Environmental Review

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.

Design Review & Variance

Use:  The site is currently developed as a one-story single-family residence. The applicant proposes to add approximately 432 square feet to the first story and add 1,237 square feet for a new second story.  The total floor area of the new home would be 3,265 square feet.

Site Layout: The site is located in the north section of town within a small neighborhood situated between two major transportation arterials (Freeways 101 and 237).  The subject site is a substandard lot in terms of lot size (5,251 s.f.) and lot width (50 ft.).  The existing structure currently has a combined side yard setback of 10 feet, 6 inches which does not meet the 12 foot requirement. There are many other homes in the neighborhood that have this pre-existing situation; however, the size of properties may vary from lot to lot and certain homes may have unique setbacks. The proposal requests that the first floor extend 10 feet towards the rear along the same wall that was originally constructed. (See Attachment #3 for more details related to the subject site.) 

Floor Plan:  The proposal includes the addition of floor area to the first story including space for a larger kitchen, and office area.  Additionally, the plan indicates a large dining room.  The second floor will contain a master bedroom and four additional bedrooms.  Two new bathrooms would be located on the second floor.   The applicant also proposes a vaulted ceiling area at the front of the home.  This area does not count towards floor area; however, the area is required to meet setbacks. The applicant wishes to extend into the required setback at this portion of the home.  The applicant proposes to attach the existing chimney to this proposed wall. The applicant has worked to reduce the overall floor area ratio from 65% to approximately 62%.  The two-story homes in the neighborhood range from a Floor Area Ratio of 45% to 56%. Staff recommends Condition of Approval #6 which states that a new design shall be submitted that reflects a further reduction to 56%.  This would create a home that is more compatible in size and scale to other residences in the neighborhood.

Architecture:  The architecture of the homes is typical of the style of single- family housing that was originally developed in this neighborhood in the 1950’s.  A few modest sized additions in the neighborhood have been built over recent years.  The overall architecture of additions in the neighborhood has remained relatively consistent.  Many of the single story homes consist of a hipped roof design with gable element incorporated with the garage. Second story additions in the neighborhood have utilized a gable and hipped roof elements. A hipped roof will remain along the first-story roof line. The proposed addition will utilize similar materials and color as the original structure.  Wood siding would be utilized along each elevation as noted on the plans in Attachment #3.  Roof material will consist of 50 year dimensional composition as noted in Condition of Approval #8. Bay windows are also proposed for each story at the front of the home.  (See “Elevations” in Attachment #3 for more detail.)

Additional modification is recommended by staff in regards to the appearance of the front entryway of the home.  As noted in the Single Family Design Techniques, the entry eaves should not be substantially higher than the first floor eaves. Condition of Approval #7, states that the applicant shall work with staff to redesign the appearance of the front entryway of the home.  

The second story setback would provide an additional two feet setback from the first story at the front of the home.  There is no variance required at this location, as the first story already exceeds the twenty foot requirement.   A combined second story setback of 12 feet is proposed along the side yards; however this does not meet the requirement of 18 feet. This requirement is not met only at a portion of the right side (south) of the home.  In an effort to improve the visual aesthetics of the structure, the applicant proposes to extend a part of the vaulted first story section of the home which would attach to the chimney.  Staff feels that further reduction of this vaulted area could accommodate the required setback and provide a more compatible appearance in terms of mass and scale within the neighborhood (Condition of Approval #5). The applicant is also proposing a second story balcony that is cantilevered at the rear of the home.  This area does not count towards floor area but meets setback requirements. The overall height of the home is proposed to reach a maximum peak of 27 feet, 11 inches.

In order to mitigate potential privacy concerns, Staff is recommending that the windows be modified to clerestory for the master bedroom and bedrooms #3 & #5, as noted in the floor plan (Condition of Approval #4).  The higher positioned windows will limit possible visual intrusions to the neighboring properties.

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

Landscaping:  The project site meets landscaping standards for properties located in the R-0 Zoning District. The Planning Commission added Condition of Approval #11 to reduce the height of the existing front yard fence to a maximum 3 feet.

Parking/Circulation: The site provides the required two covered spaces and two uncovered spaces as required by Sunnyvale Municipal Code 19.46.050. 

Compliance with Development Standards

The R-0 Zone does not restrict the Floor Area Ratio (FAR) for a home, but instead utilizes FAR as a threshold that triggers Planning Commission review for homes over 45%.

The site meets most standard development requirements with the exception of lot size and side yard setbacks.  The 5,251 square foot property does not meet the required minimum lot size of 6,000 square feet for the R-0 Zoning District. Additionally, the property currently has a non-conforming combined side yard setback of 10 feet, 6 inches where 12 feet is required. As noted in the report, the applicant proposes to extend the nonconforming setback 11’ 5” along the north side of the structure.  Additionally, the applicant proposes a combined two-story setback of 12 feet where 18 feet is required. Staff supports the extension of the first story but cannot make the findings for the encroachment into the side yard for the second story.  The proposed addition complies with the solar access requirements of Sunnyvale Municipal Code Section 19.56.020., as less than 10% of the rooftops of adjacent homes the will be shaded by the new addition. 

Expected Impact on the Surroundings

The proposed structure is situated in a neighborhood that consists predominantly of one-story homes.  Most of the recent additions in the neighborhood have remained close to the 45% F.A.R with larger additions ranging closer to 56%. The proposed two story addition would be considered amongst the largest homes, in the R-0 Zoning District, of properties located in this part of the City.   Staff recommends that the proposal be reduced to 56% Floor Area Ratio in an effort to be more compatible to other homes in the neighborhood. 

Staff believes that reductions in floor area could be made in the following areas of the proposed addition: Reduction of the proposed first-story extension, modify the second floor hallway and reduction to the area of the master bedroom.  The applicant is not limited to those areas, but a reduction in various locations would provide for a large home that is more compatible in scale to neighboring homes and still meets the intentions of the property owner. 

Findings, General Plan Goals and Conditions of Approval

Staff was able to make the required Findings based on the justifications for the Variance and Design Review.

• Findings and General Plan Goals are located in Attachment 1.
• Conditions of Approval are located in Attachment 2.

Fiscal Impact

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

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