REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2015-8009
Location: 319 W Duane Avenue (APN: 204-26-011)
Zoning: R0
Proposed Project:
DESIGN REVIEW: To allow a 1,039 square foot addition (413 sq. ft. at first floor and 626 sq. ft. for a new second floor addition) resulting in a total of 2,549 sq. ft. (2,149 sq. ft. living space, 400 sq. ft. garage) residence at 49% Floor Area Ratio (FAR).
Applicant / Owner: Hammerschmidt Construction / Nora Grasham
Environmental Review: Categorical Exemption Class 3 (a) that includes construction of single family residence in a residential zone.
Project Planner: Shétal Divatia, Planner, (408) 730-7637, sdivatia@sunnyvale.ca.gov
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: Floor Area Ratio
Staff Recommendation: Approve the Design Review subject to conditions of approval.
BACKGROUND
Description of Proposed Project
The existing 1,510 square foot residence on a 5,200 square foot lot was constructed in 1952. The applicant proposes a 1,039 square foot addition that includes 413 square feet addition to the first floor for a family room and a new 626 square foot second story to the existing single-story home (Attachment 6 - Site and Architectural Plans). The proposed residence would total 2,549 square feet including a 400 square foot garage resulting in 49% FAR. The proposal also converts the 2-car garage from an office back to garage.
A Design Review is required for second story additions 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. The proposed addition would result in 49% FAR.
From the street the existing house is partially screened by a 6 foot tall front yard fence that is covered with vines. As part of the remodel/addition the applicant’s plan to add an arbor entryway to this fence. The revised fence design will be reviewed at staff level through the Miscellaneous Plan Permit process as noted in Condition of Approval PS-1.
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 (a) Categorical Exemption relieves this project from the California Environmental Quality Act provisions. Class 3 includes construction of one single family home in a residential zone.
DISCUSSION
Architecture and Site Design
The existing neighborhood is predominantly single story single family residences with tract ranch-style architectural style with simple rectilinear forms. The existing one-story home is located on the north side of Duane Avenue, near the intersection with Pine Avenue. The existing home has ranch-style characteristics with rectangular form, gable roofs, recessed entry porch, and repeated window forms.
The project consists of a 413 square foot addition to the rear of the home, which would increase the size of the existing family room and kitchen nook. Currently, the garage space is being used as an office space and the proposed addition will include conversion of this space back to a garage. The second story addition is 626 s.f. and would include a master bedroom suite. The first and second story additions would match the colors and materials of the existing house with the vertical siding and composition shingle roof material and maintaining the same roof pitch. No tree removals are proposed. The architectural style and exterior finishes of the house with the proposed addition are compatible with that of the existing house and the neighborhood.
Floor Area Ratio
An FAR greater than 45% requires review by the Planning Commission. The subject site’s lot area is 5,200 square feet in the R-0 zoning district that has minimum lot size of 6,000 square feet. The proposed addition results in a 2,548 square foot residence at 49% FAR that exceeds the 45% FAR threshold by 4%. The 4% FAR translates to 209 square feet of floor area above the 2,340 square feet at 45% FAR.
The surrounding neighborhood is composed of one- and two-story homes with FARs ranging between 22% and 46%, with an average of 27% (Attachment 5). The existing home is at 29% FAR and the adjacent two-story home to the east at 311 W. Duane Avenue is at 46% FAR. The applicant’s request for 49% FAR is slightly more than the other existing homes in the neighborhood. The proposed home at 2,549 square feet minimizes bulk and mass by locating the addition to the rear portion of the structure and maintaining an 8 foot plate height for the first and second stories. The first to second story ratio is 32%. The architecture is keeping with the ranch style of the existing residence and the neighborhood.
Privacy
The proposed addition of second story is located in the rear portion of the residence. A majority of the second story windows facing the sideyards have high sill heights except the window above the stairwell, where a person cannot stand and look out the window, that overlooks the right side yard and The location of this window These widows minimize privacy impact on the neighboring properties.
Solar Access
At its maximum affect, the proposed second story shades 9% of the adjacent one-story residence’s roof area at the 9 AM on December 21st and conforms with Sunnyvale’s Solar Access Code (SMC 19.56.020) that 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 or active solar collectors on a nearby properties.
Applicable Design Guidelines and Policy Documents
The proposed second story to first story ratio is 32% which is less that a maximum of 35% prescribed by Sunnyvale’s Single Family Design Techniques for predominantly single story neighborhoods such as this neighborhood. The proposal’s other design aspects including colors and materials are consistent with Sunnyvale’s design guidelines. Staff has included findings for the Single-Family Design Techniques in Attachment 3.
Development Standards
The proposal includes the conversion of the former garage (with no garage doors) that is used as an office to revert back to a two-car garage. After the conversion the site will meet required parking standards. The proposed project complies with other applicable development standards as set forth in the Sunnyvale Municipal Code, such as lot coverage, parking, height and setbacks. The Project Data Table is located in Attachment 2.
Conclusion
Staff was able to make the required Findings for the Design Review and the Recommended Conditions of Approval (Attachment 4).
FISCAL IMPACT
No fiscal impacts other than normal fees and taxes are expected.
PUBLIC CONTAC
Notice of Public Hearing
• Published in the Sun newspaper
• Posted on the site
• 72 notices mailed to property owners and residents within 300 feet of the project site
•
Staff Report
• Posted on the City’s website
• Provided at the Reference Section of the City’s Public Library
Agenda
• Posted on the City’s official notice bulletin board
• Posted on the City’s website
Public Contact: Staff has not received any correspondence or phone calls from neighbors at the time of writing of this report.
ALTERNATIVES
1. Approve the Design Review with recommended Conditions of Approval 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 to approve the Design Review based on the Findings in Attachment 3 and with the recommended Conditions of Approval in Attachment 4.
Prepared by: Shétal Divatia, Senior Planner
Approved by: Gerri Caruso, Principal Planner
ATTACHMENTS
1. Site, Vicinity and Noticing Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Floor Area Ratio Comparison
6. Site and Architectural Plans