REPORT TO COUNCIL
SUBJECT
Title
2014 Quarterly Consideration of General Plan Amendment Initiation Requests - Continued from August 12, 2014
FILE #: 2014-7357
Location: 539 E. Weddell Drive (APN: 110-14-158)
Proposed Project: GENERAL PLAN AMENDMENT INITIATION Request to study a General Plan designation change from Industrial to Public Facility or other designation that would accommodate a child care center use (pre-school). Study may include other properties in the vicinity and evaluate other General Plan designations.
Applicant / Owner: New Hope International Church
FILE #: 2014-7364
Location: 210 W. Ahwanee Avenue (APN: 204-03-003)
Proposed Project: GENERAL PLAN AMENDMENT INITIATION Request to study a General Plan designation change from Industrial to Medium Density Residential (14-27 d.u. per acre). Study may include other properties in the vicinity and evaluate a range of General Plan residential designations.
Applicant / Owner: Saeed Erfan
FILE #: 2014-7304
Location: 1024, 1026, 1028-1030, 1034-1038, 1042, 1058 and 1052-1078 W. Evelyn Avenue (161-35-008,-007,-006,-005, -004, 003, and -002)
Proposed Project: GENERAL PLAN AMENDMENT INITIATION Request to study a General Plan designation change from Industrial to Medium Density Residential (14-27 d.u. per acre). Study may include other properties in the vicinity and evaluate a range of General Plan residential designations.
Applicant / Owner: Alto View Properties/John Travis
Report
REPORT IN BRIEF
In 2013, the City Council adopted a revised process for considering a General Plan Amendment Initiation (GPI). GPIs are now heard on a quarterly cycle with a recommendation from the Planning Commission and then action by the City Council. In this quarter, the City received three GPI requests. All three requests are discussed in this staff report. In all three cases the applicants have requested that the Council consider changing the General Plan from Industrial to either a residential use or a use that supports nearby residential uses. In the report the three GPIs are identified as follows:
· GPI "A" 539 E. Weddell Drive: Industrial to Civic Center or other designation that supports a child care use
· GPI "B" 210 W. Ahwanee Ave.: Industrial to Residential Medium Density (14-27 dwelling units per acre)
· GPI "C" 1024-1078 W. Evelyn Ave.: Industrial to Residential Medium Density (14-27 dwelling units per acre)
Staff has included a description of the GPI request, the project site's relationship to surrounding uses, and a discussion of the study alternatives.
The Planning Commission considered the three GPIs at a public hearing on July 14, 2014. The Planning Commission recommended initiation for GPI "A" and GPI "B". The Commission did not recommend initiation for GPI "C" because the area is occupied with successful commercial service businesses, and there are limited areas where commercial service can move to in the City.
Staff recommends that a General Plan study be initiated for all three requests and, in each case, that more than one potential General Plan land use designation be evaluated. In each case, staff also recommends that the study area be expanded beyond the original site identified by the applicant in order to avoid spot decision making and to create logical study areas.
BACKGROUND
The Sunnyvale General Plan <http://ecityhall.sunnyvale.ca.gov/cd/GeneralPlan.pdf>is a fundamental policy document used for guiding the City through change and growth. It addresses the physical development of the City and, when used together with a larger body of City Council policies, provides direction for decision-making on City services and resources. It is both a long-range and a strategic planning document, containing long-term goals and policies for the next 10-20 years and strategic actions for the next 5-10 years. As community needs and values change, the City periodically reviews and updates the General Plan to remain a realistic document to achieve the community's vision.
The process for reviewing changes to the General Plan requested by property owners or project applicants is a General Plan Amendment study. The first step is to request that the City Council initiate a study through a General Plan Amendment Initiation (GPI). If the Council initiates the request, a formal application for a General Plan Amendment (GPA) may be filed.
On December 10, 2013 the City Council adopted a revised process for considering GPIs including the change to limit the number of hearings on General Plan Initiations each year. Previously GPIs could be heard throughout the year as many times as there were requests and each GPI was generally considered at separate hearings; also, only the City Council considered the GPI requests. There are now four review cycles for GPIs each year and each cycle includes a noticed hearing before both the Planning Commission and City Council. There is no set limit to the number of GPIs that can be considered in each cycle. In this cycle the City received three GPI requests; all three are discussed in this staff report. Staff has included a separate discussion and recommendation for each.
EXISTING POLICY
All three GPIs under consideration request a change from an Industrial land use designation to either a designation that is more compatible with or supportive of nearby residential uses (GPI A - Weddell) or to a residential designation (GPI B - Ahwanee and GPI C - Evelyn).
The Land Use and Transportation Chapter of the General Plan contains a number of goals and policies about distinct neighborhoods for residential, commercial and industrial uses. The General Plan also addresses neighborhood preservation and protection from incompatible uses, providing an adequate and diverse housing stock and providing a strong and balanced economic base.
Goal LT-2 Attractive Community - Preserve and enhance an attractive community, with a positive image and a sense of place, that consists of distinctive neighborhoods, pockets of interest, and human-scale development.
· Policy LT-2.1 Recognize that the City is composed of residential, industrial and commercial neighborhoods, each with its own individual character; and allow change consistent with reinforcing positive neighborhood values.
Goal LT-3 Appropriate Housing - Ensure ownership and rental housing options in terms of style, size, and density that are appropriate and contribute positively to the surrounding area.
· Policy LT-3.1 Provide land use categories for and maintenance of a variety of residential densities to offer existing and future residents of all income levels, age groups and special needs sufficient opportunities and choices for locating in the community.
GOAL LT-4 Quality Neighborhoods and Districts - Preserve and enhance the quality character of Sunnyvale's industrial, commercial, and residential neighborhoods by promoting land use patterns and related transportation opportunities that are supportive of the neighborhood concept.
· Policy LT-4.1 Protect the integrity of the City's neighborhoods; whether residential, industrial or commercial.
· Policy LT-4.2 Require new development to be compatible with the neighborhood, adjacent land uses, and the transportation system.
· Policy LT-4.3 Support a full spectrum of conveniently located commercial, public, and quasi-public uses that add to the positive image of the City.
GOAL LT-6 Supportive Economic Development Environment - Sustain a strong local economy that contributes fiscal support for desired City Services and provides a mix of jobs and commercial opportunities.
• Policy LT-6.1 Maintain a diversity of commercial enterprises and industrial uses to sustain and bolster the local economy.
GOAL LT-7 Balanced Economic Base - Endeavor to maintain a balanced economic base that can resist downturns of any one economic sector.
ENVIRONMENTAL REVIEW
Environmental Review is not required to initiate a General Plan study. The individual studies and potential future projects will be subject to the provisions of the California Environmental Quality Act (CEQA) depending on the scope of those projects.
DISCUSSION
A. File 2014-7357: 539 E. Weddell Drive (APN: 110-14-158)
GPI Request:
New Hope International Church occupies a site that has a General Plan designation of Industrial and is zoned Industrial and Service/Places of Assembly (M-S/POA). The church occupies two sites (nearby but not adjacent) along E. Weddell Drive and operates under a Use Permit for each site (2005-0803 and 2005-0804), both approved in 2005.
The church has requested a General Plan Amendment Initiation to study a General Plan designation change from Industrial to Civic Center or other designation that would accommodate a child care center use (pre-school). The church has provided a letter of request for a child care center, as it sees a need for this service in the growing residential area around the church. (Attachment 1 - Applicant's Request Letter GPI "A")
Surrounding Uses
The subject site is located in an area between State Highway 237 and U.S. Highway 101, one block west of Fair Oaks Avenue. Three parcels are located on E. Weddell Drive between Morse Avenue and the turn onto a north-south section of E. Weddell. The site faces U.S. Highway 101 with a 6 foot high chain link fence separating Weddell Drive from the shoulder of the highway.
The project site is a 1.37 acre parcel which is operated by New Hope International Church for its youth program and as shared space with several other churches. Immediately adjacent and to the west of the site is another place of assembly operated by First Morning Light Chinese Christian Church. Two parcels away (separated by First Morning Light) New Hope operates its main building at the corner of Morse Avenue and E. Weddell Drive. These three parcels make up one block and all have a General Plan designation of Industrial and are zoned Industrial and Service /Places of Assembly (M-S/POA). (Attachment 2 - GPI "A" Vicinity Map)
Bordering all three sites to the north is the Hetch-Hetchy Right-of-Way (ROW), owned by the San Francisco Public Utilities Commission (SFPUC), which is zoned M-S. North of the ROW is the City's new 4.3 acre Seven Seas Park on Morse Avenue. To the north in the project vicinity is a large neighborhood zoned M-S/ITR (Industrial-to-Residential) with either R-3 or R-4 residential zoning. This area is also referred to as Futures 7 and Tasman Crossing. A large part of this ITR neighborhood has or is in the process of transitioning to residential use including a 12-acre site immediately to the east that was recently approved for 465 high-density dwelling units.
Discussion
In order to consider a child care center at the project site, the City Council would first need to change the General Plan to a designation that would allow an appropriate zoning district.
To allow places of assembly (community serving), such as churches and child care centers, the City could examine a Civic Center, Commercial Neighborhood Shopping or any Residential designation.
CC - Civic Center would allow a Zoning Designation of P-F (Public Facility). The P-F public facilities zoning district is reserved for the construction, use and occupancy of governmental, public utility and educational buildings and facilities, and other uses compatible with the public character of the district. The P-F Zoning District allows places of assembly (community serving) such as churches, educational uses and child care centers with approval of a Use Permit.
CNS - Commercial Neighborhood Shopping would allow a Zoning District designation of C-1 (Neighborhood Commercial). The C-1 neighborhood business zoning district is reserved for the construction, use and occupancy of commercial buildings providing retail commercial shopping and service facilities to the adjacent neighborhood residential areas. The C-1 Zoning District allows places of assembly (community serving) such as churches, educational uses and child care centers with approval of a Use Permit.
Residential - Any Residential General Plan land use designation and related zoning district would allow places of assembly or child care centers with approval of a Use Permit. The site is an unlikely candidate for low density or low-medium density residential uses but is similar in location to recently approved high density residential projects. Studying Residential Medium Density (RMED 14-27 dwelling units per acre) and Residential High Density (RHI 27-45 dwelling units per acre) General Plan designations could be considered.
The applicant states that additional services such as child care may be needed in the project vicinity given the increase in residential development in the vicinity. Initiating a General Plan Amendment study would enable staff to explore land use options in an area which continues to transition to residential, while still considering the potential environmental impacts of the adjacent U.S. Highway 101 on sensitive receptors such as school children. The study would also discuss the potential impact of the loss of industrial land.
In 2005, an application was filed for a Religious place of assembly use associated with a related application at 521 E. Weddell Drive. The application had originally requested a Child Care Center, but the request was changed for the place of assembly use only, given environmental review requirements for the child care use. Prior to 2006, child care centers would only be considered in an industrial zoning district with the preparation of an Environmental Impact Report (EIR). The zoning code was modified in 2006 to indicate that child care centers are not permitted in Industrial zoning districts. Staff advised the applicant that even if the General Plan were amended, there were still concerns with the placement of a child care center near a freeway. Air quality regulations have changed and it is possible that with mitigation a child care facility could meet air quality standards; however, that potential environmental effect would need to be evaluated. If the Council initiates the GPA, staff recommends that the air quality analysis be the first study to be prepared.
A similar request for a GPI was considered by the City Council on February 14, 2006. The Council initiated a study (7-0) for three parcels (521, 531 and 539 E. Weddell) stating that the area deserved study because it adjoins the Industrial to Residential (ITR) zone and that child care-related facilities will be necessary in the future, and that it is also a good service for employers to provide to employees within the Moffett Park area and could reduce traffic trips. No formal application was filed and the authorization to submit the application has expired.
The subject property along with the two others in the block and the property at 550 E. Weddell Drive were rezoned to Industrial and Service/Places of Assembly (M-S/POA) in October 2006. The 550 E. Weddell property was rezoned to R-4/PD in April 2014.
Planning Commission Recommendation
The Planning Commission considered GPI "A" at a public hearing on July 14, 2014. The Planning Commission recommended that the City Council initiate GPI "A" as recommended by staff with an expanded study area and an analysis of the CC- Civic Center and CNS- Commercial Neighborhood Shopping General Plan designations.
Recommendation GPI "A"
Staff recommends that the Council initiate a General Plan Amendment Study to explore the Civic Center (CC) and Commercial Neighborhood Shopping (CNS) designations but not to study any residential designations. There are already a significant number of residential units allowed in the vicinity; there is a potential need for support services. Staff also recommends that Council expand the requested study area beyond the applicant's one parcel to include all three parcels in the block (total 4.87 acres) as well as the adjacent portion of the Hetch-Hetchy ROW (approximately 1 acre) and the City's park site (4.3 acres) to the north (Attachment 3 - Recommended Study Area Map GPI "A"). If the Council ultimately approves a Civic Center designation it would be an opportunity to rezone the park from ITR to Public Facility. Staff would also study if it is appropriate to extend the requirement for ITR-7 Sense of Place fees to this block.
B. File 2014-7364 210 W. Ahwanee Ave. (APN: 204-03-003)
GPI Request:
The applicant's site has a current General Plan designation of Industrial with a related M-S/PD (Industrial and Service/Planned Development) Zoning District. The site is currently occupied by an auto repair facility. The request is to consider changing the land use designation to Residential Medium Density (14-27 dwelling units per acre) to allow redevelopment of the site. The applicant has indicated an interest in rezoning the site to R-3/PD (Attachment 4 - Applicant's Request Letter GPI "B").
Surrounding Uses
The site is located near the center of a block that includes three different General Plan land use designations (Residential High Density, Industrial and Commercial Neighborhood Serving) and three corresponding Zoning districts (R-4, M-S/PD and C-1). (Attachment 5 - GPI "B" Vicinity Map). Although near other industrial property on San Aleso Avenue, the subject lot and its industrial neighbors are beyond the boundaries of the Peery Park Specific Plan study area and separated from it by residential apartments.
The 0.41 acre project site is located immediately south of U.S. Highway 101 with W. Ahwanee Avenue and a masonry sound wall separating the site from the shoulder of the Highway. Adjacent and east of the project site is a 68 unit apartment complex. A small neighborhood shopping center sits on the east corner of the block. The entry to the Borregas pedestrian and bicycle bridge over U.S. Highway 101 is located near the shopping center. Although the property is zoned M-S, immediately adjacent and west of the project site is a single-family residence on a deep lot where a service business also stores equipment. The property west of that is a self-storage facility. The last lot on the west end of the block is a 60-unit apartment complex.
Discussion
As can be seen on the vicinity map (Attachment 5), the three lots in the middle of the block (the project site, equipment yard and self-storage) form a small pocket of industrial land (total 1.93 acres). This industrial pocket is surrounded by residential uses on all three sides: R-4 High Density on the east and west sides and R-0 Low Density along the south side.
Initiating a General Plan Amendment study would enable staff to evaluate appropriate land use options for a miscellaneous group of remaining industrial sites in an area which has a mix of land use designations and a mix of existing uses. The study would also discuss the potential impact of the loss of industrial land.
As part of a GPA study, the following General Plan land use designations could be analyzed:
CNS - Commercial Neighborhood Shopping which would allow a Zoning District designation of C-1 (Neighborhood Commercial). The C-1 neighborhood business zoning district is reserved for the construction, use and occupancy of commercial buildings providing retail commercial shopping and service facilities to the adjacent neighborhood residential areas. Considering the potential negative impacts to residential with the site location adjacent to U.S. Highway 101, due to the larger size of these individual industrial lots and the potential to combine them, a Neighborhood Commercial designation may be worth evaluating as part of a General Plan study.
The surrounding residential neighborhood is a large block of residences with limited nearby access to neighborhood commercial and other supporting uses including personal service uses, office uses, child care and places of assembly. A CNS designation with a C-1 Zoning district would create an area for these uses. Residential could be considered with a Use Permit. Mixed use with retail and residential is also an option with a Use Permit.
Residential - A range of General Plan residential densities could be considered, including Residential Low Medium Density (RLM 7-14 dwelling units per acre), Residential Medium Density (RMED 14-27 dwelling units per acre) and Residential High Density (RHI 27-45 dwelling units per acre). Any of the residential General Plan land use designations and related zoning districts would allow not only residential units but also residential supporting uses such as places of assembly or child care centers with approval of a Use Permit.
The surrounding area has developed as a residential neighborhood; studying potential residential use would be logical. The study would consider the potential environmental impacts of U.S. Highway 101 on potential future residents.
Planning Commission Recommendation
The Planning Commission considered GPI "B" at a public hearing on July 14, 2014. The Planning Commission recommended that the City Council initiate GPI "B" as recommended by staff with an expanded study area and an analysis of the CNS- Commercial Neighborhood Shopping, Residential Low Medium Density (RLM 7-14 dwelling units per acre), Residential Medium Density (RMED 14-27 dwelling units per acre) and Residential High Density (RHI 27-45 dwelling units per acre) General Plan designations.
Recommendation GPI "B"
Staff recommends that the Council initiate a General Plan Amendment to study the Commercial Neighborhood Shopping (CNS) designation and a range of residential land use designations including Residential Low Medium Density (RLM), Residential Medium Density (RMED) and Residential High Density (RHI).
Staff also recommends that Council expand the requested study area beyond the applicant's one parcel to include the three central industrial lots (total 1.93 acres) and the entire rest of the block between San Aleso Avenue and W. Ahwanee Avenue (additional 4.57 acres) to result in a coherent long-term plan for the block (Attachment 6 - Recommended Study Area Map GPI "B").
C. File 2014-7304: 1024, 1026, 1028-1030, 1034-1038, 1042, 1058 and 1052-1078 W. Evelyn Ave. (161-35-008,-007,-006,-005, -004, 003, and -002)
GPI Request
The applicant, representing himself and four other property owners, has requested a General Plan Amendment Initiation for the City to study a General Plan designation change from Industrial to Residential Medium Density (RMED 14-27 dwelling units per acre) for seven lots along the south side of W. Evelyn. (Attachment 7 - Applicant's Request Letter GPI "C") The project lots generally take up 4.5 acres of the east half of the block between Mary Avenue and Bernardo Avenue (except for the west corner lot) (Attachment 8 - GPI "C" Vicinity Map). There are an additional 10 industrial lots in the same block which total approximately 8.2 acres. Total area for the block is approximately 12.7 acres. The entire block has a General Plan designation of Industrial and with an M-S (Industrial and Service) zoning district.
The applicant states that the industrial buildings in the study area have limited success attracting tenants because the buildings are older. The existing units do not garner market rents. The types of businesses located in this area are struggling due to other economic factors.
Staff has heard from one of the other property owners regarding this request. Mrs. Tyrosvoutis, owner of 1028-1030 W. Evelyn Ave. has contacted staff through e-mail from her residence in Greece and said she does not want the zoning changed for her parcel. She stated she was not contacted by the applicant and only heard about the proposal once a posting notice was placed on her site by the City and her tenants informed her. Based on a phone conversation with staff, she indicated that she has a long-term lease with her tenants.
Surrounding Uses
The project is bordered on the south side by multiple residential developments in the R-3 zoning district (Medium Density Residential). The R-3 properties run the entire block between Mary Avenue and S. Bernardo Avenue as do the industrial lots fronting on Evelyn. Note that S. Bernardo Avenue on the west end of the project block is the city limit line between Sunnyvale and Mountain View.
The project site is located across W. Evelyn Avenue from the CalTrain corridor to the north. Immediately north of the railroad is a mobile home park (Mary Manor).
The block is also located between two train stations (1 mile to Sunnyvale and 1.3 miles to Mountain View). Although not considered within walking distance, these transit sites are conveniently located for potential new commuters who have drop-off or who may bicycle the distance. Whisman and Evelyn light rail stations in Mountain View are also located within a half mile of the site. Residents may be willing to walk between a quarter and half a mile to get to transit.
The site is located in close proximity to jobs both in Sunnyvale and Mountain View. Peery Park is located less than half a mile to the north. Moffett Park is approximately 1.5 miles. Downtown Sunnyvale is located a mile east. In the Mountain View General Plan, the East Whisman Change Area is a potential employment growth area located a quarter mile from the project area.
Discussion
The applicant has requested a General Plan designation that corresponds with medium density residential (RMED 14-27 dwelling Units per acre) or an R-3 Zoning District.
In this instance, studying a range of three residential densities may be appropriate:
Residential - A range of General Plan residential densities could be considered, including Residential Low Medium Density (RLM 7-14 dwelling units per acre), Residential Medium Density (RMED 14-27 dwelling units per acre) and Residential High Density (RHI 27-45 dwelling units per acre). Any of the residential General Plan land use designations and related zoning districts would allow not only residential units but also residential supporting uses such as places of assembly or child care centers with approval of a Use Permit.
Commercial - In addition to residential, a study would include an analysis of some level of supporting neighborhood commercial uses potentially at the corner of Mary Avenue and Evelyn Avenue.
The range of units within the three possible study densities would result in approximately 170 units up to approximately 570 units for the 12.7 acre block. Development would be private and market driven. Opportunities for affordable units would likely be available either through the City's Below Market Rate program or as a result of the state density bonus law.
There may be merit to evaluating residential use in the project area. It is already bordered by other residential uses. Although it is near the railroad, the City has permitted other residential projects along the railroad corridor with appropriate mitigation for noise. New residential use may be a more compatible neighbor to the existing residents.
Like the other GPI requests under consideration, this project would remove industrial land and convert it to other use. The applicant's proposed 4.5 acre study area represents only a portion of the block and would potentially leave a new residential pocket in the middle of an M-S industrial zoning district.
If a study is initiated for the applicant's lots, staff recommends that at a minimum, the entire block between S. Mary Avenue and S. Bernardo Avenue be studied for the same purpose. It is not logical to place new residential within an industrial block. The entire area should be considered for residential and planned with appropriate amenities such as improved sidewalks and bike lanes as well as median landscaping and other sense of place improvements such as City gateway features at the border.
An alternative would be to extend the study area even further. Council may also want to consider extending the study area two more blocks to include the Service Commercial area (C-4) to the east between S. Mary Avenue and S. Pastoria Avenue. Doing so would bring all remaining commercial and industrial sites on W. Evelyn Avenue (between Downtown and the Mountain View border) into the analysis and would allow staff to present Council with options for an area plan along Evelyn.
Note, however, that the stretch of C-4 land between S. Mary Avenue and S. Pastoria Avenue is the last area zoned C-4 in the City. In 2007 Council considered rezoning more areas in the City from industrial to Service Commercial (C-4) but chose not to. That study was to consider providing more opportunities for uses such as auto repair, machine shops and assembly shops because at the time it was believed there was an economic and real estate market threat to preserving these uses in Sunnyvale. Council decided not to create additional C-4 areas but acknowledged that the types of businesses in the C-4 have limited area to go in the City.
A study of the three large blocks could include a feasibility analysis to provide pedestrian, bike and streetscape amenities. Since Downtown streetscape improvements start near the corner of W. Evelyn Avenue and S. Pastoria Avenue, if the study area were expanded to all three blocks it could result in an opportunity to create an area plan to increase housing opportunities as well as improve the City's image along W. Evelyn Avenue.
Planning Commission Recommendation
The Planning Commission considered GPI "C" at a public hearing on July 14, 2014. The Planning Commission recommended that the City Council not initiate GPI "C" as recommended by staff. The Commission did not recommend initiation for GPI "C" because the area is occupied with successful commercial service businesses, and there are limited areas where commercial service can move to in the City.
Recommendation GPI "C"
Staff recommends that the Council initiate this study for all three blocks to include all of the properties designated in the General Plan as Industrial and Commercial General Business to evaluate a range of residential densities from Residential Low Medium Density to Residential High Density and appropriate commercial uses. The study would include an analysis of the opportunity for affordable housing as well as preliminary opportunities and constraints analysis regarding streetscape improvements and opportunities for open space or park in-lieu fees (Attachment 9 - Recommended Study Area Map GPI "C").
The study would also look at the broader community to determine if adequate space is available for the uses that would be displaced. Staff recommends that if the study is initiated that a Market Analysis be required. Staff would manage the study paid for by the applicant.
BALANCED GROWTH PROFILE
There are no project related impacts when initiating a General Plan Amendment Study. Impacts of each amendment will be evaluated as part of the study. For information purposes, the Balanced Growth Profile (annually updated) has been provided (Attachment 10). Additionally, Attachment 11 includes the Balanced Growth Profile that includes development projects approved but not yet built, as well as projects scheduled for hearing in the very near term.
FISCAL IMPACT
There are no fiscal impacts associated with initiating a General Plan study. All costs of the studies, including any cost for fiscal impact analysis or economic analysis, technical environmental studies or the preparation of CEQA documentation will be covered by the applicants.
PUBLIC CONTACT
Public contact was made by posting the Council agenda on the City's official-notice bulletin board outside City Hall, at the Sunnyvale Senior Center, Community Center and Department of Public Safety; and by making the agenda and report available at the Sunnyvale Public Library, the Office of the City Clerk and on the City's website. A display ad was placed in the Sunnyvale SUN Newspaper. Notices were sent to all property owners and businesses within the suggested expanded study areas as well as to property owners within 1,000 feet of the recommended study area boundaries. 5,414 notices were mailed for the three GPIs.
When the project was continued from the City Council meeting of August 12 to August 26, 2014, the action by Council to continue to a date certain served as required public notice of the new hearing date. In addition, all three project sites were re-posted in front of the property, all three applicants were contacted directly, a new display ad was placed in the Sunnyvale SUN Newspaper and members of the public that spoke at the Planning Commission hearing were mailed revised notices if contact information was available.
ALTERNATIVES
1. GPI "A" 539 E. Weddell Drive: Initiate the General Plan Amendment study for the expanded study area including an analysis of CC- Civic Center and the CNS - Commercial Neighborhood Shopping General Plan designations.
2. GPI "B" 210 W. Ahwanee Ave.: Initiate the General Plan Amendment study for the expanded study area including an analysis of CNS - Commercial Neighborhood Shopping, Residential Low Medium Density (RLM 7-14 dwelling units per acre), Residential Medium Density (RMED 14-27 dwelling units per acre) and Residential High Density (RHI 27-45 dwelling units per acre).
3. GPI "C" 1024-1078 W. Evelyn Ave.: Initiate the General Plan Amendment study for the expanded study area including an analysis of Residential Low Medium Density (RLM 7-14 dwelling units per acre), including Residential Medium Density (RMED 14-27 dwelling units per acre) to Residential High Density (RHI 27-45 dwelling units per acre) and appropriate commercial uses. The study would include an analysis of the opportunity for affordable housing as well as a preliminary opportunities and constraints analysis regarding streetscape improvements and opportunities for open space or park in-lieu fees. The study would also look at the broader community to determine if adequate space is available for the uses that would be displaced.
4. Initiate a General Plan Study for GPI "A", "B" or "C" with modified directions.
5. Do not initiate General Plan Study for GPI "A", GPI "B" or GPI "C".
STAFF RECOMMENDATION
Recommendation
Alternatives:
1. GPI "A" 539 E. Weddell Drive: Initiate the General Plan Amendment study for the expanded study area including an analysis of CC- Civic Center and CNS - Commercial Neighborhood Shopping.
2. GPI "B" 210 W. Ahwanee Ave.: Initiate the General Plan Amendment study for the expanded study area including an analysis of CNS - Commercial Neighborhood Shopping, Residential Low Medium Density (RLM 7-14 dwelling units per acre), Residential Medium Density (RMED 14-27 dwelling units per acre) and Residential High Density (RHI 27-45 dwelling units per acre).
3. GPI "C" 1024-1078 W. Evelyn Ave.: Initiate the General Plan Amendment study for the expanded study area including an analysis of Residential Low Medium Density (RLM 7-14 dwelling units per acre), including Residential Medium Density (RMED 14-27 dwelling units per acre) to Residential High Density (RHI 27-45 dwelling units per acre) and appropriate commercial uses. The study would include an analysis of the opportunity for affordable housing as well as a preliminary opportunities and constraints analysis regarding streetscape improvements and opportunities for open space or park in-lieu fees. The study would also look at the broader community to determine if adequate space is available for the uses that would be displaced.
Staff
Prepared by: Gerri Caruso, Principal Planner
Reviewed by: Trudi Ryan, Planning Officer
Reviewed by: Hanson Hom, Director, Community Development
Reviewed by: Robert A. Walker, Assistant City Manager
Approved by: Deanna J. Santana, City Manager
ATTACHMENTS
1. Applicant's Request Letter GPI "A"
2. GPI "A" Vicinity Map
3. Recommended Study Area Map GPI "A"
4. Applicant's Request Letter GPI "B"
5. GPI "B" Vicinity Map
6. Recommended Study Area Map GPI "B"
7. Applicant's Request Letter GPI "C"
8. GPI "C" Vicinity Map
9. Recommended Study Area Map GPI "C"
10. Balanced Growth Profile, December 31, 2013
11. Balanced Growth Profile, June 30, 2014
12. Approved Planning Commission Minutes, July 14, 2014