Housing in the Silicon Valley: Sunnyvale Planning Commission and 838 Azure
On October 10, 2016, file 16-0548 was heard by the Sunnyvale Planning Commission. The item was to down-zone a condominium development per the General Plan, and to up-zone a one third acre parcel from Residential Low Density to Residential Low-Medium Density. By up-zoning the site at 838 Azure St, the property owner would be able to build four homes on the property instead of a maximum of two.
The Planning Commission passed the down-zoning proposal but denied the up-zoning at 838 Azure St. I do not believe the decision with regard to 838 Azure was consistent with the public interest of Sunnyvale residents. At a time of housing crisis, we should err on the side of providing more affordable homes for more families, and the location at 838 Azure is well suited to providing housing with minimal impact on congestion.
Current Status and Options
The property presently hosts two dilapidated structures which had recently housed squatters. There are dying trees and contaminated soil from Sunnyvale’s orchard days.
Proposed zoning for 838 Azure St
Present zoning is R0: 7 homes per acre, or 2 per 1/3 acre
Two lots of 7,200 square feet, homes up to 3,240 square feet
Requested zoning is R2: 12 homes per acre, or 4 per 1/3 acre
Four lots of 3,600 square feet, homes up to 1,620 square feet
Affordability
| Status Quo | Change Zoning | |
|---|---|---|
| House Type | Single Family | Townhome |
| House Size | 3200 sq ft / 5 bed / 3.5 bath | 1600 sq ft / 3 bed / 2.5 bath |
| Home Price | $2,400,000 | $1,000,000 |
| Monthly Cost | $12,000 | $5,000 |
| Household Income | $436,000 | $182,000 |
| Families Housed | 2 | 4 |
The lot in question is about 14,400 square feet, and present zoning allows for up to two houses. At 45% FAR one can build two homes of 3,200 square feet. Comparable homes in the area are typically 5 bedroom, 3.5 baths at $2,400,000. With a 20% down payment of $480,000, a 30 year fixed mortgage at 3.875% with taxes and insurance runs nearly $12,000/mo.
On the other hand, a 1,600 square foot townhouse or condo in this area is typically 3 bedroom, 2.5 bath at $1,000,000. With a 20% down payment, a 30 year fixed mortgage, taxes, insurance runs nearly $5,000/mo.
If we assume that housing is “affordable” at 33% of Gross Income, then the big houses are affordable to a family with $436,000 annual income, and the smaller homes are affordable at $182,000.
See Also: Redfin
See Also: Residential Zoning Standards – City of Sunnyvale
Location: Pedestrian and Transit Quality vs Congestion
Much of Sunnyvale is poorly suited to walking or public transportation. Housing in such areas encourages automobile trips and results in congestion. If you want to increase housing while avoiding congestion, you want to place the housing in areas where walking and public transit are viable options: when people have the option not to drive they are less likely to add congestion.
The average Walk Score in Sunnyvale is 55. For 838 Azure the walk score is 78. The site is well within Sunnyvale’s walkable downtown core, a very close walk to multiple groceries, restaurants, and Murphy St. This pedestrian accessibility does not encourage automobile trips, thus it mitigates congestion.
To avoid congestion, put housing in Sunnyvale’s walkable core: 838 Azure is at the Y of Mathilda and Sunnyvale in the lower right. Source: Sunnyvale Walk Score
The site is very near VTA’s premier bus route: the 22/522 El Camino Real, as well as the 55 and 54 routes for North-South mobility. Within an hour, public transit can get residents across Sunnyvale, including the offices on the North Side, as well as much of Cupertino and Santa Clara. The downtown areas of San Jose, Mountain View, and Palo Alto are accessible. At just over a mile to Sunnyvale Station, the site is not a convenient walk to Caltrain: residents may prefer to bicycle.
Via Walk Score: where you can get from 838 Azure via public transit.
Public Comment and Planning Board
Two neighbors spoke against the zoning change. A neighbor who lived in an adjacent townhouse was concerned that the development of townhouses on the neighboring property would not meet his aesthetic standards. A neighbor to the south was concerned that his dogs might get out if the property was developed, and that if the driveway were moved from Sunnyvale-Saratoga to Azure then there would be less street parking available on Azure.
Per the minutes:
Commissioner Melton noted that the benefits of the GPA and Rezone of the Azure site are the PD designation and an increase in housing density, and that the negatives include parking, neighborhood incompatibility and inappropriate density.
Commissioner Simons said he does not like the potential spot zoning of 838 Azure.
…
MOTION: Commissioner Melton moved and Commissioner Simons seconded the motion to recommend that City Council deny the General Plan Amendment and Rezone for 838 Azure Street.
Vice Chair Rheaume said he is not supporting this motion and supports increasing the density of this lot.
The motion carried by the following vote:
Yes: 4 – Commissioner Melton
Commissioner Olevson
Commissioner Simons
Commissioner WeissNo: 1 – Vice Chair Rheaume
Absent: 1 – Chair Harrison
Next Steps
This item should come before the City Council on November 1. Anyone who might wish to speak up on behalf of the virtue of increased housing in Sunnyvale can contact the City Council or make a public comment of up to three minutes at the upcoming council meeting. I am hoping to attend and speak November 1. If you think you might also be interested, or would like to be notified of any updates, please drop me a line: dannyman@toldme.com.
Postscript
This item was considered by the Sunnyvale City Council on November 1, 2016. City Council heard testimony from City Staff and the Property Owner. City Council candidate John Cordes and I made public comments in favor of the change. A few neighbors made public comments against the change.
The City Council enacted an ordinance to change the zoning at 838 Azure from R0 to R2-PD. The vote was 6-1, with Council Member Pat Meyering in dissent. Council made it clear that they were only approving the zoning change, in order to provide more housing in an area well-suited to pedestrian, bicycle and public transit. Council was generally most concerned with how the development would transition from the adjacent R2 zones to the rest of the neighborhood, which is among the several considerations which will be addressed subsequently in the planning process.
The Property Owner is now at liberty to submit plans for development, which will be subject to review by the Zoning Administrator, with community feedback, and potentially by the Planning Commission and the City Council.
