CITY OF SUNNYVALE
REPORT
Planning Commission
March 24, 2003
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SUBJECT: |
Application for a 6,130 square foot site located at 874 Spinosa Drive in an R-0 (Low-Density Residential) Zoning District (APN: 201-33-039): |
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Motion |
2003-0085 - Design Review to allow a second-story addition to a single-family home for a total of 58% FAR (Floor Area Ratio) where 45% is allowed without Planning Commission review. |
REPORT IN BRIEF
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Existing Site Conditions |
One-story single-family home |
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Surrounding Land Uses |
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North |
Single Family Residential |
South |
Single Family Residential |
East |
Single Family Residential |
West |
Las Palmas Park |
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Issues |
Compatibility with the neighborhood Privacy |
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Environmental Status |
A Class 1 Categorical Exemption relieves this project from California Environmental Quality Act provisions and City Guidelines. |
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Staff Recommendation |
Approve with Conditions |
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PROJECT DATA TABLE
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EXISTING |
PROPOSED |
REQUIRED/PERMITTED |
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General Plan |
Residential Low Density |
Same |
Same |
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Zoning District |
R-0 |
Same |
Same |
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Lot Size (s.f.) |
6,130 |
Same |
6,000 min. |
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Gross Floor Area (s.f.) |
2,163 |
+1,354 3,517 total |
No max. |
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Lot Coverage (%) |
34.6% |
39.3% |
40% max. |
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Floor Area Ratio (FAR) |
35.2% |
58% |
45% without PC review |
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No. of Units |
1 |
Same |
1 max. |
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Building Height (ft.) |
Approx 13 ft. |
23.5 ft. |
30 ft. max. |
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No. of Stories |
1 |
2 |
2 max. |
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Setbacks (facing prop.) 1st Floor/2nd Floor (ft.) |
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19.5/N.A. |
19.5/40 |
20/25 min. |
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7/N.A. |
7/11 |
4/7 min. one side |
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5.5/N.A. |
5.5/13.5 |
12/18 min. total |
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20/N.A. |
20/20 |
20 min. |
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Parking |
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4 |
Same |
4 min. |
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2 |
Same |
2 min. |
ANALYSIS
Background
There are no previous planning actions on the subject site.
Description of Proposed Project
The project proposes a second-story addition to an existing 2,163 sq. ft. house. The 1,354 sq. ft. increase in gross floor area results in a total house size of 3,517 sq. ft., or 58% floor area ratio (FAR). This application is being reviewed by the Planning Commission as the FAR exceeds 45%.
Surrounding Neighborhood Architectural Style and Character: The neighborhood style is predominantly two-story in character (see Attachment 4, Photos). Built in the late 1960’s, the second-story and architectural styles vary. Many homes have the bulk of the second floor directly over the garage. Others have a more classic ranch style with the second floor set back from the first floor. The subject house is one of the few single-story structures in the immediate vicinity.
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
Use: The project consists of a two-story addition to an existing home. The addition contains a bedroom, bathroom and associated living areas. A 132 sq. ft. covered balcony is located at the front of the proposed addition, which is counted in the gross floor area. Sunnyvale Municipal Code section 19.12.080(6) states that gross floor area is "computed from the outside dimensions of a building, including supporting columns and unsupported wall projections." The proposed addition covers an existing 290 sq. ft. interior courtyard, which counts towards the total increase in floor area (see Attachment 3, as indicated with an "X" on the site plan). This area will continue to remain as an outdoor patio.
Site Layout: The existing U-shaped house meets all current setback requirements except for the front yard setback. This is an existing nonconforming situation and no increase in the nonconformity will result from the project. The proposed second story is set back on the sides and front from the existing house, meeting all required setback standards.
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Design Policy (Site Layout) |
Comments |
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3.1 Respect neighborhood home orientation and setback patterns. |
The proposed addition is setback from the first floor, reducing the appearance of mass and continuing the current home orientation and setback pattern. This style of addition has been built elsewhere in the neighborhood. |
Privacy: The proposed second story addition has a bathroom window on the left side elevation of the house and two bedroom windows on the rear elevation.
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Design Policy or Guideline (Privacy) |
Comments |
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3.6C Windows should be placed to minimize views into the living spaces and yard spaces near neighboring homes. When windows are needed and desired in side building walls, they should be modest in size and not directly opposite windows on adjacent homes. |
The floor plan has been designed to minimize the windows placed in the side walls which could have a significant impact on adjoining neighbors’ privacy. The proposed bedroom windows at the rear of the house are modest in size and 20 ft. away from the rear property line. |
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3.6D Second floor balconies and decks should be used only when they do not intrude on the privacy of adjacent neighbors. |
The proposed second floor balcony is at the front of the house and does not intrude on private open spaces of adjoining homes. |
Architecture: The proposed addition matches the style of the existing home with a hipped roof and similar window forms. Significant eave overhangs of 3 ft. are proposed to match the existing roof.
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Design Policy or Guideline (Site Layout) |
Comments |
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3.4 Design second floors to complement first floor forms and minimize their visual impact. |
The second floor is set back substantially from the first floor in the front, minimizing the visual impact of the second story. |
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3.4T Second floor additions should be in proportion to first floor areas. |
The second floor is smaller than the first story and proportional to the surrounding properties. |
Parking/Circulation: The proposed project meets parking requirements with two covered spaces and two uncovered spaces.
Compliance with Development Standards
The proposal meets all development standards for homes in the R-0 Zoning District, including the Solar Access Ordinance. Sunnyvale Municipal Code 19.80.040 requires applications for design review that exceed the FAR threshold in R-0, R-1, and R-2 to be considered by the Planning Commission. There is no maximum floor area in these zones; therefore, such proposals are not deviating from Code requirements.
Expected Impact on the Surroundings
The proposed project will have a minimal impact on the surroundings. With the additional second-story setbacks and sensitively-located windows, no significant shading or privacy impact is expected. The new addition will change the look of the streetscape but is in keeping with design policies governing such changes.
Findings, General Plan Goals and Conditions of Approval
Staff was able to make the required Findings based on the justifications for the Design Review.
Fiscal Impact
No fiscal impacts other than normal fees and taxes are expected.
Public Contact
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Notice of Public Hearing |
Staff Report |
Agenda |
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Alternatives
Recommendation
Alternative 1.
Prepared by:
Diana O’Dell
Project Planner
Reviewed by:
Fred Bell
Principal Planner
Reviewed by:
Trudi Ryan
Planning Officer
Findings – Design Review
The project’s design and architecture meets the requirements of the Single Family Design Techniques as the project meets the five basic design principles. The addition respects the scale, bulk and character of homes in the adjacent neighborhood. The proposed addition utilizes existing building materials and architectural roof design to maintain a consistent and harmonious architectural style. No significant privacy impact is expected as a result of the addition.
Conditions of Approval – Design Review
In addition to complying with all applicable City, County, State and Federal statutes, codes, ordinances and resolution, the Permittee expressly accepts and agrees to comply with the following Conditions of Approval for this permit.