REPORT TO COUNCIL
SUBJECT
Title
Proposed Project: General Plan Amendment Initiation to consider amending the General Plan land use designation from Low Density Residential to Low-Medium Density Residential
Location: 781 S. Wolfe Road (APN: 211-05-009)
File #: PLNG-2023-0521
Zoning: R-0 (Low Density Residential)
Applicant/Owner: California Communities, LLC (applicant) / Yamaoka Larry K Trustee (owner)
Environmental Review: The project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378(a)
Project Planner: George Schroeder, (408) 730-7443, gschroeder@sunnyvale.ca.gov
Report
SUMMARY OF COMMISSION ACTION
The Planning Commission considered this item on October 9, 2023.
The Planning Commission voted in accordance with the staff recommendation to recommend to City Council to approve Alternative 1: Initiate a General Plan Amendment Study to analyze amending the General Plan land use designation from Low Density Residential to Low-Medium Density Residential at 781 S. Wolfe Road, pursuant to the Applicant’s request and find that the Action is Exempt from CEQA pursuant to CEQA Guidelines Section 15378(a). The vote was 7-0.
The Planning Commission considered written and oral comments from neighbors near the project site who expressed concerns about traffic safety, parking, and privacy with the potential development at the requested Low-Medium Density General Plan designation. The Planning Commission believed that the requested land use designation could still be compatible with the existing land use pattern in the vicinity and provide a better transition to the single-family home neighborhood. While not included in the motion, several commissioners expressed that parking and traffic safety should be included in the General Plan Amendment Study. The Planning Commission also deferred to the City Council on the timing of the Study commencement.
Public Comment letters are provided in Attachment 7 to the report. Attachment 7 has been updated with a comment letter (Attachment 9 in the Planning Commission report) that was received after the Planning Commission staff report was prepared.
PUBLIC CONTACT
Public contact was made by posting the Council meeting agenda on the City's official-notice bulletin board at City Hall, at the Sunnyvale Public Library and in the Department of Public Safety Lobby. In addition, the agenda and this report are available at the NOVA Workforce Services reception desk located on the first floor of City Hall at 456 W. Olive Avenue (during normal business hours), and on the City's website.
ALTERNATIVES
1. Initiate a General Plan Amendment Study to analyze amending the General Plan land use designation from Low Density Residential to Low-Medium Density Residential at 781 S. Wolfe Road, pursuant to the Applicant’s request and find that the Action is Exempt from CEQA pursuant to CEQA Guidelines Section 15378(a).
2. Initiate a General Plan Amendment Study to analyze amending the General Plan land use designation from Low Density Residential to Medium Density at 781 S. Wolfe Road and find that the Action is Exempt from CEQA pursuant to CEQA Guidelines Section 15378(a).
3. Deny the General Plan Amendment Initiation request to consider amending the General Plan land use designation from Low Density Residential to Low-Medium Density at 781 S. Wolfe Road.
4. Commence the General Plan Amendment (GPA) study after completion of the GPA study at 1313 S. Wolfe Road (Planning File No. 2022-7146).
STAFF RECOMMENDATION
Recommendation
Alternatives 1 and 4: (1) Initiate a General Plan Amendment Study to analyze amending the General Plan land use designation from Low Density Residential to Low-Medium Density Residential at 781 S. Wolfe Road, pursuant to the Applicant’s request and find that the Action is Exempt from CEQA pursuant to CEQA Guidelines Section 15378(a); and (4) Commence the General Plan Amendment (GPA) study after completion of the GPA study at 1313 S. Wolfe Road (Planning File No. 2022-7146).
Staff recommends studying a Low-Medium Density Residential General Plan designation to continue the existing land use and development pattern of the site immediately to the north and create a gradual transition to the single-family home neighborhoods on the other sides of the subject site. The recommended residential density to study would create an opportunity for more ownership dwelling units than other residential density options. The deferred application submittal date is also recommended to better manage already assigned work items.
Staff
Prepared by: George Schroeder, Principal Planner
Reviewed by: Shaunn Mendrin, Planning Officer
Reviewed by: Trudi Ryan, Director of Community Development
Reviewed by: Connie Verceles, Deputy City Manager
Approved by: Kent Steffens, City Manager
ATTACHMENTS
1. Report to Planning Commission [23-0837, October 9, 2023] (without attachments)
2. Applicant’s Project Description and GPI Letter
3. Applicant’s Conceptual Site Plan
4. Vicinity and Noticing Map
5. General Plan Map of Site and Vicinity
6. Zoning Map of Site and Vicinity
7. Public Comments (updated since Planning Commission report)
8. Map with Example Small-Lot Single-Family GPI Requests
Additional Attachments for Report to Council
9. Excerpt of Final Minutes of the Planning Commission Meeting of October 9, 2023