REPORT TO PLANNING COMMISSION
SUBJECT
Title
Proposed Project: Related applications on a 0.34-acre site:
SPECIAL DEVELOPMENT PERMIT: to develop four new two-story single-family homes on a vacant site.
TENTATIVE MAP: to subdivide one lot into four lots.
Location: 838 Azure Street (APN: 211-18-030)
File #: 2022-7324
Zoning: R-2/PD (Residential Low-Medium Density/Planned Development)
Applicant / Owner: Eason Yuan (applicant) / Silicon Valley Enchanto Capital LLC (owner)
Environmental Review: Exempt from California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15332 (Infill Development), Class 32.
Project Planner: Wendy Lao, (408) 730-7408, wlao@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Low-Medium Density Residential
Existing Site Conditions: Vacant
Surrounding Land Uses:
North: Two-story multi-family residences
South: One-story single-family residence
East: One-story single-family residence across Azure Street
West: Three-story multi-family residences across Sunnyvale-Saratoga Road
Issues: Setbacks
Staff Recommendation: Alternative 1: Approve the Special Development Permit and Tentative Map with the Recommended Findings in Attachment 3 and Recommended Conditions of Approval in Attachment 4.
BACKGROUND
Description of Proposed Project
The project site is 0.34 acres in size and is currently vacant. The applicant is requesting a Special Development Permit to allow for the construction of four two-story single-family homes with associated on-site and off-site improvements. In addition, a Tentative Map is proposed for the subdivision of the existing lot into four individual lots (see project plans in Attachment 5).
Special Development Permit
A Special Development Permit (SDP) is required for site and architectural review on project sites with a Planned Development (PD) zoning designation. A SDP also allows for consideration of deviations from specified development standards in exchange for superior design, environmental preservation or public benefit. The applicant is requesting a deviation from first-story front yard setback requirements, as well as second-story combined side yard setbacks. The findings required to grant a SDP and deviations are discussed in Attachment 3.
Tentative Map
The Tentative Map is required prior to a Parcel Map for the creation of four individual ownership lots. The Tentative Map shows the location of the proposed lot lines, public and private streets and other improvements (see Attachment 5). The Tentative Map conditions of approval are included in Attachment 4. The Parcel Map is approved by the Director of Public Works and must be in substantial conformance to the Tentative Map.
See Attachment 1 for a map of the vicinity and mailing area for notices and Attachment 2 for the Data Table of the project.
Previous Actions on the Site
The project site was previously developed with a single-family home and an accessory dwelling unit. In 2016, the City Council approved a General Plan Amendment to change the land use designation from Residential Low Density to Residential Low-Medium Density. The Council also rezoned the site from Low Density Residential (R-0) to Low-Medium Density Residential with a Planned Development combining district (R-2/PD).
In 2017, the Planning Commission approved a proposal to demolish the home and construct four new single-family homes. The home was demolished in 2020, but construction did not proceed, and the approvals have since expired. An application for a similar project with minor modifications was submitted in 2022. Although both the applicant and property owner have since changed, the application remains active and under review.
There are no active neighborhood preservation complaints for the project site.
EXISTING POLICY
General Plan Goals and Policies: Key goals and policies from the Land Use and Transportation, Housing, and Community Character Chapters of the General Plan, Council Policy Manual and Single-Family Home Design Techniques that pertain to the proposed project are provided in the findings in Attachment 3.
ENVIRONMENTAL REVIEW
This project is categorically exempt from review under the California Environmental Quality Act (CEQA) pursuant the Class 32 Infill Development exemption in CEQA Guidelines Section 15332 (see Attachment 6).
The Class 32 Categorical Exemption includes in-fill developments that are:
• Consistent with the General Plan and Zoning Ordinance;
• Within city limits on sites that are no more than five acres;
• Not on sites that include habitats for endangered, rare or threatened species;
• Not having a significant effect on traffic, noise, air quality or water quality; and
• On sites that are adequately served by utilities and public services.
In accordance with the City’s General Plan and zoning code requirements, the project was evaluated for consistency with applicable policies. Due to the project site bordering Sunnyvale-Saratoga Road, air quality and noise impacts were evaluated per the City’s General Plan (GP) policies.
• Air Quality
GP Policy EM-11.4 requires developments located within 1,000 feet of a major pollution source to incorporate best management practices to reduce exposures to air pollutants, such as toxic air contaminants (TACs) and fine particulate matter (PM2.5), or alternatively, to prepare a health risk assessment.
Consistent with this policy, the GP Land Use and Transportation Element Environmental Impact Report (EIR) Mitigation Measure 3.5.6 requires development along Sunnyvale-Saratoga Road to prepare a site-specific analysis to determine the level of health risk. An air quality analysis and health risk assessment were provided (see Attachment 7), which found that the health risk impacts on future residents of the development are below the Bay Area Air Quality Management District (BAAQMD) screening levels. Exposures of future residents to pollutants are further reduced with appropriate best management practices that have been incorporated into the Recommended Conditions of Approval (see Attachment 4), such as installation of air filters.
• Noise
A noise study was prepared (see Attachment 8), which examined interior and exterior noise. General Plan Policy SN-8.1 limits interior noise to 45 dB. The noise study found that the noise levels inside the new homes would comply with that standard with incorporation of the recommended Conditions of Approval, such as sound-rated walls and windows (see Attachment 4).
The General Plan also notes that the normally acceptable noise limits for private rear yards should be no more than 65 dBA. General Plan Policy SN-8.9 allows projects along major transportation corridors to exceed 65 dBA if all feasible noise attenuation is incorporated. Based upon the findings in the noise study, the noise level on all four properties is expected to be less than 60 dBA outside with incorporation of the recommended Conditions of Approval, such as modifications to the masonry walls and installation of a tall wood gate (see Attachment 4).
DISCUSSION
Present Site Conditions
The site is a double frontage lot with Azure Street on the east side and Sunnyvale-Saratoga Road on the west side. The site is located just north of the terminus with Cirrus Street. There is an existing masonry sound wall and driveway gate along the Sunnyvale-Saratoga Road frontage and an existing wood fence along the Azure Street frontage. Currently, the only vehicular access is from Sunnyvale-Saratoga Road. A pedestrian access gate is located on the Azure Street frontage.
The site is currently vacant, as the former single-family home and detached accessory dwelling unit have since been demolished.
Development Standards
The project complies with most of the applicable development standards in the Sunnyvale Municipal Code (SMC), such as lot coverage, parking, landscaping, and solar access. The applicant has requested a deviation from the front setback on Azure Street and the required combined side yard setbacks for the first story. The “Project Data Table” in Attachment 2 summarizes the project’s compliance with development standards.
Site Layout & Parking
The proposed site layout includes four two-story single-family houses located around a central vehicular driveway which is accessible from Azure Street. Vehicular access to Sunnyvale-Saratoga Road will be closed; however, a new private pedestrian access would be provided to the new homeowners. The proposed homes include two three-bedroom units and two four-bedroom units that range in size from approximately 1,936 to 2,157 square feet, each with a two-car garage. The front doors of Units #1 and #2 face Azure Street, while the entrances to Units #3 and #4 (the rear units) would face the interior of the site. Each home would also include a front porch and private rear yard areas.
New single-family homes require two covered spaces and two uncovered spaces. Two uncovered parking spaces are each positioned in front of the garages of two units (Units #1 & #3). Two spaces are also located along each side of Unit #2, and two spaces are positioned to the north of Unit #4 near the front door. An extra guest space is positioned between the driveways of Units 1 & 3. This extra space is required to be marked as “guest”, per Conditions of Approval (COA BP-24b).
Setbacks
The proposed setbacks are based on the existing lot configuration in relation to the surrounding properties. The project generally conforms to the front yard first- and second-story setback requirements of 20 feet to the first story and 25 feet to the second story exterior walls. There is one minor encroachment of the front setback by 1-foot 7.25-inches for the porch posts, which is included as a deviation. The project also meets the required rear yard setback requirements along the western property line adjacent to Sunnyvale-Saratoga Road, providing 10 feet for the first story and 20 feet for the second story.
The minimum first-story side yard setback requirement is 4 feet on each side, and the project exceeds this by providing 6 feet on each side. However, the combined first-story side yard setback requirement is 20% of the lot width (or 20 feet and 6 inches), and the project proposes a combined setback of 12 feet, which does not meet the requirement. As such, the applicant is requesting a deviation from the combined ground-floor side yard setback standard.
The minimum second-story side yard setback requirement is 7 feet on each side, and the project exceeds this requirement by providing 13 feet and 3 inches on each side. The project also meets the combined second-story side yard setback requirement of 26 feet and 6 inches.
Staff supports both requested deviations. The front yard setback deviation is minor for front porch posts which enhance the architecture. The deviation requested for the 12-foot combined first-story side yard setback is due to site constraints related to the individual unit configurations, which require sufficient garage space and interior vehicular driveway access. Additionally, the project exceeds the minimum side yard setback by 2 feet on each side, helping to minimize potential impacts on adjacent properties.
Architecture
The proposed buildings consist of horizontal wood siding and composition shingle roofing with predominantly hip roof forms at a 4:12 pitch. This design complements the neighborhood character, which includes both one- and two-story homes and commonly utilizes horizontal siding. Two layouts are proposed in the complex, which mirror each other along the center of the lot. Each home incorporates variations in the wall plane to add interest and break up the visual massing of each story, except for portions of the upper story walls. All homes are designed with front porches supported by columns and garage doors with obscured glass panels. For second-story windows that face adjacent residential properties to the north and south, frosted glass is proposed on the lower portion to enhance privacy.
Landscaping and Trees
A total of 18 trees originally existed on the project site. According to the arborist report, all were recommended for removal due to their condition and conflicts with the site layout. These trees were removed in conjunction with the demolition of the former single-family home and accessory dwelling unit. To comply with the City’s replacement policy, a total of 31 new trees would be planted on the site, including three street trees. The placement of the new trees is expected to provide adequate shading within the site and improve privacy for both the proposed development and adjacent properties to the north and south. Three trees located on the adjacent property to the north are also required to be protected throughout construction.
Fences and Walls
The existing 10-foot 4-inch masonry sound wall adjacent to Sunnyvale/Saratoga Road will be improved. The project includes minor modifications to this wall to help buffer noise from Sunnyvale-Saratoga Road, including filling in the existing opening in the wall with solid masonry that matches the existing materials. A new 5-foot-wide pedestrian gate is proposed near the center of the wall. This gate will match the height of the wall and be constructed of two overlapping layers of wood for noise control. See Attachment 8 for noise study recommendations. The existing 6-foot wood fences along the north and south boundary lines will be replaced with a new wood fence.
Solid Waste and Recycling Access
The project includes single-family garbage/food scraps, recycling, and yard waste service with individual carts. These carts will be stored within the enclosed side yards, away from the public view. A trash staging area will be located along Azure Street near the main entrance to the development.
Tentative Map
The project includes a Tentative Map to subdivide one lot into 4 new parcels. The address access and utilities, the map proposes several easements. Six primary easements are proposed through the center of the site, generally following the path of the shared driveway. These include easements for emergency access, utilities (water, sewer, storm drain, and electricity), and private access. The combined width of these central easements range from 26 feet at the narrowest point to 32 feet toward the center of the site. Additional utility easements for storm drain and public utilities are proposed toward the northern and southern portions of the site near the center.
Two reciprocal access easements would be located between Lot 1 and 3 for the visitor parking space, and another reciprocal access easement would be located between Lots 2 and 4 to accommodate access to an uncovered parking space for Lot 2.
A private easement and maintenance agreement is required to outline areas for common use and perpetual maintenance of certain improvements within these easements. Refer to Attachment 3 for the Recommended Findings and Attachment 4 for the Recommended Conditions of Approval.
Fiscal Impact
The project is subject to payment of traffic and park in-lieu fees to the City and school impact fees to the School District as noted in the Conditions of Approval (Attachment 4). Other standard fees and taxes apply. The project is not expected to have a negative fiscal impact to the City.
Public Contact
Neighborhood Outreach Meeting
The applicant held a neighborhood outreach meeting on December 19, 2023. Property owners and residents within 300 feet of the site were notified. The meeting was held virtually, and approximately 12 neighbors attended the meeting. Questions were raised regarding tree screening, size of upper-story windows, and the construction timeline. These topics were addressed by the applicant and City staff during the meeting.
Notice of Planning Commission Public Hearing
Public contact was made by posting the Planning Commission meeting agenda on the City's official notice bulletin board at City Hall. In addition, the agenda and this report are available at the City Hall 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.
149 notices were sent to surrounding property owners and residents within 300 feet of the subject site in addition to standard noticing practices, including advertisement in the Sunnyvale Sun Newspaper and on-site posting. At the time of writing this report, staff has not received any written comments or phone calls from the public regarding this proposal.
ALTERNATIVES
1. Approve the Special Development Permit and Tentative Map with the recommended findings in Attachment 3 and conditions of approval in Attachment 4.
2. Approve the Special Development Permit and Tentative Map with modified conditions.
3. Do not make the required findings and direct staff where changes should be made.
4. Deny the project.
STAFF RECOMMENDATION
Recommendation
Alternative 1: Approve the Special Development Permit and Tentative Map with the recommended findings in Attachment 3 and conditions of approval in Attachment 4. If approved, the project would reinstate a previously approved development and provide new homeownership opportunities. The project is consistent with the R-2/PD zoning district by providing four residential units within two-story buildings. The proposed project is consistent with the neighborhood character, and it is comparable to other small-lot subdivisions in the City. Staff finds that the overall project meets the objectives of the General Plan, Zoning District, and relevant objective design guidelines.
Staff
Prepared by: Wendy Lao, Associate Planner
Reviewed by: Julia Klein, Principal Planner
Approved by: Shaunn Mendrin, Planning Officer
ATTACHMENTS
1. Noticing and Vicinity Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Site and Architectural Plans
6. Class 32 CEQA Checklist
7. Air Quality Report
8. Noise Study
9. Environmental Site Assessment - Phase I
10. Environmental Site Assessment - Phase II