CITY OF SUNNYVALE
REPORT
Planning Commission
April 28, 2003
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SUBJECT: |
2003-0143 - Ralph Saviano Applicant: Application for a 6,200 square foot site located at 874 Maranta Avenue in a R-0 (Low Density Residential) Zoning District (APN: 198-31-020); |
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Motion |
Design Review to allow a 627 square foot addition to the first floor and 239 square foot addition to the second floor of an existing two story, 2,391 square foot residence, resulting in a 52.5% Floor Area Ratio where 45% is allowed without Planning Commission Review. |
REPORT IN BRIEF
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Existing Site Conditions |
Two Story Single Family Residence |
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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 |
Neighborhood Compatibility |
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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 |
RLO |
RLO |
RLO |
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Zoning District |
R0 |
R0 |
--- |
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Lot Size (s.f.) |
6200 sf |
6200 sf |
6000 sf min. |
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Gross Floor Area (s.f.) |
2391 sf |
3258 sf |
2790 sf max. without public hearing |
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Lot Coverage (%) |
26% |
36% |
40% max. |
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Floor Area Ratio (FAR) |
41% |
53% |
45% max. without public hearing |
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Building Height (ft.) |
22 ft |
22 ft |
30 ft max. |
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No. of Stories |
2 |
2 |
2 max. |
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Setbacks (facing prop.) 1st Floor/2nd Floor (ft.) |
|||
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20/19 |
same |
20/25 min. |
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6ft 3in / 31ft |
same |
4ft /7ft min |
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8ft 2in /8ft 2in |
same |
4ft /7ft min |
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35ft / 45ft |
30ft / 34ft |
20ft / 20ft min. |
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Parking |
|||
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4 |
4 |
4 min. |
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2 |
2 |
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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1961-4959 |
New Single Family Res. |
Building Permit Approval |
1961 |
Description of Proposed Project
The applicant is proposing an addition of 627 square feet to the existing 1,613 square foot first story and a 239 square feet addition to the existing 778 square foot second story of the residence. The existing and proposed square footages will result in 3,258 total square feet. This Design Review application is being reviewed by the Planning Commission since the total proposed Floor Area Ratio is 53% where only 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 first and second story addition in the rear of an existing two-story house. The addition contains two new bedrooms, three bathrooms, office, and a great room.
Site Layout: The addition conforms to all setback and lot coverage standards for the R-0 Zoning District. The proposed addition in the rear is set back 30 feet from the rear property line to the first story and 34 feet to the second story, where 20 feet is the required rear yard setback.
Architecture: The existing two-story contemporary house has gable end roofs with wood and stucco exterior materials. While the existing building is larger than the surrounding homes in terms of square footages, the proposed addition does not substantially add to the scale and bulk of the existing house. The proposed addition is entirely in the rear of the home and will not be visible from the street. The applicant is also proposing to raise the roofline above the one story portion of the home by two feet. The proposed building materials, roof pitch and the architectural style of the addition match the existing two-story residence.
The following Guidelines were considered in the analysis of the project architecture.
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Design Policy or Guideline (Architecture) |
Comments |
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2. Respect the scale, bulk and character of homes in the adjacent neighborhood. |
The addition would occur in the rear and side yards of the existing two story house. The addition generally maintains the existing scale, bulk and character of the house as seen from the surrounding neighborhood. |
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3. Design homes to respect their immediate neighbors. |
The addition is not expected to impose on the adjoining neighbors or their privacy, since the existing home is two story and the surrounding homes are also existing two story homes. |
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J. Use roof forms for additions that blend comfortably with the roofs of the existing homes. |
The second story addition has a gable end roof that blends with the existing roof lines, and has a hipped roof over the first story addition that will create a transition to the second story roof. |
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G. Wall materials for additions should generally match those of the existing building. |
The proposed wall materials will match the existing stucco on the first story and the existing vertical wood siding on the second story. |
Parking/Circulation: The proposed project meets parking requirements with two covered spaces and two uncovered spaces in the driveway area.
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 are no maximum floor areas in these zones, therefore, such proposals are not deviating from Code requirements.
There is an existing nonconforming setback in the front yard of the house. The second story of the home is 19 feet from the property line where the current Zoning Code requires the setback to be 25 feet. The applicant is not proposing to make any alterations to this portion of the house, therefore, they are not required under City Code to abate the nonconformity.
Expected Impact on the Surroundings
No significant impacts to the surrounding properties are expected as a result of this project. All adjacent properties are currently two story homes with windows visible from the rear yards. Additionally, there will be no new privacy impacts created by the proposed addition since the existing home currently has second story windows facing to the rear.
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
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Notice of Public Hearing |
Staff Report |
Agenda |
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Alternatives
Recommendation
Alternative 1.
Prepared by:
Steve Lynch
Project Planner
Reviewed by:
Fred Bell
Principal Planner
Approved 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 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.
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.