As originally filed, the applicant sought approval to remodel an existing single family home by adding a second floor over the back portion of the structure. The remodel would result in an FAR (Floor Area Ratio) exceeding 45% which requires Planning Commission review. On October 28, 2002 the Planning Commission considered the application which included the extension of a deck over a portion of the original first floor at the rear of the site (See Minutes Attachment 7). Correspondence and testimony at the hearing from neighbors noted concern with the deck as it overlooked adjacent backyards and extended as close as 12 feet 9 inches to the rear property line. During the hearing, the applicant offered to revise the project including redesign or deletion of the deck.

In addition to the deck, other issues discussed at the Commission hearing included architectural details and the number of bedrooms. Generally, the Planning Commission felt the aesthetic elements were acceptable as shown but noted concern with the intensity of the project. Two motions to approve the project failed. In its action to fail to approve the application, certain Commissioners noted that the project was too large and would be out of scale with the neighborhood.

The applicant has appealed the Planning Commission action and has revised the project deleting the rear deck, and noting the owner’s intention to merge two of the first floor bedrooms to become a future family room. In addition, a second story, raised sill window has been added to the north side of the structure. The applicant has provided: A letter describing the revised project (Attachment 4); letters and a petition in support of the project from residents located on Lachine Drive (Attachment 5); and, current real estate listings for homes in Sunnyvale which have an FAR greater than 45% (Attachment 6.) Staff notes that the applicant is not requesting a variance for floor area ratio, rather that FAR greater than 45% has a higher level of review.

The applicant is seeking a remodel of an existing single family home by adding a second floor over the back portion of the structure. The existing first floor will remain unchanged (floor area of 2,666 square feet). The second floor addition (floor area 1,253) will enlarge the existing structure for a total of 3,919 square feet (including the 450 sq. ft. garage). The rear deck, which was part of the original application, has been deleted. The office, over which the deck was to be built, will now have a pitched roof. The rear facing wall of the master bedroom, which originally included a sliding glass door to access the deck, will now incorporate a raised sill window. An additional raised sill window has been added to the north side of the structure allowing more light into the Master Bedroom. The building size results in a Floor Area Ratio (FAR) of 48.56%.

A Class 1 Categorical Exemption relieves this project from California Environmental Quality Act provisions and City Guidelines. Class 1 Categorical Exemptions include minor additions to existing facilities.

Use: The project is a Design Review to allow a second-story addition to an existing one-story house resulting in a FAR or 48.5% where 45% is allowed without Planning Commission review. The entire addition is a new second story covering 31% of the existing first story. The remodel will incorporate four new bedrooms, two bathrooms and related closets. Combined with the existing first floor, the structure will contain seven bedrooms, four bathrooms, a sewing room, an office, one kitchen and related common living spaces.

Recent information from the applicant indicates an intent to merge two of the first floor bedrooms into a family room space. This floor plan alteration is not part of the current project and does not change the proposed FAR. The information is provided as an indication of the owners future plans. If implemented, the number of bedrooms in the home would be reduced to five.

The subject property is a relatively standard rectangular lot of 8, 074 square feet in area (Attachment 3). The lot width is 73 feet. The existing lot area meets the current minimum requirement of 8,000 square feet; however, the existing lot width is slightly narrower that the current minimum of 76 feet.

The existing 2-car garage takes access from Lachine Drive. The garage extends beyond the front of the house with a setback of just over 20 feet. The new second story addition is setback approximately 44 feet from the property line. As viewed from the traveling public, the second story addition is located nearly 65 feet from the street. There are no unusual easements or other restrictions on the property.

The existing first floor of the back of the house encroaches to within 12 feet 9 inches of the rear property line. Under current development requirements the second floor cannot encroach closer than 20 feet to the rear property line. As proposed, the project meets this setback with the second floor encroaching no closer than 22 feet. As originally proposed, the remaining portion of the first floor not covered by the new second floor was proposed as a deck with a sliding glass door opening from the master bedroom. The revised plan has deleted the deck and replaced the sliding glass door with a raised sill window. The raised sill window (the bottom of the window is six feet above the floor) will help ensure privacy to adjoining properties.

A second raised sill window has been added on the north side of the Master bedroom. This window, the bottom of which is 5 feet 6 inches above the floor, overlooks adjoining property. Due to the raised sill design, staff believes that privacy impacts from this window would be minimal.

The following Guidelines were considered in analysis of the project site design.

The subtle ranch styling of the existing home incorporates brick wainscot and shiplap siding on the front elevation. The remaining building sides for the first floor employ stucco siding. Siding material for the new second floor will incorporate shiplap material similar to the first floor on all sides of the building. The use of compatible materials will provide a finished look to the overall project.

The peak of the new roof will incorporate a ridgeline skylight providing interest to the top of the building and additional natural light for the stairwell inside.

Building details include planter boxes at the first floor windows and a vent at the peak of the garage. The main entry is attractively understated.

At the Planning Commission hearing on October 28, 2002, staff noted that although the new second story integrates reasonably well with the lower level, the front elevation is somewhat lacking in detail. At that time, staff recommended a Condition of Approval requiring the addition of planter boxes of similar design to those existing at the windows of the first floor to be added to the window locations for the new second floor. Staff felt that this additional detail would improve the appearance of the upper floor and better integrate the first and second floor levels.

At the Commission hearing, the applicant noted some concern with the condition requiring the additional planter boxes. It was staff’s impression that the Commission generally agreed with the applicant that the existing exterior design was adequate. Staff continues to believe that the front elevation could benefit from the addition of architectural detail on the second floor and recommends Condition of Approval No. 3 requiring that the applicant work with staff on this matter. The condition has been revised to allow a broad range of solutions.

The following Guidelines were considered in the analysis of the project architecture.

Parking/Circulation: The project site currently meets all parking requirements and no change is proposed.

The proposed second story addition meets all development standards including setbacks and building height.

Implementation of the proposed remodel will result in the construction of a second story addition to a single story structure with associated change in its visual appearance. The structure may appear larger and more massive than surrounding single story homes but is consistent with other 2-story homes in the vicinity. The proposed addition has been designed to be set back toward the rear of the house covering 31% of the first floor. The design and materials selected for the second story addition are sensitive to the original design and, in staff’s opinion, will blend well with the character of the neighborhood.

At the Planning Commission hearing on this item, adjoining neighbors noted privacy concerns with the deck proposed at the rear of the project. The applicant has redesigned the proposed project removing the deck. A raised sill window has replaced the sliding glass door originally intended to access the deck. A second window, of raised sill design, has been added to the Master Bedroom. These changes will reduce potential privacy impacts associated with the project.

At its hearing on October 28, 2002 the Planning Commission was not able to make the finding to approve the project noting that the project was too large and would be out of scale with the neighborhood.

No fiscal impacts other than normal fees and taxes are expected.

Prior to the Planning Commission hearing, two residents in the neighborhood called to discuss the project noting particular concern with the proposed deck. Both neighbors reviewed the project plans and provided written correspondence. The property owners immediately behind the project site also reviewed the proposed plan and expressed concern with privacy issues associated with the deck.

No comments or correspondence have been received on the appeal application. The project has been redesigned eliminating the deck.

1. Grant the Appeal and thereby approve the Design Review with attached conditions.
2. Grant the Appeal and approve the Design Review with modifications.
3. Deny the Appeal.

Alternative 1

The proposed project design and architecture conforms with the requirements of the "Citywide Design Guidelines", specifically Building Design Scale and Character item B11 "Maintain the scale and character of the existing main structure in building additions by retaining similar proportions and rhythm present on the main structures". The proposed second story addition will alter the character of the existing structure increasing the height and mass of building; however, the second story addition is set back toward the rear of the existing structure covering a portion of the first floor. The scale and style of the addition coordinates with the original building.

In addition to complying with all applicable City, County, State and Federal Statutes, Codes, Ordinances and Resolutions, the Permittee expressly accepts and agrees to comply with the following Conditions of Approval for this Design Review.

1. The one-year expiration date of this Design Review shall be measured from the date of the approval by the final review authority at a public hearing if the approval is not exercised.
2. The applicant/property owner shall reproduce the Conditions of Approval on the Title page of the plans submitted for a Building Permit for this project.
3. The front building elevation shall be revised showing planter boxes or other architectural detail at the windows for the second floor. The revised front building elevation shall be submitted for review and approval by the Director of Community Development prior to issuance of a building permit.
4. Exterior material and colors shall match the existing house. Roof material shall be a minimum 50 year architectural composition single. These items shall be noted on plans submitted for the building permit.
5. The developer/applicant shall obtain any required building permit.