REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2015-7099
Location: 945 Lantana Drive (APN: 213-22-041)
Zoning: R0
Proposed Project:
DESIGN REVIEW: To allow a 324 sq. ft. first and second story addition to an existing 2,676 sq. ft. single-family residence (including garage) that was destroyed by a fire. Will result in 2,577 sq. ft. of living area and a 423 sq. ft. garage (3,000 sq. ft. total) and 50% FAR.
Applicant / Owner: Daniel and Robin Scheiderer
Environmental Review: Categorical Exemption
Report
REPORT IN BRIEF
General Plan: Low Density Residential (0-7 du/ac)
Existing Site Conditions: Single-family residence
Surrounding Land Uses
North: Single-family residence
South: Single-family residence
East: Single-family residence
West: Single-family residence
Issues: Neighborhood compatibility, Floor Area Ratio
Staff Recommendation: Approve the Design Review with conditions
BACKGROUND
Previous Actions on the Site: The existing residence was constructed in 1963. A Variance was approved by the Planning Commission in 1974 (project # V-74-64) for a second floor addition that overhung the first floor to exceed the maximum lot coverage requirement at the time (35%) to approximately 39%.
Description of Proposed Project: The applicant proposes to demolish an existing 2,676-square foot, two-story, fire-damaged single-family residence on a 6,000 square foot lot to its foundation and rebuild it in its existing footprint with a 79 square foot first floor and 245 square foot second floor addition. The proposed building size would total 3,000 square feet including a 423 square foot garage with a resulting floor area ratio (FAR) of 50%. A Design Review is required for construction of a new residence to evaluate compliance with development standards and with the Single Family Home Design Techniques. Planning Commission review is required for homes that exceed 45% FAR (or 3,600 gross square feet).
See Attachment 1 for a map of the vicinity and mailing area for notices and Attachment 2 for the Data Table of the project.
ENVIRONMENTAL REVIEW
A Class 3 Categorical Exemption relieves this project from the California Environmental Quality Act provisions. Class 3 Categorical Exemptions include new construction or conversion of small structures.
DISCUSSION
Architecture: The existing neighborhood is comprised mostly of one-story, single-family residences, which are Ranch-style with simple rectilinear forms. The neighborhood was developed in the early 1960s and the majority of the homes on Lantana Drive have two-car garages. The project site is located on the north side and mid-block of Lantana Drive. The existing fire-damaged home is two stories.
The applicant proposes to rebuild the existing fire-damaged residence with minor additions to the first and second stories. The design incorporates design elements from the Ranch-style architecture with the application of horizontal siding on the second floor, a brick veneer along the first floor frontage, exposed roof rafters beneath the first and second floor rooflines, window shutters, and decorative vents and a side/rear trellised patio cover to break up blank wall area. The design retains the existing first floor gable roof and proposes to replace the existing second floor flat roof with a hipped roof in order to be more consistent with the architectural style. The existing two-car garage facing Lantana Drive would be rebuilt.
The second floor, consisting of two bedrooms and two bathrooms, would remain in its existing location at the rear of the residence with a 245 square foot addition to the front to enlarge the size of the existing bedrooms and bathrooms. The first floor would be expanded 79 square feet to the rear to enlarge the size of the existing bedrooms and align with the existing second floor rear wall.
In order for the project to stay within the maximum allowable lot coverage (40%), Condition PS-1a requires that the front porch roof be revised to a roof form that is not more than 50% solid (such as a trellised roof).
Floor Area Ratio: A residential project with an FAR greater than 45% requires review by the Planning Commission. The neighborhood contains mostly one-story homes with a two-story residence east-adjacent to the project site and five other two-story residences on the block. The FAR of the neighboring residences range from 19% to 50% with an average of 34%. With the exception of the neighboring residence to the east (50% FAR), the proposed FAR of 50% is greater than the majority of existing homes in the neighborhood, however, the proposed design uses increased and varied setbacks to help reduce the bulk and mass of the home. The proposed plate heights on both floors are eight feet, which also help to reduce visible massing.
Second Floor Area: The City's Single Family Design Techniques specify the preferred massing of residential second stories in relation to first stories when a neighborhood is predominantly single-story.
Design Technique 3.4.A states: "The area of the second floor should not exceed the common standard of the neighborhood. For new second stories in predominantly one-story neighborhoods, the second floor area should not exceed 35% of the first floor area (including garage area)." The Design Techniques note that, for the purposes of assessing neighborhood character and scale, "neighborhood" is defined as both block faces within the same (containing the subject property) and immediately adjacent blocks. Based on the above definition, the neighborhood (properties identified in Attachment 1) is composed mostly of one-story homes, with the exception of five other two-story homes. The proposed project includes a second floor area of 811 square feet, which constitutes approximately 37% of the 2,189-square foot first floor area including the garage. Staff finds that the project is in substantial conformance with the Single Family Home Design Techniques related to second floor area.
Privacy: There is an existing two-story residence on the east side and a one-story residence on the west side of the property. The project's existing side and rear second floor setbacks remain the same with the second floor addition, and exceed the minimum setbacks required. The project proposes two new second floor windows on either side (bedroom and bathroom) and one new second floor window on the rear (hallway). Two existing second floor rear windows are proposed to be enlarged. While the window arrangement is common in typical second floors, a condition of approval (Condition PS-1b) has been added to require any second story windows facing neighboring properties not required for egress (such as the side yard windows) to have sills at least five feet above finished floor. Staff finds privacy impacts to be minimal with this condition in place and since the existing second floor setbacks are being maintained.
Solar Access: The Sunnyvale Municipal Code (SMC) 19.56.020 states that no permit may be issued for any construction which would interfere with solar access by shading more than 10% of the roof of any structure on a nearby property. The proposed second story addition is situated toward the rear of the property to minimize shadowing on the adjacent west and east properties. The project plans demonstrate shading would not exceed the maximum level permitted thereby complying with current solar access standards.
Landscaping: The applicant proposes to modify existing landscaping with a water-efficient landscaping design. The modified landscaping design includes two new 15-gallon trees and minimal turf area (not more than 25% of the landscaping area). There is an existing protected Liquidambar tree in the front yard that will be retained. No trees are proposed for removal.
Applicable Design Guidelines and Policy Documents: The proposed home is consistent with the adopted Single-Family Design Techniques since the proposed design incorporates prevailing Ranch-style design elements from the neighborhood and positively adds to the streetscape. Staff has included findings for the Single-Family Design Techniques in Attachment 3.
Development Standards: The proposed project complies with the applicable Development Standards as set forth in the Sunnyvale Municipal Code, such as lot coverage, parking, height and setbacks.
Fiscal Impact: No fiscal impacts other than normal fees and taxes are expected.
Notice of Public Hearing, Staff Report and Agenda
· Published in the Sun newspaper
· Posted on the site
· 62 notices mailed to property owners and residents within 300 feet 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
· Agenda Posted on the City's official notice bulletin board
Public Contact: At the time of staff report production, staff received an e-mail from a nearby owner in support of the project (Attachment 7).
Conclusion
Findings and General Plan Goals: Staff was able to make the required Findings based on the justifications for the Design Review and the Recommended Conditions of Approval (Attachment 4). Recommended Findings are located in Attachment 3.
Alternatives
1. Approve the Design Review with the conditions in Attachment 4.
2. Approve the Design Review with modified conditions.
3. Deny the Design Review and provide direction to staff and the applicant where changes should be made.
Recommendation
Recommend Alternative 1 in accordance with the Findings in Attachment 3 and Conditions of Approval in Attachment 4.
Prepared by: George Schroeder, Associate Planner
Approved by: Gerri Caruso, Principal Planner
ATTACHMENTS
1. Vicinity Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Site and Architectural Plans
6. Floor Area Ratio Comparison
7. Email from Nearby Property Owner