REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2013-7607
Location: 1100 N. Mathilda Avenue (APN:110-27-025)
Zoning: MP-C (Moffett Park Commercial)
Proposed Project: Consideration of an application for a 6.4-acre site:
SPECIAL DEVELOPMENT PERMIT: to allow expansion of the existing 173-room hotel through partial demolition and construction of a new 9-story building with 242 rooms and ballroom/conference facilities, resulting in a 342 room-hotel; and a new parking structure.
Applicant / Owner: Kenneth Rodrigues & Partners/W2005 New Century Hotel Portfolio Lp
Environmental Review: Mitigated Negative Declaration
Report
REPORT IN BRIEF
General Plan: Moffett Park
Existing Site Conditions: 173-room hotel and restaurant with surface parking
Surrounding Land Uses
North: Industrial Office use (Moffett Place, under construction)
South: Across Moffett Park Drive - Off-Ramp from SR 237
East: Across Bordeaux Drive - Industrial Office use (Moffett Place, under construction)
West: Across Mathilda Avenue - Former Federal Facility (Onizuka Airbase) in transition to other uses
Issues: Traffic, site design, building height, frontage landscaping on Mathilda Avenue and parking.
Staff Recommendation: Adopt the Mitigated Negative Declaration and approve the Special Development Permit with recommended Conditions of Approval in Attachment 4.
BACKGROUND
Description of Proposed Project
The project site is 6.4 acres in size and is currently developed with a 173-room Sheraton Hotel which includes amenities (pool, fitness center, restaurant (approx.10,000 s.f.) and meeting facility (approx. 5,500 s.f.). The proposal seeks to expand the existing hotel through the addition of a new building to include additional rooms and meeting facilities. The proposal involves demolition of two buildings: one with 63 rooms and another with housekeeping and storage use. The project also includes reconfiguration of the parking lot areas. The expansion includes construction of a new 9-story building with 232 rooms and 5,444 square feet of ballroom/conference facility; and construction of a new 4-level parking structure at the site. The new hotel building will be located on the southern portion of the site facing the corner of Moffett Park Drive and Bordeaux Avenue while the new parking structure is located on the northeast portion of site closer to Bordeaux Avenue.
The existing restaurant, reception area (which is one and three stories) and three two-story buildings will continue to remain at the site. Associated improvements include modifications of existing surface parking areas, landscaping and installation of sidewalks on all three street frontages. The proposal includes request for a deviation from the required 15-foot wide landscaping frontage on Mathilda Avenue.
The Sunnyvale Municipal Code (SMC: 19.29.050) states that a hotel use in the MP-C zoning district can be permitted through the City's Miscellaneous Plan Permit (MPP), a staff level review and approved by the Director of Community Development. Hotels may exceed the seventy-five foot height limit with approval of a Moffett Park-Special Development Permit. Due to the scope and location of the project, staff determined the project should be considered through a Major Moffett Park Special Development Permit (MP-SDP) by the Planning Commission.
Previous Actions on the Site
The hotel was built in 1980 and had a minor façade upgrade in 1998 (MPP 1998-1071). Numerous tree removal permits and sign permits have been issued to this site in the last 34 years.
Planning Commission Study Session: The proposed site and architectural designs were presented to the Planning Commission at Study Sessions on November 10, 2014 and November 24, 2014.
Several Commissioners expressed concern regarding the following:
· The transition of new 9-story building with the existing 2-story buildings on the site;
· Overall height of the building;
· Lack of architectural design and articulation of the parking structure;
· Shading of the pool area;
· Lack of direct sunlight to some of the rooms;
· Proposed color palette including the color of the glass;
Suggestions included lowering the height of the building, additional design features to the parking structure and inclusion of bicycle parking.
The Commission also discussed potential traffic congestion specifically the SR237/ Mathilda Avenue interchange and Moffett Park Drive and Bordeaux intersection. The Commission also noted the merits of the project as an appropriate location for a an expanded hotel with additional meeting facilities.
In response to Planning Commission's comments, the applicant has lowered the height of the building from 130 to 120 feet by reducing the height of the mechanical screen, and added green screens to the parking structure.
EXISTING POLICY
General Plan Goals and Policies: The following are key goals and policies from the Land Use and Transportation Chapter of the General Plan which pertain to the proposed project:
Goal LT-6: An economic development environment that is supportive of a wide variety of businesses and promotes a strong economy within existing environmental, social, fiscal and land use constraints.
Policy LT-4.1: Protect the integrity of the City's neighborhoods; whether residential, industrial or commercial.
Policy LT-7.2: Encourage land uses that generate revenue, while preserving a balance with other city needs, such as housing.
Moffett Park Specific Plan: The Specific Plan encourages targeted development that includes corporate headquarters, office and R&D facilities for high tech companies. Other supporting and complementary uses including lodging are also encouraged. Hotels are encouraged to locate in the Moffett Park area to service business travelers; high quality hotels that provide hospitality services and conference facilities and other amenities benefiting business are encouraged.
Moffett Park Specific Plan Design Guidelines: Moffett Park Specific Plan provides Design Guidelines (Chapter 6) that provide recommendations for site planning, architecture, landscaping and site amenities, sustainable design and green building techniques, and artwork in private development. These guidelines are referenced in the discussion and analysis below.
Bird Safe Building Design Guidelines: The City's Bird Safe Building Design Guidelines include recommendations for sites within 300 feet of a body of water larger than one acre in size or located adjacent to a landscaped area, open space or park larger than one acre in size, and also provides citywide guidelines. The project site does not meet the first criteria and is subject to the Citywide Guidelines for bird safe building design. These guidelines are:
· Avoid: large expanse of glass near open areas, especially when tall landscaping is immediately adjacent to the glass walls; funneling of open space towards a building face, transparent glass walls coming together at building corners;
· Reduce glass at top of buildings especially when incorporating a green roof into the design,
· Shield lighting to cast light down onto the area to be illuminated;
· Create smaller zones for internal lighting layouts
· Prohibit glass skyways or free standing glass walls and up-lighting or spotlights;
· Turning off lights at night for commercial buildings or incorporate blinds into window treatment.
The building includes clear glass instead of reflective glass for the first 60 feet of the building facades and meets the above guidelines.
ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration has been prepared in compliance with California Environmental Quality Act (CEQA) provisions and City guidelines (see Attachment 5). An Initial Study determined that construction of the proposed project has the potential to result in significant effects on the environment related to increased traffic impacting the roadway system, noise from SR 237 and construction noise, and the potential for discovery of historical artifacts or remains during excavation. Implementing mitigation measures prior to and during construction will reduce these impacts to less than significant. The Mitigation Measures have been noted in the Mitigated Negative Declaration (see Attachment 5) and incorporated as Conditions of Approval (see Attachment 4).
DISCUSSION
Present Site Conditions
The project site is located at the corner of Mathilda Avenue, Moffett Park Drive and Bordeaux Avenue. The site is currently developed with a 173-room hotel (Sheraton Sunnyvale) which includes a restaurant, meeting facilities, fitness center and a pool. The hotel consists of several 1 and 2-story buildings including a 10,000 square-foot restaurant building and 5,000 square feet of meeting room facility. The buildings are arranged around a central pool area and are served by surface parking lots. The entrance lobby and restaurant faces Mathilda Avenue. The site has access from all three streets with its main entrance driveway from Mathilda Avenue that is shared with the adjacent office R&D development on the north.
The area north of the site will be developed with one 8-story office R&D (Moffett Place); building, the area to the east will include five 8-story buildings, an amenities building and a parking structure.
Moffett Park - Special Development Permit
Use: The proposed hotel expansion intensifies the hotel use at the site located in the Moffett Park Commercial zoning district (MP-C) of the Moffett Park Specific Plan. The purpose of the MP-C zoning district is to provide support services to the Moffett Park Plan area and encourages development of hotels, restaurants, retail sales and services, professional services and other similar supportive commercial uses. The proposal is in keeping with the use encouraged in this zoning district.
Floor Area Ratio: Hotels are not subject to FAR in Moffett Park Specific Plan area.
Site Layout: The site is somewhat triangular with frontage along three streets (Mathilda Avenue, Moffett Park Drive and Bordeaux Drive). The entrance lobby, restaurant and main access to the site is on Mathilda Avenue, the new building site is facing Moffett Park Drive and the parking structure will be facing Bordeaux Drive. The new hotel building will be located on the southern portion of the project site facing SR 237. The 9-story, 120-foot building will be setback 85 feet from Moffett Park Drive and 65 feet from Bordeaux Avenue. The parking structure is 3 levels for the most part and has the fourth level along the rear portion of the structure. This parking structure will be setback 25 feet from Bordeaux Drive. The expanded hotel will be served by surface parking lots and the parking structure.
The following Moffett Park Design Guidelines related to Site Planning were considered in analysis of the proposed site design:
S2. Buildings located on corner parcels should be placed at or near the setback lines of each street. A strong pedestrian connection to the street should be established through the use of open plaza areas and enhanced landscaping, lighting, artwork, and pedestrian amenities.
The proposed project is located further away from the property lines with greater setbacks than recommended; site upgrade including landscaping, lighting, bicycle parking and new sidewalks and internal walkways will provide a strong pedestrian connection to the neighboring sites and light rail stations.
S3. Buildings near transit stations should orient their main entrances towards the stations and provide convenient pedestrian connections between the two.
The expanded hotel will continue to utilize the main entrance which faces Mathilda Avenue that is oriented to the light rail stations (Lockheed Martin Station to the north and Moffett Park Station to the west), each of which are about 2,000 feet away from the site.
S4. When multiple buildings are proposed for a site, they should be grouped to provide functional open spaces, plazas, and courtyards. Strong pedestrian connection should link buildings and open spaces. Consider daylight opportunities through building orientation and separation of buildings.
The new 9-story building replaces a 2-story building at the hotel complex that is developed around the central courtyard with a pool. The parking structure is located further back in the site with pedestrian connection to the new building and other existing buildings on the site. The orientation of the new building shades a portion of the site including the pool.
S5. Loading areas and service yards should be located to the rear of the site and completely screened.
All service areas are either located away from view or will be appropriately screened.
Architecture: The new building is oriented towards the corner of Moffett Park Drive and Bordeaux Drive facing SR 237. The architectural style is considered to be contemporary, with a combination of clear and reflective glass, steel and concrete panels. The front façade of the building has a grid pattern formed around the windows and also includes vertical and horizontal elements that help break the mass of the buildings.
The proposed 9-story building will be 120 feet tall as measured to the top of the mechanical screen and 116 feet tall as measured to the top of the building parapet. This height is similar to that approved for the six 8-story office R&D buildings in Moffett Place to the north and east (129 feet to top of mechanical screen, 114 feet to the top of building parapet). Excluding mechanical screens, the proposed 9-story building with 116 feet to the top of the parapet would make it Sunnyvale's tallest building.
Federal Aviation Administration (FAA) has cleared the proposed height (up to 130') through the issuance of Determination of No Hazard to Air Navigation clearance. Staff believes that the other tall buildings in the project vicinity will provide a visual context for the proposed building. This context of taller buildings is similar to the office buildings off US 101 in Santa Clara whereby a grouping of tall higher-rise buildings makes for an intensified development pocket in a typical suburban landscape of low-rise buildings.
The architecture of the parking structure is basic with concrete horizontal panels, vertical columns and green screens. The parking structure is predominantly a 3-level structure with a portion (10%) of it rising to a forth level in the interior of the site. The structure will appear as a 3-level parking structure from the streets. Staff believes that additional architectural detail (such as stone cladding on a portion of the concrete columns at ground floor level) and other design options (such as additional design detailing on the concrete panels and columns) can to be added to improve the architectural design and help tie the architectural style of the new hotel building with the new parking structure (Condition of Approval No. PS-1).
The following Moffett Park Design Guidelines related to architecture were considered in analysis of the proposed architectural design of the building:
A1. Large scaled elements of undifferentiated mass make buildings appear bulky and monotonous. The following techniques should be considered as a means to reduce the potentially bulky appearance:
· Differentiate, the three traditional parts of the building; base midsection and top
· Vary the planes of exterior walls and provide articulation through use of color, change in materials and arrangement of façade elements.
· Create buildings of varying heights and roof lines.
The proposed architectural design breaks up the mass of the building through articulation with use of different building materials and arrangement of façade elements.
A3. Architectural design and detailing should be consistent on all elevations of the building and between different buildings within the same complex.
The proposed architectural style and detailing is consistent on all elevations of the building. The new building's architectural style is not the same as that of the existing buildings that will continue to remain at the site. In order to address this issue, the proposal includes a metal canopy that links the entrance to the new building. Staff has included a condition of approval requiring the applicant to provide additional detail and articulation to this feature and to include site amenities (example lighting, landscaping, paving etc.) that tie the two buildings together (Condition of Approval No. PS-1).
A4. Throughout Moffett Park a diversity of building types, colors, and materials is encouraged to create a pleasing mixture of styles and forms.
The proposed architectural style is reflective of a high-end hotel development amidst recently approved tall office R&D buildings on the north and east of the project and will provide diversity of building type, and a mixture of style and forms.
A6 Roof forms shall be consistent with the design theme of the building and should continue all the way around the building to complete the design
The proposed roof form including the mechanical screen, exterior staircases and façade elements have been integrated to provide a roof form consistent with the design theme.
Landscaping: The project is designed with approximately 22% of the lot area as landscaping, which complies with the 20% minimum landscaping requirement in the SMC.
An arborist report was prepared for the project, which evaluated 98 trees, 73 of which are considered to be protected by the SMC (tree trunk greater than 38 inches in circumference as measured 4.5 feet from grade). Most of the trees are located along the perimeter of the project site, including the three street frontages. Of the 98 trees, 64 trees will be removed and 34 trees will be saved. All of the trees along the street frontages will be removed in order to provide a sidewalk or to replace the tree with an appropriate species that adapts to use of recycled water. A conceptual landscaping plan shows about 66 new tree plantings distributed along the street frontages and the parking lot. The proposal includes frontage landscaped parkstrips along all the three street frontages. The proposal includes just over a one for one replacement for the trees to be removed.
Additionally, SMC 19.37.040 requires that landscaped parkstrips along street frontages be at least 15 feet wide. The proposed project does not meet this requirement along a segment of the site's frontage on Mathilda Avenue (approximately 42% of this frontage) and on Moffett Park Drive (entire frontage is 10 feet wide). This situation is the result of adding a sidewalk with parkway strip (4-foot parkway strip plus 6-foot wide sidewalk). The landscape frontage on Bordeaux is 20 feet wide and exceeds the minimum 15-foot requirement.
The proposed deviation from street landscaping can be addressed through the Moffett Park - Special Development Permit. Staff notes that other portions of the site (Bordeaux Drive and portion of Mathilda Avenue) have landscaped frontages that exceed the minimum requirement to result in an average of 15-foot width for the entire site. Staff believes that with the planting of an adequate number of trees and appropriate tree species in the parkway strip and on the existing bermed landscaped frontages, the site will have adequate landscaping.
Additionally, SMC Section 19.37.070 states that at least 50% of the parking areas must be shaded within 15 years after the establishment of the lot. The conceptual landscape plan demonstrates compliance with this requirement by providing 53% shading. A Final Landscaping and Shading plan will be reviewed as noted in the Conditions of Approval (No. PS-2).
The following Moffett Park Specific Plan Guidelines were considered in the analysis of the project landscaping:
L1. Landscaping serves a variety of purposes and shall be designed to serve multiple needs - retain natural features; provide focal points at site and building entrances; shade parking lots, pedestrian walkways, plazas and seating areas; define circulation routes; screen parking lots; provide visual interest and contrast with uniform shapes of buildings; provide areas of recreation; satisfy Stormwater Runoff and infilteration BMP requirements.
The proposed landscape modification and upgrade will plant trees along all three street frontages, shade the parking lot, and enhance entrance areas of the site, connect the entire site to recycled water for irrigation, plant appropriate tree species that grow well with recycled water (redwood trees and some species of maple are adversely impacted by recycled water). The landscape plan also incorporates stormwater management best practices features.
Parking and Circulation: The proposal includes a total of 405 parking spaces translating to 1.1 parking spaces per hotel guest room. SMC 19.46.100 requires a minimum of 0.8 parking spaces per room and a maximum of 1.2 spaces per room, which results in a minimum requirement of 274 spaces and a maximum of 410 spaces for the project. The City's required parking ratio takes into account associated uses including hotel restaurant, conference and meeting facilities, recreational uses and employee parking. The proposed parking ratio of 1.1 parking spaces per room is closer to the maximum allowed ratio of 1.2 parking spaces per room and adequately addresses parking needs for the expanded hotel and associated uses.
Of the 405 parking spaces, 166 parking spaces will occur in the 4-level parking structure with the other 239 spaces as surface parking on the site. As conditioned, a final parking lot striping plan demonstrating conformance to SMC 19.46 and Parking and Circulation Design Guidelines will be reviewed by staff prior to submittal of a building permit.
The proposal includes a total of 34 bicycle parking spaces of which 25 percent will be Class I (secured) and 75 percent will be Class II (as defined by VTA Guidelines).
Traffic: A Traffic Impact Analysis (TIA) has been prepared for the proposed project by Hatch Mott MacDonald dated October 21, 2014 (Attachment 8). The report notes that based on the Institute of Transportation Engineers' (ITE) Trip Generation Handbook, the project (169 net new rooms and 5,444-square foot meeting facility) is estimated to generate 1,508 new daily trips, of which 113 trips will occur during the AM peak hour (7-9 am.) and 118 during the PM peak hour (4-6 p.m.). The study examined the project's peak hour trips on five intersections based on VTA guidelines. The study examines the project's impact in three scenarios: Existing plus Project, Background plus Project and Cumulative plus Project. The project had impacts under the Background plus Project and Cumulative Plus Project scenarios.
The greatest impact is noted for Cumulative plus Project condition with three of the five study intersections impacted during peak hours. Based on City of Sunnyvale's and VTA's impact criteria the project is expected to have a significant impact at these three intersections:
· Mathilda Ave/Moffett Park Drive - The addition of project traffic is projected to exacerbate the unacceptable Level of Service (LOS) F operations during AM and PM peak hours;
· Mathilda Ave/SR 237 WB Ramp - The addition of project traffic is projected to exacerbate the unacceptable Level of Service (LOS) F operations during the PM peak hour;
· Bordeaux Dr/Moffett Park Dr - The addition of project traffic is projected to deteriorate operations at the worst approach from LOS E to LOS F during the PM peak hour.
The report notes that improvements at the Mathilda Ave/SR 237 interchange are included in VTA's Valley Transportation Plan 2035 and would mitigate the impacts for the above noted three intersections. City of Sunnyvale's Traffic Impact Fee (TIF) requires the project to contribute towards the cost of this improvement. The project will be required to pay TIF for an estimated $721,461. This mitigation measure reduces the impact to less than significant.
Green Building: Green building standards require non-residential construction that exceeds 5,000 square feet to attain LEED Silver level. The proposed LEED score card for the project attains the Silver Level with 52 points. The project is conditioned to maintain a minimum of a LEED Silver rating.
Stormwater Management: The current Municipal Regional Permit for stormwater discharge requires all treatment be achieved through Low Impact Development (LID) measures such as infiltration, harvesting/use, and biofiltration and limits the use of mechanical treatment. A preliminary Stormwater Management Plan (SWMP) has been provided, which demonstrates compliance with LID requirements by incorporating an underground water storage system into the landscaped area. A Condition of Approval requires third-party certification of a final Stormwater Management Plan ( SWMP) prior to issuance of building permits.
Easements/Undergrounding and Sidewalks: All utilities are required to be placed underground and easements are required to be kept clear of any structures. As noted on the site plan, the main access driveway off Mathilda Avenue is shared with the neighboring office R&D office project (Moffett Place) on its north. If needed, appropriate easements will be recorded as noted in Condition of Approval (No. PF-6). New sidewalks with landscaped parkway strips will be constructed along all three frontages. Existing berms and landscaping will be modified to include the sidewalks (Condition of Approval No. GC-10 and GC-11.
Solar Access and Shadow Analysis:
The shadow study for the new building demonstrates expected shading and its impact - onsite and offsite. The plan shows that the building has minimal shading impact off-site and casts a longer shadow on Dec 21st on the onsite buildings including the pool area. The applicant notes that this shading of the pool area is acceptable to them during the winter months. Sunnyvale Municipal Code 19.56.020 limits shading to a maximum of ten percent of the roof area of nearby properties and does not apply to on-site buildings.
Artwork in Private Development:
The project has not yet identified artwork type or location. The Moffett Park Specific Plan requires that all new development on sites over 2 acres in size shall include public artwork (Condition of Approval PF-8). The artwork will be considered by the City's Arts Commission for approval. An in-lieu fee option is available.
Development Standards:
The project meets all development standards as noted in the Project Data Table (Attachment 2), except the requirement for 15-foot wide landscaped parkstrips along the three streets frontages. This deviation was discussed previously in the Landscaping section of thisreport.
Expected Impact on the Surroundings:
Visual and Height - The proposed project's height and scale are compatible with the more recent office and R&D projects approved and constructed within the vicinity. Visually, this grouping provides contextual scale with similar heights and mass. The contemporary architectural style provides for building articulation, forms and high quality materials, similar to those found in Moffett Park. Staff notes that the proposed building is smaller in footprint that will result in a slender tall building as compared to the other adjacent office buildings.
The residential neighborhood south of SR 237 is approximately 400 feet away. The new building will be visible from this neighborhood; the elevated freeway and a sound wall in between the new building help reduce the visual impact.
Traffic - The project will increase traffic on the roadway system. The peak hour trips will exacerbate an existing impact at the intersection of Mathilda Ave/237 interchange. The redesigned interchange is expected to be completed by 2019 to improve the Level of Service (LOS) and alleviate congestion at this intersection. The Mathilda Ave/237 project includes an optional design that includes closure of Moffett Park Drive between Bordeaux Drive and Mathilda Avenue The Moffett Place project includes a new publicly accessible road between Bordeaux and Mathilda, approximately 1300 feet north of Moffett Park Drive. If this option is not chosen or completed in time prior to occupancy of the Moffett Place office project, then the intersection of Moffett Park Drive and Bordeaux Drive will be signalized
FISCAL IMPACT
The proposed project is anticipated to have a positive fiscal impact on the City. In addition to the increased revenues from assessed property tax for the site, the City will also receive additional Transit Occupancy Tax (TOT). The expanded hotel will potentially increase (almost double) the TOT received by the City by an estimated $1.1M (calculation based on past 9 month revenue period) for the site. The project is also subject to normal entitlement and building permit fees. Additionally, the project will be required to pay an estimated Transportation Impact fee of $721,461 to the City as a Mitigation Measure.
PUBLIC CONTACT
Community Outreach Meeting: The applicant held a community outreach meeting on October 5th, 2014, at the Sunnyvale Sheraton Hotel. The meeting was attended by one resident who expressed traffic concerns. Additionally telecommunications professionals attended the meeting and expressed their interest for a future/potential wireless telecom facility on the new building.
Planning Commission Study Session: Staff presented the project to the Planning Commission at its November 10, 2014, and November 24, 2014, Study Sessions. The Planning Commission was supportive of the expanded hotel use at this site but expressed concerns regarding the tall building, transition of 2-story and 9-story buildings, shading the pool and lack of architecture design of the parking structure.
Notice of Mitigated Negative Declaration and Public Hearing
· Published in the Sun newspaper
· Posted on the site
· 984 notices were mailed to property owners and tenants within 2,000 feet of the project as shown in Attachment 1
· Notices were emailed to the following Neighborhood Association: Morse Park Neighborhood Association.
Staff Report
· Posted on the City of Sunnyvale's web site
· Provided at the Reference Section of the City of Sunnyvale's Public Library
Agenda
· Posted on the City's official notice bulletin board
· City of Sunnyvale's web site
CONCLUSION
Findings and General Plan Goals: Staff was able to make the required Findings for the Special Permit. Recommended Findings and General Plan Goals and Policies are located in Attachment 3.
ALTERNATIVES
1. Adopt the Mitigated Negative Declaration and approve the Major Moffett Park Special Development Permit with the conditions in Attachment 4.
2. Adopt the Mitigated Negative Declaration and approve the Major Moffett Park Special Development Permit with modified conditions.
3. Adopt the Mitigated Negative Declaration and deny the Major Moffett Park Special Development Permit.
4. Do not adopt the Mitigated Negative Declaration and direct staff as to where additional environmental analysis is required.
RECOMMENDATION
Recommend Alternative 1 to approve the Major Moffett Park Special Development Permit and based on the Findings in Attachment 3 and with the recommended Conditions in Attachment 4.
Prepared by: Shétal Divatia, Senior Planner
Reviewed by: Gerri Caruso, Principal Planner
Approved by: Trudi Ryan, Planning Officer
ATTACHMENTS
1. Vicinity Map with 2,000 feet Noticing Buffer
2. Project Data Table
3. Recommended Findings and Moffett Park Specific Plan Goals and Policies
4. Recommended Conditions of Approval
5. Mitigated Negative Declaration
6. Site and Architectural Plans
7. Applicant Project Description Letter
8. Traffic Impact Analysis