PROJECT DATA TABLE

	EXISTING	PROPOSED	REQUIRED/PERMITTED
General Plan	RLM	RLM	RLM
Zoning District	R-2/PD	R-2/PD	R-2/PD
Lot Size (s.f.)	4,283	4,283	8,000 min.
Lot Width (ft.)	43.7	43.7	76 min.
Gross Floor Area (s.f.)	2048	(+592) 2640	max.
Lot Coverage (%)	42.6%	43.9%	40% max.
Floor Area Ratio (FAR)	47.8%	61.6%	45% without PC Review
No. of Buildings On-Site	1	1	---
Building Height (ft.)	19'6""	26'2"	30 feet max.
No. of Stories	2	2	2 max.
Setbacks (facing prop.)
Front (ft.)	20	20	20 min.
Left Side (ft.)*	5	5	4 min.
Right Side (ft.)*	0	0	8 min.
Rear 1st Story (ft.)* Rear 2nd Story	10 15	10 15	20 min. (25% at 10ft)
Rear Encroachment (%)	0	0	25% max.
Parking
Total No. of Spaces	4	4	4 min.

* and Shaded indicate deviations from code standards

Previous Actions on the Site:

The applicant is proposing to enclose a small patio area and to enlarge the 2^nd floor of an existing home. The application results in deviations from R-2 development standards pertaining to setbacks and lot coverage. The review of the application will primarily be concerned with the proposed roof line, setbacks and side wall façade.

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

Use: The subject site is part of a larger subdivision of homes known as Bahl Patio Homes. The subdivision is characterized as small lot homes (4300 sq. ft. lots) with a nine-foot wall surrounding each home, zero lot-line setbacks on one side and distinctive 2^nd story designs. The original R-2/PD development included deviations to rear yard and side yard setbacks and, in some cases, lot coverage. The proposed 2^nd floor addition is situated at the zero lot line portion of the site. The 2^nd story rear yard setback deviation will be increased by adding additional square footage within 20-feet of the property line.

The property is a small lot that was originally developed as a form of zero lot line home. The home has a minimum 4-foot side yard setback opposite the zero lot line. The home is surrounded by a high wall that removes the 1^st story from view except the garage entrance. There is usable open space toward the front entrance of the home and 10 feet in the rear yard. Landscaping is in place along the front elevation between the wall and street.

As stated earlier, the original design incorporated deviations for setbacks in the 1968 approval. Of greatest concern to staff is the building mass that will be at a reduced rear yard setback and along the zero lot line. There are no other examples of this type of proposed addition in the neighborhood.

The neighborhood is characterized by similar two-story homes on small lots with a high wall surrounding the property. The applicant's current home is typical of the development with its high-pitched roof.

The applicant proposes modifications to the existing roof height and orientation to add additional usable floor area. The Bahl home has a unique character unto itself. The steep pitch of the existing 2^nd story is distinctive, but does not provide efficient use of space for habitable floor area. The proposed design has taken into account the style of the home and a need for usable floor area in the addition. The result is an increased height and change in orientation to address both of these objectives.

Staff has reviewed the elements of the proposed addition and finds it to be of similar materials to that of the home and that it has no outstanding privacy concerns. The roofline orientation and overall height are of concern to staff. The proposed roof design and height are quite dramatic as compared to both the existing roof and neighboring roofs. There are no other examples of 2^nd floor additions in the neighborhood.

Staff has not found the proposed roof modifications to be in harmony with the neighborhood or to satisfy development standards. The proposed roof height is of concern due to the zero lot line home configuration and reduced rear yard setbacks. Windows cannot be placed on facades with zero lot lines and privacy concerns are not an issue. The issues of visual intrusion due to height, design, and bulk are the primary concerns. The wall size will loom over the neighboring home and will not be compatible with the neighborhood.

The current 2^nd story facade is oriented towards the street. The Bahl homes have a variety of roof forms, but they consistently are oriented towards the street. The proposal is a departure from the neighborhood pattern and, as a result, will increase the apparent bulk of the home. The high roof face facing the street lacks elements of style and will not be in character with the individual style or features of adjacent homes.

Deviations to lot coverage and setbacks are requested per the application. Staff does not support the increased severity of the zero lot line deviation for the second story. The lot coverage deviation is for the enclosure of an existing patio area. The area is already impervious surface and screened from view by the wall. The deviation is minor and deemed acceptable by staff.

The proposed project will add bulk to an existing residential structure in terms of both 2^nd story mass and overall height. The proposal is not consistent with the prevailing orientation and bulk of adjacent homes. The extension of the 2^nd story along the zero lot line setback will have a significant visual impact on the neighboring property.

Staff was able not make the required Findings for the Special Development Permit. If the Planning Commission is able to make the required findings, staff recommends including the condition of approval found in Attachment 2.

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

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

1. Deny the Special Development Permit.
2. Approve the Special Development Permit with attached conditions.
3. Approve the Special Development Permit with modified conditions.

Recommend Alternative 1

Prepared by:

Kelly Diekmann
Associate Planner

Reviewed by:

Fred Bell
Principal Planner

Reviewed by:

Trudi Ryan
Planning Officer

Attachments:

1. Findings
2. Conditions of Approval
3. Site and Architectural Plans
4. Applicant's Justifications
5. Photo of Neighborhood

The project may be approved upon finding one of the following:

1. The proposed use attains the objectives and purposes of the General Plan of the City of Sunnyvale; or

2. The proposed use ensures that the general appearance of proposed structures, or the uses to be made of the property to which the application refers, will not impair either the orderly development of, or the existing uses being made of, adjacent properties.

The deviation for 2^nd Story Setbacks combined with the overall height and bulk of the addition is not compatible with the within the neighborhood. The design does not follow "City Wide Design Guidelines," in relation to building design scale and character.

The development would impair the orderly development and use of adjacent properties by not being compatible within the neighborhood. The departure from the character of the neighborhood will have an impact on the surrounding properties. The home abutting the zero lot line setback would be directly impacted by a high blank wall looming above the property. The additional bulk of the proposal is not compatible with the neighborhood and impairs the enjoyment of their neighbors homes.

Back to Attachments

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.

1. The approval of the Special Development Permit expressly permits deviations to the Zoning Code as follows:

• The west property line setback of zero feet.
• The rear yard setback of 15 feet for the 2^nd story.
• Lot coverage of 43.9 %.

2. Final exterior details (i.e. design, color, materials) shall be reviewed and approved by the Director of Community Development prior to issuance of the building permit.
3. The applicant shall continue to work with staff to address the west elevation of the addition by providing architectural and design enhancements to minimize the visual impacts of its height.
4. The two-year expiration date of the Special Development Permit shall be measured from the date of the approval by the final review authority at a public hearing if the approval is not exercised.
5. The Special Development Permit shall be valid only in conjunction with detailed plans as submitted or as may be modified by the reviewing authority of the City during a public hearing. Minor changes of the approved plans may be approved administratively by the Director of Community Development.
6. The developer/applicant shall obtain a building permit.
7. 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.