CITY OF SUNNYVALE
REPORT
Planning Commission

March 24, 2003

SUBJECT:

Application for a 6,004 square foot site located at 803 Haverhill Drive in an R-0 (Low-Density Residential) Zoning District (APN: 201-09-033):

Motion

2003-0096 – Design Review to allow a 1,230 square foot, second-story addition to an existing 2,151 square foot single-story home with a total FAR (Floor Area Ratio) of 56.3% where 45% is allowed without Planning Commission Review.

REPORT IN BRIEF

Existing Site Conditions

One Story Single Family House

Surrounding Land Uses

North

Single Family Residential House

South

Single Family Residential House

East

Single Family Residential House

West

Single Family Residential House

Issues

Neighborhood Compatibility

Environmental Status

A Class 1 Categorical Exemption relieves this project from California Environmental Quality Act provisions and City Guidelines.

Staff Recommendation

Approve with Conditions

 

03-0096 Image405.gif (45813 bytes)

PROJECT DATA TABLE

 

EXISTING

PROPOSED

REQUIRED/PERMITTED

General Plan

Low Density Residential

 

Same

Same

Zoning District

R-O

Same

Same

Lot Size (s.f.)

6,004 s.f.

Same

6,000 s.f. min.

Gross Floor Area (s.f.)

2,151 s.f.

3,382 s.f.

2,701 s.f. max. without Public Hearing

Lot Coverage (%)

35.8%

Same

40% max.

Floor Area Ratio (FAR)

35.8%

56.3%

45% max. without Public Hearing

No. of Buildings On-Site

1

Same

---

Building Height (ft.)

13.5 ft.

24 ft.

30 ft. max.

No. of Stories

1

2

2 max.

Setbacks (facing prop.)
  • Front (1st Story)

20 ft.

20 ft.

20 ft. min
  • Front (2nd Story)

N/A

42 ft.

25 ft. min.
  • Left Side (1st Story)

6.5 ft.

12.5 ft.

Same

4 ft. min.

12 ft. total
  • Left Side (2nd Story)

N/A

9.5 ft.

15 ft. 8 in.

7 ft. min.

15 ft. total
  • Right Side (1st Story)

6 ft.

12.5 ft.

Same

4 ft. min.

12 ft. total
  • Right Side (2nd Story)

N/A

9 ft. 4 in.

15 ft. 8 in.

7 ft. min.

15 ft. total
  • Rear (1st Story)

20 ft.

Same

10 ft. min.
  • Rear (2nd Story)

N/A

20 ft.

20 ft. min.

Parking
  • Total No. of Spaces

4

4

4 min.
  • No. of Covered Spaces

2

2

2 min.

ANALYSIS

Background

Planning records do not show any previous planning applications related to the subject site on file.

Description of Proposed Project

The project proposes a second story addition of 1,230 square feet and a single story addition of 17 square feet to an existing 2,151 square foot single-story house resulting in a 3,382 square foot house. This Design Review application is being reviewed by the Planning Commission as the total proposed Floor Area Ratio is 56.3% where 45% may be allowed with staff level review.

Environmental Review

A Class 1 Categorical Exemption relieves this project from California Environmental Quality Act, as amended, and in accordance with City Guidelines. Class 1 Categorical Exemptions include minor additions to existing facilities.

Design Review

Use: The project consists of a 17 square foot one-story addition to the front entry and a 1,230 square foot two-story addition to the rear of an existing one-story house. The addition contains three bedrooms and two bathrooms.

Site Layout: The addition conforms to all setback and lot coverage standards for the R-0 Zoning District. The proposed second story addition is set back 20 ft. from the rear property line and 42 feet from the front property line. (See Attachment 3, Site and Architectural Plans)

Architecture: The existing house is a one-story L-shaped structure with horizontal wood siding and a decorative red brick front wall. The windows are adorned with wood shutters. The architecture is a typical one-story gable roof ranch style home constructed in the 1960s. The garage door is oriented internally to the lot, as the lot has a curved driveway. (See Attachment 3, Site and Architectural Plans)

The new second story addition has been designed to be compatible and match with the existing materials. The proposed addition utilizes horizontal wood siding, wood shutters and composition roof materials to match the existing. The second story hipped roof addition is placed towards the rear of the existing one story house. The second story addition creates a dormer window entry feature over the existing one story front door. The second story dormer is located between the first story gable roof features.

Compatibility with Surrounding Neighborhood

There is a mixture of one-story and two-story homes in the neighborhood, but predominantly of one-story design. The homes on either side of the project are single stories. One-story homes in the project vicinity that are original to the tract are approximately 1,800 square feet in area, which includes the two-car garage on approximately 6,000 square foot lots. There are 2 existing two-story houses located on Haverhill Drive. Harvard Avenue, the street located to the north of Haverhill Drive has 4 existing two-story houses. In the greater neighborhood there have been additions approved at 2,581 square feet and 2,890 square feet. Although it would be larger, the proposed addition is consistent with the appearance and forms of homes in the vicinity.

The second story addition has been designed to minimize the visual bulk of the structure. The design of the second floor complements the first floor form and front setback of the second story addition minimizes the visual bulk. The use of horizontal wood siding further assists at breaking up the two story elements and reducing the visual height. The proposed second story addition respects the scale, bulk and character of homes in the adjacent neighborhood as the proposed architecture complements the surrounding one story residential character.

Privacy Impacts

The proposed window layout on the second story minimizes privacy impacts to the adjacent windows through the use of smaller windows and off-setting placement. Bedroom windows located on the rear elevation are setback 20 feet from the rear property line. Mature vegetation located along the rear property line creates a natural privacy screen between properties. (See Attachment 4, Photos of Existing House)

Solar Access Study

Second story additions require a solar study. The solar study demonstrated that less than 10% of any adjacent roofs would be shaded in the morning and afternoon on the shortest day of the year.

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

Design Policy or Guideline (Architecture)

Comments

2. Respect the scale, bulk and character of homes in the adjacent neighborhood.

The second story addition would occur at the rear of the existing one story house. The addition maintains the existing scale, bulk and character of the house. The use of horizontal wood siding further assists at breaking up the two story elements and reducing the visual height.

3. Design homes to respect their immediate neighbors.

The proposed second story addition respects the character of homes in the adjacent neighborhood as the proposed architecture complements the surrounding one-story residential character. The proposed window layout on the second story minimizes privacy impacts to the adjacent windows through the use of smaller windows and off setting placement.

J. Use roof forms for additions that blend comfortably with the roofs of the existing homes.

The second-story addition hip roof form complements the existing one-story gable roof forms.

G. Wall materials for additions should generally match those of the existing building.

The proposed wall materials would match the existing horizontal wood siding.

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. 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

There are no expected impacts on surrounding properties. The second story addition has been setback from the front of the house and integrated into the existing and surrounding architectural style. Second story window placement minimizes privacy impacts to the adjacent properties.

Findings, General Plan Goals and Conditions of Approval

Staff was able to make the required Findings for the Design Review. Findings for Design Reviews of greater than 45% are the same as those for less than 45%, needing to meet the goals of the Single Family Design Techniques.

Fiscal Impact

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

Public Contact

Notice of Public Hearing

Staff Report

Agenda
  • Published in the Sun newspaper
  • Posted on the site
  • Mailed to the adjacent property owners of the project site
  • Posted on the City of Sunnyvale's Website
  • Provided at the Reference Section of the City of Sunnyvale's Public Library
  • Posted on the City's official notice bulletin board
  • City of Sunnyvale's Website
  • Recorded for SunDial

The applicant contacted adjacent neighbors and shared the proposed plans with them. The ten different adjacent neighbors provided their signatures in support of the proposed project. (See Attachment 6, Letters from Adjacent Neighbors & Map)

Alternatives
  1. Approve the Design Review with attached conditions.
  2. Approve the Design Review with modified conditions.
  3. Deny the Design Review.

Recommendation

Alternative 1.

Prepared by:

Erin Megan Walters
Project Planner

Reviewed by:

Fredrick Bell
Principal Planner

Reviewed by:

Trudi Ryan
Planning Officer

Attachments:

  1. Findings
  2. Conditions of Approval
  3. Site and Architectural Plans
  4. Photos of Existing House
  5. Letter from the Applicant
  6. Letters from Adjacent Neighbors & Map

Findings – Design Review

The project’s design and architecture meets the requirements of the Single Family Design Techniques as the project will respect the scale, bulk and character of homes in the adjacent neighborhood. The proposed addition utilizes existing building materials and architectural roof design to maintain the dominant scale of the structure.

Back to Attachments

Conditions of Approval – Design Review

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 Permit.

  1. The one-year expiration date of the 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 Conditions of Approval shall be reproduced on one page of the plans submitted for a building permit for this project.
  3. This project must be in substantial conformance with the approved plans. Any major site and architectural plan modifications shall be treated as an amendment of the original approval and shall be subject to approval at a public hearing except that minor changes of the approved plans may be approved at the staff level by the Director of Community Development.
  4. Obtain building permits.

Back to Attachments

Back to Agenda 03/24/03