue will be highlighted with custom paving, curved seat walls wrapped in stone, trellises, ornamental view fences, and a blend of plant materials featuring a variety of shapes, heights and colors. Overall, the preliminary landscape plans provide a unifying context that will complement and enhance the site plan and building architecture.
Development Standards
The proposed project conforms to the PPSP development standards such as building length, height, and landscaping. Deviations to the development standards may be considered with the PPPRP with the required findings. The following section includes a discussion of development standards and the one deviation for the front setbacks.
Building Height/Stories/Setbacks: The Neighborhood Transition subdistrict refers to the R-3 zoning district for height regulations, which is limited to three stories or 35 feet. The proposed condominiums are three stories and 37’1” feet tall, which meets the three-story limit, but exceeds the height limitation. The City Green building program allows for additional building height of five feet if the project exceeds 110 Build It Green points. The project will achieve 111 Build It Green points and therefore qualifies for the incentive. Special setbacks apply to this subdistrict because the project is adjacent to residential uses therefore, the project is limited to two-stories and 30 feet within 75-feet of the existing residential uses. The duets, which are within 75-feet of residential, are two-story and 25’-11” tall meeting this requirement.
The PPPRP review allows for consideration of deviations from specified development standards such as lot width, building length, setbacks, parking, etc. The project includes a request for deviation to the front setback requirement of 20 feet where an average of 18.4 feet is proposed. These projections articulate the elevation and provide a pedestrian friendly streetscape. The quality of the project would be significantly diminished if these architectural elements were removed.
The Findings required to grant the PPPRP and the requested deviation are discussed in Attachment 4. Deviation from the front setback has been requested. The deviation is justified in that the design meets the Citywide Design Guidelines which support a strong tie of non-residential buildings to the corner. The siting of the structure along the frontage also creates a barrier to the recreation area and parking from the intersection and buffer to the residential uses to the north and east.
Parking: The PPSP refers to multi-family parking requirements in the Zoning Code. Based on 118 multi-family dwellings and unit types, the project requires 179 parking spaces; the project proposes 297 parking spaces including 34 tandems spaces and 61 guest spaces.
Based on the maximum parking spaces required (179 spaces) a minimum of 16 secured spaces is required. Bicycle parking is also provided in each private garage.
Open Space/Landscaping and Tree Preservation: The PPSP envisions a network of varied open spaces that promote activity, greenery and livability in the district. The project proposes 20 percent of the site area as open space or landscaping where 20 percent is required in the PPSP. These areas include building perimeter landscaping, decking and seating along the San Aleso Avenue frontage.
Off-site Development/Improvements: The project is required to install new sidewalks, curb and gutter, and landscaped areas along all street frontages to meet the PPSP standards. New street trees will be planted along the frontage where space permits. Final designs will be determined by the Department of Public Works during the review of the off-site improvements.
Moffett Federal Airfield Compatibility: The project site is located within the Moffett Federal Airfield Airport Influence Area (AIA) defined by the Moffett Federal Airfield Comprehensive Land Use Plan (CLUP). The site is outside of all noise contours and safety zones. The project is consistent with the Santa Clara County Airport Land Use Commission (ALUC) safety, height and noise policies. The project is required to provide an Avigation Easement as the site is located within the AIA (Attachment 9). The Federal Aviation Administration (FAA) has determined that the proposed project and its building heights will not be a hazard to air navigation and no additional action is required.
Easements: The project is required to provide the necessary right-of-way easements for public sidewalks.
FISCAL IMPACT
Normal fees and taxes are expected. Standard fees for residential use development projects in Sunnyvale include Park in Lieu Fees as well as all building permit related fees and taxes. Additionally, projects within the PPSP are required to pay: PPSP Infrastructure Fee for Water, PPSP Fee, and fair share contributions towards Transportation Mitigation Fees (noted in PPSP EIR) are established in the annually adopted fee resolution and ad hoc fees are calculated on a project by project basis. Out of the required fees, the applicant will be required to pay the Infrastructure Waste Water Fee and PPSP Fee. The estimated fees required for this project are included in Attachment 5.
PUBLIC CONTACT
Notice of Public Hearing, Staff Report and Agenda:
• Published in the Sun newspaper
• Posted on the City of Sunnyvale's Web site
• Agenda made available at the Reference Section of the City of Sunnyvale's Public Library
• Agenda posted on the City's official notice bulletin board
• 433 notices were sent to property owners and tenants within 1,000 feet of the project site
• Email notice sent to S.N.A.I.L., Morse Park and Lowlanders neighborhood associations
• A copy of the report was available at the Sunnyvale Public Library, the Office of the City Clerk
and on the City’s website
As of the date of staff report preparation, and since the mailing of notices, staff has received no comments from the public.
ALTERNATIVES
Recommend that the Planning Commission:
1. Make the required Findings to approve the CEQA determination that the project is within the scope of the Peery Park Specific Plan (PPSP) Environmental Impact Report (EIR) and no additional environmental review is required; and approve the Peery Park Plan Review Permit and Vesting Tentative Map subject to the PPSP Mitigation Monitoring and Reporting Program in Attachment 6, adopt the Findings in Attachment 3 including the deviation for front setbacks and adopt the recommended Conditions of Approval set forth in Attachment 4.
2. Alternative 1 with modified Conditions of Approval.
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.
RECOMMENDATION
Recommendation
Alternative 1: Recommend that the Planning Commission make the required Findings to approve the California Environmental Quality Act determination that the project is within the scope of the Peery Park Specific Plan (PPSP) Environmental Impact Report (EIR) and no additional environmental review is required; and approve the Peery Park Plan Review Permit and Vesting Tentative Map subject to PPSP Mitigation Monitoring and Reporting Program in Attachment 6 to the Report and recommended conditions of approval set forth in Attachment 4 to the Report.
The proposed project provides multi-family use, quality design and public spaces envisioned in the Peery Park Specific Plan Neighborhood Transition subdistrict. The buildings are designed to minimize visual impacts to nearby residential neighborhoods and oriented to create stronger pedestrian connections in and around the site.
Staff
Prepared by: Margaret Netto, Senior Planner
Reviewed by: Gerri Caruso, Principal Planner
Reviewed by: Andrew Miner, Planning Officer
ATTACHMENTS
1. Vicinity and Noticing Map
2. Project Data Table
3. Recommended Findings
4. Standard Requirements and Recommended Conditions of Approval
5. CEQA Checklist for PPSP EIR Compliance
6. PPSP EIR - Mitigation Monitoring and Report Program (MMRP)
7. Link to the Peery Park Specific Plan Webpage
8. Site and Architectural Plans
9. ALUC Determination