CITY OF SUNNYVALE
REPORT
Planning Commission
March 24, 2003
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SUBJECT: |
Application for a 6,200 square foot site located at 935 Larkspur Avenue in an R-0 (Low-Density Residential) Zoning District (APN: 213-22-012): |
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Motion |
2003-0097 - Design Review to allow a 410 square foot addition to an existing second floor for a total FAR (Floor Area Ratio) of 59% where 45% is allowed without Planning Commission Review. |
REPORT IN BRIEF
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Existing Site Conditions |
Two-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 |
Single Family Residential |
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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.) |
6,183 |
Same |
6,000 min. |
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Gross Floor Area (s.f.) |
3,239 |
410 addition 3,482 total |
No max. |
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Lot Coverage (%) |
40% |
Same |
40% max. |
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Floor Area Ratio (FAR) |
52% |
59% |
45% max. without PC review |
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No. of Units |
1 |
Same |
1 max. |
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Building Height (ft.) |
22 ft. |
23.5 ft. |
30 ft. max. |
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No. of Stories |
2 |
Same |
2 max. |
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Setbacks (facing prop.) 1st Floor/2nd Floor |
|||
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17 ft./36 ft. |
Same |
20 ft./25 ft. min. |
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7 ft./7 ft. |
Same |
4 ft./7 ft. min. for one side yard |
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7 ft./35 ft. |
7 ft./20.6 ft. |
8 ft./18 ft. total side yard min. |
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28 ft./28 ft. |
Same |
20 ft. min. |
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Parking |
|||
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4 |
Same |
4 min. |
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2 |
Same |
2 min. |
ANALYSIS
Background
Previous Actions on the Site: The following table summarizes previous planning applications related to the subject site.
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File Number |
Brief Description |
Hearing/Decision |
Date |
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V-70-39 |
Variance to allow 40% lot coverage and an average front yard depth of 19 ft.* |
Planning Commission Approved |
July 1970 |
* At the time of the Variance, the Sunnyvale Municipal Code only allowed 35% lot coverage in the R-0 Zone.
Description of Proposed Project
The project proposes a 410 sq. ft. addition to an existing second story, resulting in a total house size of 3,649 sq. ft. This Design Review application is being reviewed by the Planning Commission as the total proposed FAR is 59% where 45% may be allowed with staff level review.
Surrounding Neighborhood Architectural Style and Character: The surrounding neighborhood is predominantly one-story in character. However, the house to the right of the subject site is a two-story home, with the second-story centered over the garage (see Attachment 4, Photos). The house sizes in the immediate vicinity range in size from 1,800 sq. ft. to 2,800 sq. ft.
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 an addition to an existing second story. The addition contains two bedrooms, listed as an office and project room.
Site Layout: The existing house meets all setback standards except for the front, for which a Variance was granted allowing an average front yard depth of 19 ft. in the front yard. The existing second story is set back 7 ft. from the left property line and 35 ft. from the right property line. The proposal meets all development standards for the zoning district.
The following Guidelines were considered in analysis of the project site design.
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Design Policy or Guideline (Site Layout) |
Comments |
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3.1 Respect neighborhood home orientation and setback patterns. |
The proposed addition is set in at the front and side, and maintains the low-profile of the existing second story. Current front setbacks and home orientation will be maintained. |
Architecture:
The stucco exterior home’s most prominent architectural feature is the arches along the front porch area. The proposed second story addition will be slightly set back from the existing second story with a new side-gabled roof (see Attachment 3, Elevations). The proposed window shapes match these existing along the front and rear, and new horizontal windows are proposed in the right side elevation.The following Guidelines were considered in the analysis of the project architecture.
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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 expansion is set back from the front and side, minimizing the visual impact of the second story on the streetscape and surrounding properties. |
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3.4T Second floor additions should be in proportion to first floor areas. |
While this second story addition expands the area, the addition still appears proportional to the area and setback of the first floor. |
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.|
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 proposed side windows are not directly adjacent to opposite windows, as the neighboring second story is set on the other side of the adjacent house and there is substantial setback between windows. |
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
The proposed project will have a minimal impact on the surroundings. With the additional second-story setbacks, no significant shading or privacy impacts are 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 - Special Development Permit
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.